HomeMy WebLinkAboutminutes.hpc.19860527HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
ROLL CALL: Nick Pasquarella,Charles Cunniffe, Mona Frost, Pat
O'Bryan, Bill Poss,Georgeann Waggaman,staff,Bill Drueding,Steve
Burstein. Excused Marge Riley,Zoe Compton,Mary Martin.
OLD BUSINESS:
ADMENDMENT TO BRAND BUILDING ROOF TOP STRUCTURE
BRAND BUILDING 203 S. GALENA, WELTON ANDERSON
After the discussion on whe~ther a gable roof is or is not
approiate for the Brand building, the National Park service said,
said it was approved except for the Gable roof,they want to see a
flat roof instead.
The plan shown today is the revised roof structure, the columns
are intacted, and the roof flaten out.
MOTION_admendement to Brand
building roof structure
Charles Cunniffe moved to approve the admend plan for the Brand
Building roof top structure at 203 S. Galena,seconded by Nick
Pasquarella, all in favor motion carried. Admended Plans can be
seen in the planning office.
330 E.
PUBLIC HEARING FINAL
REVIEW HOTEL JEROME
Main, addition, Doug Graybenl and Parry Harvey presenting-
Public hearing opened.
Parry Harvey went over his meeting with the~state Historical
the~
Society and the Park Service who review plans for the
addition. There concerns were the method that the applicant used
to attach the building was great, keeping the garden open on Mill
Street,and between the too.
The question of the parfit around the additon is ~qp~icat~ng the
orginal Hotel, the park service did not want t~ pai~fit to
duplicate the historic at all. They said that an addition should
not be to different from the historic but should not be to much
like it. The plan now for the addition is to have plain brick.
The other item that came up was the horizontal banding on the
hotel to carry the historic thought,the histo~c has these band of
metal or sandstone, they wish the applicant to use less sandstone,
because it was to much like the historic. They said use it on the
lower level, and use a brick quartering to carry that horiztonal
HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
element up above,which is fine with the applicant.
The hotel as do other buildings in Aspen have a straight facade
on the street,they wish the applicant to maintian that. The state
wants the them to keep the facade in a straight line,on the
property line,square corners.
They talked about the breaking up of the facade on the Bleeker
side elevation,and they felt if the applicant could use the
varing plane effect, that is on the front of the Jerome,that was
the preferred way to do it. The plans here show that motif.
Showning the drawing to HPC which reflect the comments from HPC
and the National park service, remarked Larry Yaw.
The plans reflect all but the rod iron detail~ The only sandstone,
that being taken out of the plan is the sandstone that was
hortizal banding the middle portion of the building,that is replaced
by a brick quartering. The sand stone pediments will stay on the
building
The annex is the connection between the new and the old, and remains
the kitchen.
Plans can be seen in the Planning office.
Steve Burstien said from the planning office point of view, his
comments, the sandstone the lost of the standstone horitztal bands,
does HPC want to take a stand, do they feel stronger to maintain
the bands, or do they agree with the state?
The applicant likes the new idea of quartering.
The land used concerns,P&Z is concern about the height on Bleeker
street.
The open space planning.
Burstien said the historic open space is more rustic than the new
plan of placing pavers and making it an outdoor patio area,it is
now more of a outdoor urban space.
It will be a urban open space the applicant state,it will be
entended for the use of people and plenty of green in it. They
want it not just for flower and plants but people also, they
want it to complement the activity of people than to dominate it.
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HISTORIC PRESERVATION COMMITTEE
~ REGULAR MEETING
AJ MAY 27,1986
MINUTES:
The applicant stated there will be a six foot high fence rod
iron fence, with a gate on it, which inables the the property to
be see~hen need be. They will use a brick paver, and use a
landscaping plan of greenry, it will be strutured more of a
victorian urban garden. There will be flowers and planter in the
area. the back part will have a lot of landscaping theme, the
public area will have structured planters, and trees.
Georgeann Waggaman said she would like it soften by using more
green on the ground than the idea of all the pavers.
The applicant said they are trying to make it a place for people
but in the process make it people proof.
Poss asked Burstein in concern for the height was it only Bleeker
that they were concern about. Burstien said that is the elevation
that concerns planning the most.
Parry said this is an issue that does not concern HPC as much as
will it be address in the P&Z meeting. Ther~will be shadow
studies made for this project. And there is a set back compared
to the Wells plan presented before.
