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HomeMy WebLinkAboutminutes.hpc.19860422Historic Preservation Committee Regular Meeting April 22,1986 Minutes ROLL CALL:Georgeann Waggaman,Mary Martin, Mona Frost,Charles Cunniffe,Nick Pasquarella, Bill Poss,Bill Drueding,Steve Burstein,excused Pat O,Byran,Marge Riley,Zoe Compton. Excused for Mary Bill Poss and Mary Martin. DISCUSSION: Mary Martin,said with draft minutes to have one person rotate with the correction of the minutes. Mary Martin said she would like to have more notice of Council and P&Z working on the Comprehensive Plan,this is a first draft: P&Z will by resolution ask HPC and Council to adopt,at that time HPC can make changes. This is the historic preservation element Burstein there are several projects going at the same time, 1)guidelines,2)National register,3) Comprehensive Plan, overlay district is in this plan. the HPC asked for a summary on these project, in the packet or meetings. A work session should be set to discuss these issues. ACTION ITEMS: PRELIMINARY REVIEW-WHEELER OPERA HOUSE:ROOF MEMBRANE 328 E. HYMAN JAY HAMMOND. Showning the board a photo of the Wheeler Opera House Roof Since the reconstruction,the city has had some growning problems with the roof,in terms of drainage and water comming through that roof in the flat portion areas; The Wheeler has budget the money for replacement in the flat areas only with a membrane material, showing a sample of the material. There are two colors to the material, one is a very white,the other side is a lite grey, the grey side is what will be visible on the flat portions of the roof. The top portion of the middle of the roof, the flat portion of 1 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: the overhangs,and the flat portion on the addition itself,there is the addition of the west side of the building which is now a flat roof, the parafit around it 2 /12 to 3 feet. You will not be able to see any portion of the roof this material will be placed. The roof might be visible from the mountain but no place in town. Currently the problems they are dealing with, is that the roof is a black material,in the summer time and sometimes in the winter, there is so much thermo change,that is tearing the roof apart. There is a 50 to 60 %change on the roof a day. This new material will have less tendency to absorb the heat,and can stand temperature changes better. The material and instalation of it will have a 15 year warrenty. MOTION_WHEELER ROOF MEMBRANE Mary Martin moves to approve the material and color as presented for the Wheeler Opera House at 328 E. Hyman roof.Nick Pasquarella seconds,all in favor, motion carried. This building is a designate structure. PUBLIC HEARING_FINAL REVIEW WHEELER SQUARE BUILDING-REMODEL 315 E. HYMAN BRUCE SUTHERLAND ,DICK FALLIN PUBLIC HEARING OPEN: DICK FALLIN PRESENTING Georgeann Waggaman,restated the request from the applicant,the change of windows from the key hole windows,changing the planters, changing the railings, and changing the lighting. PUBLIC HEARING CLOSED. MOTION_W~EELER SQUARE BUILDING Charles Cunniffe moved to approve as it was presented at the preliminary review hearing,recommending to the Board of adjustment, to approve the signage,so moved condition on the signage;second Bill Poss,all in favor,motion carried. 2 MINUTES: HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 PUBLIC HEARING_FINAL REVIEW VOLK BUILDING,GALENA &COOPER BRUCE SUTHERLAND-DICK FALLIN DICK FALLIN PRESENTING. PUBLIC HEARING OPEN: Fallin, since the conceptual plans have been approved by HPC, the design and model a few things have been added. Four windows have been added,the building is as summited on the growth management plan that has been approved. Brick,paint and awning materials and colors have not been selected, and will bring these items back for HPC approvals. Georgeann Waggaman asked for details showing the type of mullians, kick plates or planned awnings. Fallin confirmed the awnings will be retractable. Showing the construction documents: Fallin saying that the tile material will be used,the material selection have a soft rose brick, samples are being perpared, and a soft rose tile color. Waggaman the center section will be in tile. Fallin,yes,pella clad windows,and awnings probably with signage on them,street paver through out the curb of the building. The building will have air conditioning,so the windows will not be operable,not transom as before. Discussion continues, both upper levels, as well as the first floor level have door access to the terraces. Georgeann Waggaman said she likes the transom,with the wooden header. Fallin likes the flow on the arch,its continuest,and glazing on the building at that level will not be seen walking around the building. Fallin,there will be a cap on the parafit, 4 inch thick limestone cut material,so you do not see the metal flashing. 