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HomeMy WebLinkAboutminutes.hpc.19870428EISTORIC PRESERVATION COIOIITTEE April 28, 1987 Meeting was called to order by Bill Poss with Patricia O'Bryan, Zoe Compton, Charles Cunniffe, Charlie Knight and Bill Drueding present. Nick Pasquarella, Marge Riley, Mary Martin and George- ann Waggaman had excused absence. PRELIMINARY REVI~ MESA STORE BLDg. Nasser Sadeghi, architect, presented a new architectural drawing of the canopy to be replaced. Steve Burstein stated that approval was given for the repair items only at the April 14, 1987 meeting. Nasser stated their intent is to maintain the same shingled roof. The roof has been raised from 7'10" to 9'. By bringing the roof up a little it will open the front of the building up. Charlie stated at the April 14th meeting feeling that changing from a sloping roof the basic character of the building. it was the Committee's to a flat roof changed Steve Burstein stated that Nasser's design has addressed the main issue that the Committee was concerned that the character of the building was being changed. Because of the historic significance of the building it is really important not to change the basic character of the building which was described as more of a working man's wooden commercial building. A point that the Planning Office made was whether the alterations could be distinguished from the old or whether they were exactly a replacement, and that still is a difficult issue. Another comment that Steve made was in regard to the need for the canopy to go all the way over to the corner. In one respect Steve felt that was positive because it is an original feature. It is a feature that Steve feels is not necessarily in keeping with the rest of the structure but because of its originality he feels it makes some sense to continue that. Steve stated that he feels it would look better if it were cut back to help preserve the vertical proportions of the building rather than extending it out. One other observation is that through bringing the canopy structure up higher, it would probably be more difficult to make those windows into vertical double hung windows. Nasser Sadeghi stated if they were going to change all the windows they would change the canopy also at the same cost. Nasser stated some years back the windows did not have the central portion and they were elongated to the bottom of the building. They were single windows both on the sides. In the 50's the windows got changed and they are shorter now. The building is an historic building but is not on the national register. Should we want to have it registered nationally then the windows would have to be changed. Should we want to change the windows that is the owner's option. If the windows are changed then we would also drop the canopy if we desire to be noted on the national register. Bill Poss stated that the Committee had asked Nasser to come back to HPC with the old canopy design. Zoe stated the new design is a wonderful improvement and the doors are in keeping with the building and she feels the augment- ation of the adjustments that had been done here look like the Mesa doors. Patricia asked what photos of doors were brought at the last meeting. Nasser stated the doors were wooden with glass and the Committee thought they were too ornate for this particular building. Zoe stated this building is a wonderful example of real western architecture. Charles Cunniffe stated he had no objection to the new design and that it is a better scheme than what was presented before. Bill Poss stated he doesn't like the option of raising the canopy up because you can get around the code by putting other means in to protect those windows such as guard rails. Right now it doesn't look like the building is going to be restored. Bill Poss entertained a motion. Charles Cunniffe made the motion for final approval of the Mesa Store front canopy and door as submitted. Charlie Knight second the motion. Ail approved. Motion carries. PII~LIMINARY R~VI~W VI~T NA~ V~TEI%~$ MEMORIAL Rick Buesch stated the Board of County Commissioners has approved the plan view, resolution 86-10 dated February 10, 1986 of the Board of County Commissioners as the site designation approval as well as the site designation approval of the Historic Preserva- tion Committee. The next step is the design concept and the site plan. The cubic body will be made of marble, the same marble that was used in the building of the Lincoln memorial, and tomb of the unknown soldiers in Washington. The travertine (facing material) will come from a quarry in Canyon City and is very tough and strong, there will be four 18 inch spheres of traver- tine into which the body of the memorial will be set. Wayne Stryker was the architect for the memorial. zoe asked what the total height of the monument will be. Rick stated the total height will be 54 inches from ground level. There are 926 veterans in Pitkin Co., Garfield County has 1200, and Eagle County has 1,050 veterans. Charles Cunniffe stated the memorial is very simple and very appropriate. Charles Cunniffe made the motion to approve the design of the Viet Nam Veterans Memorial at the court house site and also make this final approval as well as preliminary approval. Zoe second the motion. Ail favored. Motion carries. AJAX MOUNTAIN BUILDING, AWNINGS Gary Reed and Vivian Marlow of the Aspen Awning Co. did the presentation of the proposed awnings for the Polo Shop. Gary stated at the last meeting HPC directed him to cut down on the amount of awnings used for the Polo Shop. Gary