Loading...
HomeMy WebLinkAboutminutes.hpc.19840612RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee June 12, 1984 Present at the Historic Preservation Committee's meeting'on June 12, 1984 were: Georgeann Wagamann, Terry End, Mona Frost, Connie McCrudden, Gretchen Greenwood, and alternates Marjorie Riley and Mary Martin. Approval of Minutes Georgeann Wagamann called the meeting to order at 1:00 p.m. commending Pam Osburn, secretary to the board, for the job she did on the minutes dated May 8, 1984. Terry End suggested that the pages be numbered. Ms. End also requested that the statement, "Terry End said that HPC could not by the guide lines that we have now", appearing on page 5 of the minutes dated May 8, 1984 be changed to "Terry End said that HPC could not go by the guide lines that we have now." Mona Frost moved to approve the minutes of May 8, 1984. Terry End seconded the motion. All in favor. Motion carried. New Business: Red Onion Augie Reno Augie Reno, representative for Red Onion Investors, presented a proposal to locate some windows in the east wall of the Red Onion building. Mr. Reno indicated that the proposed windows would not be visible if one were walking along the store fronts in the mall ("the south end of the northern most part of the mall") The proposed window would be just barely visible from across the mall (the southern most part of the walkway on the Cooper St. mall) With regard to the floor plan Reno informed the committee that the owners would like to build in some flexibility as they were not sure whether the area would be used for office or residential space. Mr. Reno pointed out that the locations of the proposed windows were such that there would be no problem partitioning off the area for office space. Mr. Reno also informed the board that the applicant (Red Onion Investors) wished to place the initial windows back far enough that there wouldn't be any great impact on the mall itself. Referring to the north and south elevations of the building Augie exaplained that the existing windows measured 3'x 6'6" on the north side. Though the existing windows on the south side are slightly taller the 6'6" dimension still exists at the top of the rectangular Dart of ~he wiD~o~. Shown on the east e±evatlon are th~ proposed wlnaows wnlcn measure 3' wide by 6'6" high. The applicant is planning on doing brick arches to match those on the front of the building. Augie Reno added that there were windows on the west side of the building before the adjoining building was put up and the applicant would try and match the proposed windows with those that previously existed on the west side. Mr. Reno explained that the applicant was trying to increase the natural lighting in the back of the Red Onion space in a way that was in character with the building. Gretchen Greenwood asked if the arches around the windows would be of the same brick. Mr. Reno said that the applicant would try and salvage most of the brick that was pulled out. Gretchen suggested using the original brick esthetically rather than structurally depending on the condition of the brick. Mona Frost asked if the windows would weaken the structure. Augie said that steel girders would be placed in the windows. The arches are strictly decorative in keeping with the building. Gretchen asked if the windows will match whether the original brick is used or not. Augie assured her that they would. He also indicated that the window frames would be of wood and there would be no arched glass. -1- Red Onion (cont.) Nugget Lodge Dave Gibson Preliminary Review -2- Gretchen Greenwood moved to approve the window design on the east side of the Red Onion. Connie McCrudden seconded the motion. All in favor. Motion carried. Terry End was concerned about what would actually happen when the bricks were removed. Colette Penne, planning, felt that because of the significance of this building, it was important to state that had there not been windows on the west side in the past exactly like those proposed the committee may have been reluctant to approve it. Terry End thought the motion should be more explicit. In a second motion Terry End moved to request that Augie Reno come back to HPC should the applicant run into difficulties upon removal of the brick that might change the look of the window. The committee's expectations are that the windows will look just like the ones on the west side. Mona Frost seconded the motion. All in favor. Motion carried. Dave Gibson, Gibson-Reno, began his presentation on the Nugget Lodge remodel with a slide show. Mr. Gibson informed the committee that the property covers a whole city block in depth. It is 200 feet in depth and there is 135 feet of frontage on Main Street. Gibson explained that the now existing structure is Chalet style, black and white and very stark. The applciant is going to try and soften both the lines and the color. They will try and keep the trees which helps reduce the noise. In another effort to reduce the noise the applicant would like to use greenhouses on the porches. Greenhouses would also be used to maximize the commons area. The applicant is planning to move the balcony back, which is currently over the set-back, and to build a parapet on top of the roof. With regard to the Garmish Street and elementary school sides of the lodge, Dave explained that, in a sense, there are two lodges, a one story cottage type of lodge and a two story major structure on Ma~n Street. The applicant plans to treat the one story part of the lodge with private patios and to provide a sidewalk along the 13 crab apple trees on the east side of the building. Mr. Gibson indicated to the Committee that on one corner of the lot the city alley routes through the property. The applicant plans on proposing to the City of Aspen that the city trade the alley for another piece of land. For now the alley area is a "clean-up and paint-up" area. Dave told the Committee that the applicant proposed to orient the building toward the corner like many of the historic building~ for example, the Elks building and the Wheeler Opera House. The entrance would be from the corner. The north side of the building (facing the alley) will also be remodeled. Balconies and canvas covered walkways are proposed for the upper level. Private patios are planned