3 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: Drueding ,what about the mechanical equipment on top, and should be shown on the drawings. Fallin said the mechancial equipment,will not be seen from eye level, it will not be seen over the parafit. Waggaman said the applicant will have case iron grills around the trees. Martin,materials of the doors. Fallin,doors and wood frames, at street level will be painted, wood doors with glass in them. Waggaman asked where the wood planters are going to be placed and how many? Fallin said on the upper level and the other level,and will come back if something is different with the plaza level,it will be lose tables and chairs,and landscaping,on brick surface. Waggaman said the headers shown in the windows are alot more traditional in style in this area,the windows arch to the top suddenly be a modern element in there,one could keep a historic feeling with just the headers in there. Bill Poss said the size and portion of the windows,are a lot different ,the precedence of the windows in town, and alot different in the second drawing,than what we as the arcitecture of Aspen, the portion of windows through out town, are like the Andrea building next to this one,it makes a whole different look to the building,to have that different portion,that if it had more historic precedence of the portion that we see through out the building in town,Brand building, the Aspen Block Building , longer thinner windows,are good examples. One element throughout the town is rhythum,portion of the windows, with the building, the street level is together it is the upper level thats not. Waggaman asked Fallin to study that particular area with the six feet windows,maybe they could be a little narrower and longer. If a vertical feeling could be achieved. Burstein, agreed with Poss,maybe on the Galena street side to have three windows to have rhythum with Andreas. And does the 4 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: first and second floors relate to the rest of the block?The materials will be another element, the use of sandstone, add interest and enhance the compatiblity of the structure. Pasquarella likes the concept of the square windows with the arch over the top,the horizonal mullian,as shown orginally.And would like to see some sandstone used on the first level below the windows. Martin would like the architect to come in with samples of the color,awnings all at one time. Also she does not like the look of the windows by the Andreas building,and would like to see arch windows there, and does not like to see tile on a brick building. She would like to see something in a color scheme as the model is now, without to much of a contrast. Frost,likes the building, and the change of the windows,and would like to see sandstone used. She does not want to have a lot of new buildings try to look like the historic buildings. Fallin said it might be considered if HPC objects so much,with the fixed transem window from an operating window, putting the horizontal bar back in. Cunniffe,it seems that there is so little window for the office space,that they would prefer to have three instead of two on the end and having them a little taller would work also,if you put the horizonal mullian,you would having less of a squatie windows and have more glazing for he assume rental office space. If the applicant did put back the horizontal mull/an back at the top,then the windows below the arch would be squater,for the scale and shape of the parts of the building. Fallin said when they did it it look better with the two windows in relation to the first floor,he can not make the windows taller,but can make them a little narrower. Drueding brought up the 2 foot difference in the Volk property line, and the Andreas building,the space inbetween,will there be a gap there? Yes, Fallin said,if they are allow to close it off they will but Andreas was not built to there property line,the little brick wall is what they would like to see happen. 5 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: Waggaman likes the idea of the tile effect,but not the effect of the up stairs windows,she would like to see them longer and taller, with the horizontal mullian across there,the window above the stairwell is disconcerning,with the cap being so different than the others,the cap is more like the cap on the Andreas windows, when the brick samples come before this board,have a big enough sample that the varigation in the brick can be seen. Fallin,tile,it is not the highly glaze cermic tile,it is a brick type material in a tile form,problably 8 inch squares. It will be a different scale and size but blend in color. Waggaman asked the board if they would be more the stairwell,if it had a round top to it,and with the other