The applicant has address the massing of the new building and fit
with the massing of the other building, and is historic compatible
and arctectual compatible with the historic building and have
done a good job with bring it along to make it look like it fits
in, stated Bill Poss. He also agrees with the applicant if you
try to use lawns and grass on h~rtizT-a-l--service,it does not
maintain as well.
Harvey said the garden area will be used a lot, for private
parties, lunch, and there will be a lot of activit~ from the bar,
the dinning room,the use will go up dramatica~from what has
historical been out there.
Waggaman said she still would like to see grass placed somewhere,
for greenry, and that the fence the applicant mention being six
feet tall, would be as low as the code requires, the low fence
and the greenry behind it is, would give the feeling of what was
there before.
The fence on the plans is shown at 42 inches,but the applicant
does want to state a higher one, incase it needs to be required.
Close Public Hearing and final review.
HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
Motion Hotel Jerome-addition
Bill Poss moves to approve the drawnings as submitted by the
applicant with the condition that they.keep HPC informed of
any changes that do occur,in the on going process, second by Nick
Pasquarella,all in favor, motion carried, approved plans can be
seen in the planning office,with the stamp of approval given.
FOLLOW UP ON ASPEN GROVE BUILDING VALANCES:WELTON ANDERSON
Anderson address the issue of the valances on the first floor
and the stairway overhang. This is an over all masterplan for the
lower level of the Aspen Grove Building, the upper level of the
Aspen Grove building awnings has been approved by HPC already.
HPC had request the applicant to shown the plans of the lower
floor before all approval were to be granted.
Drueding said that all the lower ones need to be retactable.
The applicant said they might go before the board of appeals, for
the awnings to be fixed.
MOTION LOWER LEVEL AWNINGS ASPEN GROVE BUILDING
Charles Cunniffe moved to. approve the awnings fQr~_t, he lower
level of the Aspen Grove Building as~ubmitted a~ ~ be seen in
the planning office, second Pat O"Sryan,all in favor, motion
carried.
Welton Anderson asked the members to ce~a~rrn signage for the
Aspen Grove Building.
Drueding said with the sign code, it does not allow for signage
for the second floor stores or any of the stores in the interior
section of the court yard,require a variances.
Asking for a resolution and support of the request for applicant
for a variance allowing the applicant ~f lettering on the awnings
They should be like what is on the Aspen Rod and Gun Club, the
lettering might look like that, but the valances is what the
stores will duplicate, and the lettering of some kind will be
placed on that valance on the lower level. They will be white on
green in color and the sane style will be used, with possible
different %ett~ring on th~valance~ one for each store, the
stairway will lust say ~Retall Shops up stairs, they would like
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HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
the valance which is about 9 inches to reflect the retail sign
on all three sides.
Waggaman said that she does not want to see Retail shops up
stairs three times, maybe on the sides but not on the front, on
both stairways 6 times is way to much.
Welton Anderson, shown a sample of a resolution that
used for this issue to give to the Board Of Ajustment.
could be
Nick Pasquarella and Bill Poss felt that this should not come
before this board.
Charles Cunniffe said he feels that HPC should recommend there
thoughts to the BOA.
The board discussed the sign issue and felt that Bill Drueding
handles most of the signage and is the code officer to enforce
such codes, that he should direct the applicant. But HPC does not
have any problem with the idea of the type of signage the applicant
is going to request at the BOA meeting. This board is not approving
the signage because the members have not looked at the actual
signs proposed but agreed on the concept of them only. No motion
will be made on the singage for the Aspen Grove Building.
PRELIMINARY REVIEW ADDITION TO THE SHAFROTH HOUSE 530 W. HALLAM
STEVE PRUDDEN AND JOHN SHAFROTH.
THIS HOUSE IS ON THE CORNER OF 5TH AND HALLAM,there is a new
addition that has been built onto the house in 1960's,the house
is on the notible struture for Aspen. Showning the board pictures
and drawings of the proposed plans for the addition which will
include an new dinning room for family gatherings.
The architect plans to keep the addition seperate from the older
part of the house, the house has had other additons placed in
1970 and a porch added in the 1950's
What will be seen with the addition is from the side elevation
which will be a modern addition and close to the street, this
will have to have an encraochment, because it does encroach on
the alley, by the current zoing laws, but it will be less of an
encroachement than what is there now the sheds.
Cunniffe said he would like to see a Gable roof than the shed
roof as shown.