stated there are a total of six different awnings verses ten from the original proposal. Gary stated that they combined two awnings over the entry way and combined two on the side. Zoe stated the two awnings combined at the entrance way look more presentable. Patricia asked if the awnings were already in existence. Gary stated this is a proposal where awnings could be placed on the building. Steve Burstein stated he had a discussion with Georgeann Waggaman before she left town and she is concerned on how the proposal is going on. Steve stated he contacted Steve Marcus's office. Steve Marcus is owner of the building. Steve relayed the message that the Committee was in a quagmire as to what to do with regard to the entire building or with regard simply to the Polo shop. Steve stated one of the concerns that came out of the last meeting was that maybe awnings are not the best solution to the problem of individual advertising of businesses throughout the entire Ajax Mtn. bldg. Steve Marcus's office did not respond to a new design to the entire building. Steve Marcus's office relayed the message if the Polo shop wants awnings he allows them to proceed with the awnings per approval of HPC. This also applies to any other shops in the building desiring awnings. Steve stated the committee was concerned with the color. Kieth Shupback, owner of the Polo shop stated his main concern was the intensity of the sun. He gets a lot of sun fade. Kieth stated he tinted the windows but still has that problem. Patricia asked what the other tenants had to say in regards to the awnings. Kieth stated he contacted Stuart Bucannan, who owns the antique shop. He has the next largest space. He was not interested in doing an awning treatment. Kieth also called Dick Butera at Aspen Realty and he is not interested either. Gary stated letters were sent to the other shops in the Ajax building asking if they had any objections to the awnings on the Polo shop. The majority of the responses were positive, as the awnings have a purpose. Charlie stated he felt the awnings were appropriate especially if the tenant needs them for a practical purpose. He also stated the awnings are "coming in" in terms of advertising. He also stated the position of the sign should coincide with the signage code so we do not get competitive techniques of advertising e.g., color of logos. Kieth stated he operates through a license from Ralph Lauren and everything that is presented to HPC also is presented to Lauren. Lauren stated he wants to maintain the same taste level that HPC desires of the Polo shop. Zoe stated she feels that the Polo shop has set the precedence for awnings and the building is a very contemporary building. She feels fortunately for HPC Ralph Lauren has very good taste. In consideration of the owners of the franchise that is part of his image, the awning and the name on the awning. It is too our advantage that the awnings are in good taste. She wishes the owner of the building could communicate with the rest of the tenants stating that if they desired awnings they would also have to be blue. Too many different colors of awnings would make the building look bad. Kieth stated he had no problem with other tenants having blue awnings. Bill Poss stated that it was decided at the previous meeting that each tenant would be taken on an individual basis. Charles Cunniffe stated awnings were placed on the Aspen Grove Building and the precedence was set there on condition of approval that all of the awnings had to be the same fabric and color. Bill Poss asked Kieth if that same condition would bother him as the color of the awnings is almost the same color as his logo color. You would have other shops with your color on them. Kieth stated he totally agreed what Bill Poss stated because otherwise the building would look like a carnival and he feels the blue is a very rich color. Patricia asked where the logo would be placed on the awnings. Kieth stated that the signage has to be discussed with Bill Drueding yet. What Ralph Lauren wanted was to duplicate what he had done at the Manhattan store (photograph shown). A small gold player would be in the center and the logo will be placed centered underneath. The logo would be placed on the entryway awning and on one corner awning. Charles Cunniffe made the motion to approve the awnings for the Ajax Mountain Building for the Ralph Lauren Polo Shop and under the condition that the signage is reviewed and approved by Bill Drueding, Building Department, and with the condition that the owner of the building Steve Marcus agrees to cooperate when any other awnings submitted to the Committee or are installed on the building are done in the same style, fabric and color. Patricia second the motion. Ail favored. Motion carries. ASPEN HISTORICAL SOCIETY MINING EXHIBIT BUILDING Bill Poss stepped down and Charles Cunniffee resumed the position of chairman. Carl Bergman, president of Aspen Historical Society, stated the City has given the Historical Society the Marolt barn and the barn will be restored where it now sits. The new building which will be built on the Stallard House property will house mining equipment for exhibition that is stored at the Marolt barn presently. Doug Pratt, architect, stated essentially they have designed a master plan for the grounds for the society. Within that master plan they have located the new structure. The main entrance to the museum will be maintained on West Bleeker. There will be signage to direct the people. They intend to provide pedestrian circulation around the Stallard