windows? comfortable with more in keeping Fallin it is a seperate entrances to the offices and third floor. Also they are concsidering sandstone in the cap . on the second PUBLIC COMMENT, M.Osburger,how much open space would be left? Fallin,3,360 sqaure feet of brick paved area,requirement is 25 % open space and they do,landscaping is allow in open space.. PUBLIC HEARING CLOSED. MOTION VOLK BUILDING Charles Cunniffe moved to approve the presentation of the Volk Building at Galena and Cooper,with the exception of, includeing the horizontal mullians over the arch windows,contingent on the submital of all the materials that will be used ,choice of awnings ,and color be presented to HPC at a later date. Mona Frost seconds, Discussion,Martin still has a problem with the stairwells,being seperate. Fallin said they are calling for a stone sill,brick arch and a stone cap at all the parafits. Vote called for, in favor,opposed one,Mary Martin,Motion carried. Discusion item Martin,asked about the Independence Building?When 6 is that comming HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: before HPC again, Burstein no date set,but will check on it. Also the Sardy House,Harry Teaque is suppose to come back to HPC on shingles. Also a box should enclosed the object at the back that looks like a meter of some kind.. HOTEL JEROME PRELIMINARY REVIEW 330 E.MAIN LARRY YAW, DOUG GRAYBEAL,PARRY HARVEY, PRESENTING. Harvey gave an up date on the project,plans were submitted for the renovation work,and listing on the National Registry, this project has been phrased,1)renovation 2) addition. The hotel renovation work has been approved. Receiving a letter from the Department of Interior National Park Service,Rocky Mountian Division in Denver, and read a portion of the letter for the record...You have asked our office to comment on the concept of an addition,it is our understanding that an addition is not planned at this time ,but maybe constructed,in the future. If you plan to construct an addition any time now or in the next five years, after the completion of the rehabilitation you must summit complete plans and specifications to our office for review and approval.Although a concept of addition,in the location that you have proposed could be acceptable,the addition as shown on the plans that was submitted with you application is not approvable. You should be aware that should you chose to proposed construction based on these plans,the project could be denied. The design of this addtion with its pattern of large bays,does not in any way relate to the design of the Hotel Jerome,you are encouraged to work with our office,and the Colorado State Historic Preservation Office during the early planning stages on any proposed addition,to ensure your work will be approved. This is for tax credits. The reference is to the large bay windows,set out with a metal on the bottom of them, they felt that this did not relate to the portion there on the Main Street or the Mill Street Elevation. 7 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: Change have been made to the addition;Placing plans 1-6 on the board for the members to see. Larry Yaw,Showing the grade level plan and streets surounding the Hotel,showing the exsiting building with the parking lot. The changes in the general foot print are adding a parking sub grade structure,a building that was not there before,the rooms will be reduced,and make them bigger. The second lobby will have a glass canopy. That The dinning room will be moved back six feet, and a glass portion will have a view to the outside, and create a walk way, that will allow you to get back to the back lobby. The open space will be gardens as will the open space between the two buildings. There will be a ballroom for 325 to 350 people,and along Mill Street and along Bleeker Street,that will be an externtal activity. One will be able to come out of the ballroom and use the open space for such things as weddings etc. The one wing will be an expanded kitchen,and rooms. There will be a one way entry and exit,under the building to drop people off,and to a elevador lobby,giving the choice of not using Main Street for drop off. The parking will allow 51 cars. The upper levels which are three levels above each section of the building. The rooms will be configured around the elevador court. This helps with the cicleration pattern. And will have a pool. The applicant wants the additon to be quite, materials and general elements and form of the exsiting building, will be used in a different way but in general,will be quite. You will not see the parking on Mill Street,the material at the base of these will be sandstone, and have small windows which will let light into the garage,but not vision. The larger windows will be in the ballroom,the big arches over the top are just sand brick,the