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HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
He would like to see the exterior more comaptible with the
building, the look of a shed does not fit Aspen in general.
The applicant said in the plans you can see the door is above
grade and you se four steps going up to the door,question would
the board like to see the whole thing go down a couuple of feet?
Board Yes, there is no reason to make it high,Waggaman stated.
It is not even done to have the solor gain.
Waggaman said that perhaps the applicant can plant some trees by
the porch section, ~t when ones eyes would not find it so starling
with the addition the detailing simpler and not grab ones atten~on.
Bill Drueding said this is the first he has seen the plans, and
ther~does seem to be a zoing problem and should talk to him at
the building department, before comming back to HPC.
Burstein said it seems to be a mass of enough of a structure to
block the neighbor behind, at the height plane, and needs to be
consider
The board would like to see a gable roof, a flush type dorimer
or skylight.
The applicant was directed to talk to Drueing from the Building
department and Steve Burstien to find more direction for the
plans presented today, go back to the drawing board and then come
back to HPC.
POPCORN WAGON-PRELIMINARY REVIEW
PRELIMINARY REVIEW POPCORN WAGON,RELOCATION NW CORNER MILL STREET
and Hyman,LIL LIVELY AND DAN ARROW PRESENTING.
Georgeann Waggaman said that in the presentation, the board whats
to know is what is happening with the tree?
Dan Arrow open by stating that there are two big fur trees on
the lot, a cherry tree over next to the Wheeler Square, the
applicant said that they will not touch the cherry tree but
proposed to trim the fur trees,so people can walk underneath
them, about six feet from the ground. Right now one of the tree,
the bows touch the ground the other side of the tree the limbs
are about six feet high, and they will need trimming to even out
the look of the trees. The sitting will be near one of the trees.
CCLC recommendation was to place tree grates around the trees
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HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
to protect their roots.
The parking spot will be eliminated,showing the drawings,first how
it looks now, and the proposed plan of the applicant.
The applicant will be ~ing the area with paving bricks, the
popcorn wagon itself will be almost totally on the exsisting
parking space. The reason to park it there was because of the
fire relation, it need to be 20 feet from the other building. The
applicant has gone through the CCLC, City Council and will be
having a Public Hearing at CC and there is a P&Z hearing on this
item. CCLC suggestion were the tree grades, and they want the
applicant to come before them with their lighting plan,but
request them to place conduit.
Burstein asked about~-he benches,and if they were in the public
right of way?
The applicant stated that CCI~ did not want the benches on the
Mill Street side unless they could see how it would work, it
looked to close to the trees on the Mall. They did like the idea
of benches of the Hyman street if they did not encroach on the
public right of way.
Their lease is up to the property line of the Wheeler Square.
The planters will be a dark brown brick, about the same color as
the dark mall brick, and about 30 inches high and will place
flowers and trees in them.
Waggaman said this is comming to be an urban park setting.
Burstein attended the CCLC meeting, and his comments was that
there be more greenry at less next to waterfall hope,but the
response was that grass does not grow well there it is to shady,he
would like to see less paved surface, and some green area in its
place,besides the planters.
Drueding said the issue of open space and the sitting of the
restaurant will have to go before P&Z for review.
Waggaman asked if bark chips could be used to soften up around
the base of the trees.
Arrow said the problem with that idea is the bricks will need to
be washed down every day, and there is concern of the mud.
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HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
Waggaman said there is such a hard surface,.if only something can
be done to soften the look,maybe some tree~with barkchlpS would
buffer that wall.,Maybe a attractive fence would look nice.
Poss said that the applicant needs a better landscaping plan and
should come back to HPC this plan is harsh, and needs to be
soften, but that up to the applicant to do.
Pat O' Bryan said the only problem she has is with the cutting of
the beautiful trees, and wants consideration that the tr~es don't
get cut to much.
The applicant said that the one on the right, is al~dy lop~
sided, there is a hole on the left side , and then the limbs on
the other go down to the ground, if the limbs went all the way to
the ground he would not of consider cutting the tree. The other
one is already cut up about 5 feet.
Waggaman asked if .~e tables really had to go that close to the
trees,if the appl61ant would bring the tables out closer to the
mall, then they couold let the trees grow closer to the ground,
that way the space in back would be blocked out.
Cunniffe said the applicant should do a
have it look more like the mall.
park like setting,than
Pasquarella likes the idea of keeping the wagon in town, it has
historic value, and this is the only property that the wagon can
be placed on at this time.