house. They would like to put new employee access off of Hallam, right now all the employees park out on Bleeker and get into the way of people coming into events. The architect oriented the building behind the Stallard house on North Sixth and the alley as they do not want views blocking the Stallard House by the new mining building. Klm Wiel, architect, stated most of the machinery behind the Stallard house will be stored in the basement of the new build- ing. The first level will be the major exhibition space for traveling exhibitions made available to the society. There will also be two galleries. The materials will be mainly brick with wood in the gables and wood eaves, wood shakes, wood windows and doors. The height of the new building will be similar to the carriage house. The Stallard house is a full story taller than the new building. The building is much lower than the Stallard house. Charlie Knight asked if a north view diagram was available. Kim stated that the south and north view are interchangeable. Steve Burstein stated this is a conditional use in a residential zone district. The P&Z will also review the proposal to make an expansion and they will review a lot of impact questions with regard to parking or regard to the essential need for the space that is being identified. It is also GMP exemption through essential public facility, that would be an application that goes to P&Z and council. Steve stated the Committee should be mainly concerned with the compatibility of the siting and on the property. One of the major aspects of the Stallard house grounds right now is its openness. That is a big aspect of its charact- er, and that obviously will be changed to some extent although they have made quite an attempt to space it in a way that the open space will be maintained on the site. Steve stated the Committee should focus on the basic views that are affected. Most views of the Stallard house are still maintained. Steve stated he is interested in the relationship between the three buildings on the site. The carriage house was built by Fritz Benedict in the 60's. The concept there was to create a wooden structure that didn't compete with the Stallard house. Basically what this project is doing, by keeping the height low which is a very important aspect, is placing the new building in a second- ary status on the grounds. The materials are more comparable to the Stallard house. Steve stated the coverage of the structure is also getting close to the size of the Stallard house, we're creating 6,000 square feet, Steve thinks the size of the struct- ure is probably somewhat of a question. What is the need for a structure of that size. Klm Wiel stated with regard to the size, the 6,000 square feet based on the cities FAR includes a full basement, so it is not a perceived 6,000 sq. ft. This building has approximately 3,500 square feet above grade. Patricia asked what the Stallard house square footage was. Doug Pratt stated the square footage of the Stallard house is approximately 4,070 square feet on the first two floors excluding the basement. The attached garage is 600 square feet. Zoe stated the material selections are compatible to the Stall- ard, and the height is good also. The new building still remains secondary to the Stallard House. In terms of the neighborhood it is also compatible. Charlie Knight stated the proportions are great and the height is about what the FAR is required on a 6,000 foot lot. Charlie said his only concern is maybe the north facing view doesn't look as residential in a residential area as it should. Charlie also asked what the roof line would be in relation to the Stallard house. What would the height be. Kim Wiel stated the top of the roof falls below the eaves of the Stallard house. Charlie stated that would not interfere with the stately look of the Stallard house. Charlie asked if a fireplace existed. Kim Wiel stated yes there is one. Charles Cunniffe stated his comments are similar to the rest of the Committee's. He is very happy with what the architects have done, it is very compatible. The north elevation should be studied further before the public hearing because that is where you will get most of your opposition. If you can do something to make it residential in appearance more so than it already is you might have a better rapore with the neighbors across the street. Patricia made the motion to approve the new building on the Stallard property as presented approval with a little concern of the elevation. mining exhibit for preliminary Charlie Knight second the motion. Ail favored. Motion carries. BERT BIDWELL'S WALL 43 E. COOPER AVENUE Steve stated basically what Bert is doing is putting a cap and a railing on the wall. Bert Bidwell stated he will be taking the wall down two layers of brick, which is broken, and replace that with a poured concrete, decorative concrete to match the existing brick and put a cap over it. There will be a 5 foot rail placed on the concrete. Bill Poss asked if this is a courtyard. Charles stated this is Pinochio's courtyard, the wall will be on the east and south, only on the two sides. -- 7 Charles made the motion to approve the wall as long as it meets code. Charlie second the motion. Ail favored. Motion carries. Charles Cunniffe preliminary and submitted on plans made the motion to approve and give this final approval for Bert Bidwell's wall as 4-16-87 and submitted to HPC. Charlie Knight second the motion. Ail favored. Motion carries. 