element above the windows are sand stone arch, and continues through, there is a column,and will be sandstone, or a half round pilister,they will use new brick,and new sandstone. The windows in the Hotel rooms will be double acting glass, vertical,double hung. The entry to the garage on Bleeker dips down, and if Bleeker Street is change ever, the dip will straight out. There will be a loading ramp for the building.and will be landscape in front of it. The formed metal band will be used only on the old building. MINUTES: HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 The height of the one is set a 39 feet including the parafit. This is preliminary approval and the applicant will come back with material current elevations,changes that reflect HPC thoughts. Martin would like to go on record that if each arcitect brought such a beautiful plan, it would be easy to accommodate them. The guidelines need better clarification for additions to old buildings. Frost,will the alley way be used,or vacated. Yaw, the rooms in back are 35 feet from the property line,the alley way will still be used for Carls the Hotel etc. MOTION Martin moved to accept the plans as shown to HPC with consideration garage level on Mill Street. Motion dies due to lack of second. Charles Cunniffe The bands don' t line up from the different elevations,and the upper elevation the bands run all the way through,some relate and some of the bands do not relate to the building,even the arches. The top of the building on Mill,maybe the octward,a band might help anchord between the arches,at the top of the square part of the windows. YAW,the bread basket brick taking it down also,to the whole portion. Cunniffe as the wedding cake layers get smaller so does the banding, and anchor the bottom of the arches and the top of the squares, and empty the void up there and make it quieter. A rendering or model for the final hearing seems appropriate. The board need to know the depths better and the relationship,however the applicant wishes to show the board at the final hearing. Charles Cunniffe said the building on Bleeker Street, the window on the right look like a armory or that type of building a federal governmental building rather than a hotel. 9 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: POSS did say that the elevation does seem long, but feels more detail will be forth comming as the project get developes. A question on the garden on Mill Street,the side garden,it seems like it is such a dark space. This garden is to segerate the new and the old and is not really a public garden but can be used outside the ballroom space, there might be even a control gate. This can even be used as an entrance when the ballroom is a private party. It is important to the dinning room windows of the old Jerome. Burstien said having the garage at the street level, might unpleasant street experience at walking down there. be Cunniffe said one of the conditions that Council directed the Jerome is to have the addition holding back from Mill Street,and creating a softening along there,there is such a wall now. MOTION_PRELIIMINARY_HOTEL JEROME Mary Martin moved to approval for conceptual plans 1-6 as presented,second by Nick Pasquarella, preliminary review Discussion Admend Motion Bill Poss moved to accept the concept with considerating,three elements 1)study on how to deal with the street level experience street scene along Bleeker and Mill,2)facade elevation along Bleeker consideration be given soften and breaking it up, 3)stepping back the addition on Mill Street. And to come back in two weeks a give the board a progress report. Mary Martin seconds, Ail in favor, of Motion and amendement,motion carried. All plans can be seen in the planning office. Work session: Multiple resources nomination project,first cut eligible buildings,with HPC Barb,Norgreen selection of 30 consulant,Cris 10 HISTORIC PRESERVATION COMMITTEE REGULAR MEETING APRIL 22,1986 MINUTES: Pfaff,Colorado Historic Society Preservation Planner, and Gloria Wiesberger Coloado Society National Registry coordinator. Burstien said the goal is to get 20 nomination on the National Registry, in multiple resoures district,this is not final. Martin would like to see the old town site of Aspen designated, Wiesberger said the town for a district need to be contiguos. A district is a historic character of an area,the building are next to each other, to form a district. A multiple listing form is the answer,individual selections,where the owners give their conscent,the National Registry will fund 20 historic buildings in the town, that are historic and fit there guidelines. At the moment 8 building in the town are on the National Registry. The National Park Service in Denver is the group that review the building plus the additions for tax credits Meeting adjourn. 11