Waggaman said she has no problem with the preliminary approval
with consideration at the Public hearing on the suggeastion HPC
has given the applicant,June 24th will be the Public Hearing.
The applicant asked that HPC approval with the admendement of the
applicant leaving a line perhaps between those t~rees undeveloped
at this point.
MOTION PRELIMINARYLPOPCORN WAGON LOCATION
Nick Pasquarella moved to approve for preliminary approval with
asking their consideration to rearrange the softening of the
degree of landscaping more to HPC suggestions, second by Pat
O'Bryan,all in favor,motion carried.
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HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
PRELIMINARY REVIEW FENCE ATTACHED TO HAMILTON RESIDENCE
533 W. BLEEKER SUZANNE REID
CHARLES CUNNIFFE LEAVES T~E MEETING,SUZANNE REID FROM CUNNIFFE
OFFICE PRESENTS THE PLANS.
Proposal for a fence being added, it will be a six feet high
cedar fence, it is a the farest corner of the house,and will abut
the house.
Rich Head fence will but up against the proposed Hamilton fence.
The fence will be painted white
MOTION-Hamilton fence
Poss moves to approve the fence as submitted by the applicant,second
by Nick Pasquarella, all in favor motion carried. Plans of fence
can be seen in planning office.
Cunniffe joins the meeting is progress:
Public Hearing- Preliminary review- PITKIN COUNTY COURTHOUSE ATTIC
506 E. MAIN, DAVID GIBSON
PUBLIC HEARING OPEN:
PLACING 12 PLANS ON THE WALL FOR THE MEMBERS TO REVIEW.
The county would like to put the court system u~n the
the court house and expand the what they have.
attic of
HPC will be looking at the visual effect of the plans.
The court house had some remodeling done two years ago,
On the 1890's photograph, had some roof parafits that had been
removed, and two years ago added the parafits to the roof back on.
This plan deals with the attic and historical nothing has been
done in the attic space, there will work around all the structure
that is already there, taking out little of the building that is
already there, creat~ing walls or box beams.
Historical the inside has had about five colors, now it will be
salmon with cream trim.
This has gone before the State Society and the county commissioners,
The deparment of the Interior had no problem with the changes and
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HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
MINUTES:
felt it would not be a strong impact on the nature of the building.
The applicant will use the grand set of stairs up into the attic,
extending the space. The movement will continue up in the same way,
as you comer up the stairs light will come down into the great
staircase, and you will be able to look up and see the tower.
Court rooms will be placed up there. The plan is to have a lot of
skylighting and some recess dormier windows, the location of the
skylights are for interior needs, and all the skylights are on
the flat portion of the roof except for 3 of them. the blue
squares show the skylights on the plans. There are three skylights
that hide behind,a parfaits on the south west corner. Those are
massed behind the parafits.
The recess dormiers,the reason for these is it does not change
the roof line, none will be on the Main Street elevation, on the
east there will be some recess dormiers, but are very low, and
are hard to see, on the west side the plans is to have 4 recess
dormiers, these are the highest recess dormiers because the floor
raises up .
The dormier will be like a window well.
The west side the members have some problems with that
of the new plans with the dormiers.
Cunniffe asked if the dormiers could be lower somehow.
portion
Could this offices have skylights?
Poss said it looks like what the applicant has proposed will be
of.3~ impact that you are going to find, and it does not
attract from the ~ui%ding, or the orginal architectual of the
building ~
The board felt half and half for the dormiers on the one side,
where they would be seen as one drove up Main Street
Waggaman said that she feels that these dormiers will really
stand out.
Gibson said that they can make the plan work without these three
dormiers, they are more of a skylight space, the dormier will be
on wood material, painted to match the roofing,~ brown.
Historic Society, Carol said she agrees with Waggaman that the
change is radical and hates to see a major building changed this
much.
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MI NUTES:
HISTORIC PRESERVATION COMMITTEE
REGULAR MEETING
MAY 27,1986
Motion Court House Attic
Nick Pasquarella moved to approve as shown this date, for Public
Hearing and final review approve.~the East and North elevation
and no windows on the West elevati6n for the Pitkin County Court
House attic,second by Charles Cunniffe,all in favor, motion
carried, plans can be seen in the Planning office Files
Meeting adjourn;
Work session:
National Registry nomination selections.
Aspen Comprehensive Plan
Historic District Guidelines
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