400 W. SMUGGLER PICKET FENCE Regina Lee, owner of the house, stated she has a victorian house and has a yard in front and on the side. In front of the house on Third Street she requests to build a short 3 foot white picket fence which is in keeping with the victorian feeling of Aspen. The fence would connect dog leg back to a 5'6" fence on the side to create privacy. Regina stated even with the 5'6" fence 2/3 's of the house is still seen, all the details of the house and the other story. Kathryn Lee, sister in law, stated the problem with the house that is laid out on this plot is that Regina has no yard to enjoy in privacy and she is trying to get some privacy, but realizing this is an historic house do something within keeping of an historic house. Kathryn stated they did a survey and there are several houses with 3 foot fences that raise into larger fences for privacy for their side yards. Steve stated the issue of fences is addressed very generally in our present guidelines, not the purposed ones. Our new guidelines are more specific with fencing, basically they say fences in front of a residence should be open in character, pickets 3 to 4 feet in height of wood or metal are appropriate. Avoid using solid wood fences that have no space between vertical boards. High privacy fences are more appropriate to enclose the rear of the residence since chain links are not appropriate. In this that has not passed yet we have at least conceptually thought that privacy fences are not appropriate when they are blocking the main elevations. Steve thinks the applicant does have a practical problem that she needs some privacy in the front yard, however he feels 5'6" is excessive. Steve suggested to the Committee that the privacy fence not go the entire width that it be cut back somewhere between, because if you get the sense where the windows are you are blocking some of the views of the house, and that is not in keeping with the victorian structure. Charlie Knight stated as a resident of the west end he must comment on part of the Committee and as a neighbor he has a hard time commenting. He approves of the picket 5'6" fence will become a very large barrier the pedestrian on the street to the house. fence. He feels a between the street; Kathryn Lee stated there is some confusion as to the front of the house. Documents state the orientation of the house state the front of the house is on Third street. Charlie stated in terms of the pedestrian and the neighbor the the low portion of the fence should be on Smuggler and partly down Third Street and let the compound be on the back toward the alley. He stated he wasn't sure if that would accommodate the owner. Bill Poss stated to keep the meeting moving rather than getting into an argument or discussion let the Committee comment first. Charles Cunniffe stated he agreed with Charlie and that a middle ground fence of 4'6" in height is more appropriate. Charles stated esthetically it is more troubling. Zoe stated she likes the short picket fence in front. She feels that 5'6" is too high for a picket fence for the corner. She feels it should be lower and there is too much of it. Zoe stated she sympathizes with the applicant that she wants as tall of a fence as she can get but there is too much of it and it should be shorter than 5'6" and would be more compatible for that particu- lar corner. Patricia stated she agrees with Zoe and also likes the shorter white fence. Bill Poss stated in the west end it is very nice to walk down the street and be able to look through to the gardens and the houses. The Committee feels on the corner it is more important to have openness. Maybe you could break the fence up or shorten it. Charles Cunniffe stated the two different sizes of fencing in the corner makes the house unattractive and jumbled up. Charles suggested that the applicant look at a combination of a low fence and then some planting that creates a privacy screen without being a physical fence unless your really concerned about security. He also made the comment that the property needs openness. Zoe stated the house is not a high victorian house, it is a picket fence house. Steve stated he observed the house and suggested the Committee members look at it because it is a corner house and what is important is that both elevations are quite attractive and both have strong victorian features to them. Steve would suggest that the fence not come over too far in this direction because there are important Smuggler Avenue views. Bill Poss stated that the house is a corner house and the texture of the west end (openness) is important to maintain. Some of the residence in the west end have enclosed their property and we now have guidelines to keep that from happening otherwise we would have a city like Scottsdale where everything is walled in and all the beautiful victorians are behind the walls. Bill Poss stated under the new law we will be able to define something as acceptable as final, and he felt we should continue the meeting. Charles Cunniffe made the motion to continue the preliminary review of the picket fence to the next meeting. Patricia second the motion. SPECIAL BUSINESS Steve stated the second reading on Section 24-9, Historic Designation Code reading was tabled for the second time. Council was concerned that the fours and fives who were to be added to the demolition review should be notified. Steve stated letters will be sent out before the May 11, 1987 council session. Steve asked if the members of the HPC would show up at the council session. May 12, HPC meeting was cancelled due to lack of a quorum. May 26, 1987 the Committee will discuss The Guidelines. kjs