for the lower level. Returning to the proposed corner and entrance to the Nugget Lodge Dave informed the HPC that the corner, which would face Independence Pass and Paepcke Park, would be rounded, promoting the entrance. With regard to glass area, Mr. Gibson stated that currently there e~ists a total of 800 feet of glass. The proposal also calls for 800 feet of glass. Thus, there is approximately the same amount of glass but the configuration is different. In the proposed plan the glass will be installed in a greenhouse configuration. Marjorie Riley questioned the height of the structure. Dave Gibson explained that the proposed glass would be the same [~ height as the existing glass. The parapet would take of~ at the ridge line and "step down" as soon as it could (approx- matly 2 feet). The applicant is working with the structure and RECORD OF PROCEEDINGS Leaves Regular Meeting Historic Preservation Committee June 12, 1984 Nugget Lodge (cont.) building on top of the roof, thereby using the roof to come up with a new look. Dave pointed out that this was in fact what had been done to the Aspen Ski Lodge. The remodeled Nugget Lodge would be well below the height limit. Showing the Committee the site plan, Mr. Gibson reviewed the "greenhouse treatment" along the pool and the Main St. side of the building, as well as the "patio treatment" of the one-story units. Dave also indicated that one 40 foot spruce tree would be removed. Georgeann Wagamann asked the reason for the removal of the tree. Mr. Gibson stated that the tree was nudging the building when the wind blows presenting an unworkable situation with regard to the "greenhouse treatment". With regard to the floor plan Mr. Gibson indicated that the rooms would stay exactly where they are now. However, it is proposed that all of the rooms will have solariums or patios which will expand the space and soften the exterior. There will be a total of 31 rooms, the same number of rooms that exist now. Gretchen Greenwood asked if the greenhouses on the south side would have metal frames and be of the pre-fabricated style. Dave said they would be~but pointed out that color was not indicated. The applicant is considering an accent color possibly in burgandy or black for the frames. Colette Penne asked if the inside of the rooms would be refurbished Dave said that all the rooms would receive new carpeting, bath tile, bath fittings, windows, doors and new surfaces. Gretchen asked what the applicant's concept was in coming up with the look of the proposed design. Mr. Gibson explained that the appliant wanted to get away from the black and the white, and the chalet-look as well as the sharp edge and angular roof overhangs. The applicant would like to create an open more inviting structure done in more neutral colors like grays and browns. Ms. Greenwood said that she was particularly concerned with the way the proposed building looks. Gretchen felt that within it's neighborhood the building would be very dominant. Though she doesn't agree with redesigning the building in a victorian style, Gretchen felt that images and scale of that style were particular to a victorian town. She doesn't feel that a wall of glass is particular to the image of a victorian town. Mary Martin said that she couldn't agree with Gretchen more. Mary felt that the town has slowly eroded from what it was once as a mining town. Terry End stated that she does like the idea of new architecture on Main St. that will cooperate with the victorian look on ~hat street. Ms. End felt that a site visit was necessary before preliminary approval was given. Ms. End said that she didn't like the look of the building. She felt that it wasn't right for Main St. but the Committee needs to look at it in context. -3- -4- Nugget Lodge (cont.) Mary asked if there were any overhangs over the glass on the south side. Mr. Gibson replied no but stated that the applicant plans to use a glass that uses selective admittance to keep out the infrared rays of the sun. Marjorie was just "wall of Riley agreed with some of the others feeling that there too much glass. Mrs. Riley suggested breaking up the glass" with wood or stone. Mona Frost stated that she didn't believe in pseudo-victorian at all. The victorian buildings and the victorian age no longer hold true for Aspen. Mona feels this is an improvement. Dave Gibson said that he had researched the HPC's guidelines for design. The guidelines suggested vertical elements as well as changes in scale, light and texture. The applicant did try and pick up the vertical elements through 3' x 6' fenestration on Main St. which has a "vertical rhythm" to it. The stone mass of the chimney and the mass elements that seperate the glass are all vertical elements. While it is a long elevation, said Mr. Gibson, it's not all that long, about 64 feet. The - area along the pool is almost totally obscured by vegetation so the entire elevation is not in full view. Georgeann suggested that Dave, when presenting his elevation, present the elevation with the fence and some trees. As far as the flat versus the gable was concerned, Gibson pointed out that within ~ 100 feet of the Nugget Lodge on Main St. there are quite a few non- victorian buildings. Dave said that the applicant was trying to create a quality building with a pleasing character. Gretchen Greenwood reiterated that she felt this building had far too much glass to fit into the neighborhood. She also thought that there was not enough scale break down and too many strong elements involved. There is also a strong horizantal nature to the glass that is not appropriate to Main street or for the surrounding neighborhood. Dave asked Gretchen if she felt that the remodeled building was less vertical than the existing building. Gretchen said no and added that just because the building is sitting behind trees doesn't make it acceptable. The trees may die someday. Terry End said that she agreed with everything Dave has said about the massing and the reasons for remodeling the lodge, but she also agrees with Gretchen in that she was not so sure "the look" is exactly Main St. Mary Martin agreed with the others. She felt that the design had an art deco look which she felt was inappropriate for the mountains. Aside from that Mary felt that the design was bad because of the solar aspects. Connie McCrudden thought that the design would soon become very dated. Connie also thought that the design had an art deco look. Ms. McCrudden said that quality was the most important thing, but that she is also very leary of trends and she is afraid this has a trendy look because of the round front. However, she does realize that it could be beautiful because if it is done quality-wise it can be a beautiful look. Ms. McCrudden pointed out that because there is a distance between the lodge and other victorian buildings it has the potential to fit in very nicely, though she suggested that more rock be used to break up all the glass. Connie reiterated that it was the round front that she didn't like. Marjorie Riley agreed with Connie about breaking up the glass with stone work. Mrs. Riley liked the solarium idea but thought that there may be too much. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee June £2, i9~4 Nugget Lodge (cont.) Colette Penne pointed out that the dense vegetation around the Nugget Lodge would have an effect on the lighting in the rooms and she could see why more light may be wanted. Colette didn't think that with that much vegetation the solar effects would be as great. Colette suggested that the Committee give the applicant some direction as it seemed many were not in favor of the proposed "look". Ms. Penne stated that the applicant was dealing with an existing lodge in an existing configuration. This configuration does have a horizantal nature. The applicant is also dealing with room configurations, the entrance and the lobby in the locations that they're in. Colette felt that this proposal was a fairly clean way of approaching what is now an uninteresting building. Gideon Kaufman, attorney and representative for the applicant, said that he was not willing to concede that everyone doesn't like the proposed building as it is. Mr. Kaufman felt that there was a situation where different people have specific problems with the proposal but with some minor modifications a consensus of approval might be reached. Gideon said that there must be some differentiation between those classic Aspen structures that should be preserved and those structures that we're comfortable with but when analyzed are not the kind of structure we really want. Mr. Kaufman said that it was important to keep in mind that the applicant is not introducing large amounts of glass that weren't there before but replacing the same amount of glass in different styles. Gideon suggested that the Committee think about, not that there is too much glass, but how the applicant can put some additional things in that area so the glass is not as blatent. Mr. Kaufman informed the Committee that there is now "heat-mirror" glass which reflects 70% of the heat thereby solving some of the old problems that a lot of glass presented. The key point, Said'Gideon is that the applicant is taking a building that needs some renovation, trying to come up with a scheme that fits in yet at the same time has some economic appeal. Bob Morris stated that because many of the rooms in the Nugget Lodge face Main St. alot of dust, dirt and noise reach the people who stay in those rooms. The applicant is trying to find a way to block out alot of that noise and grit while still meeting the esthetics for Main St. Mr. Morris told the Commission that the entrance could be redesigned somewhat with HPC's input and help. There are technical solutions which will moderate the heat problem. Bob indicated that the applicant was trying to stay below density. If fact, said Mr. Morris, the applicant has proposed court yards wrapping around the side of the building because of the nearby residential area and "we want it to look residential". The applicant is planning on a great deal of landscaping and if anythin~ more vegetation will be added. Georgeann Wagamann said that it seems most of the Committee is concerned with the circular corner at the entrance. Georgeann suggested that in the future Dave Gibson present a view in that direction so that HPC could better see what was taking place on that corner. Ms. Wagamann said she didn't mind the solariums looking down on the pool and wanted to know if the others were looking at the glass of the main section on the corner or if they were talking about the solariums back by the rooms overlooking the room. Gretchen felt that the -5- Nugget Lodge (cont.) Stairway and Color Changes Buildinq that houses Takah Sushi George Vicenzi -6- solariums could be seperated as opposed to one facade of glass. Terry End also doesn't agree with the presentation of the solariums. Mary Martin would like to see fewer solariums. Mona didn't think that the solariums would show up once land- scaping was completed. She liked the solariums. Connie liked all of the glass, she would not get rid of any of it. Marjorie Riley liked the solariums overlooking the pool. Georgeann felt that scale was the most critical issue for building on Main St. The cottonwoods should dominate. The buildings are secondary. Looking at the east elevation the blank wall in the middle is out of scale. This may be part of the problem with the main wall shown on the south elevation. Ms. Wagamann said that she was not concerned with the glass but she was concerned with the scale of the glassed in areas. Georgeann was concerned also with the trees or lack of large trees on the east side as the sunrise may pose a problem for visitors. Georgeann said that considering the reaction of some of the committee members some changes may have to be made with regard to the circular corner. She also suggested that some of the drawings include the trees with some foliage. Dave Gibson asked for specifics on why the curve was so unsatisfactory to some of the committee members. Gretchen thought both the scale and curve itself needed some work. Connie was concerned with the starkness of the curve and suggested another material be used between the panes of glass. Georgeann suggested drawing more people around the building to give everyone a better idea of the scale of the proposed building. Colette Penne reiterated the importance of a site visit. Mary Martin said that what she found fault with was the way the HPC goes from one subject for approval to the next subject for approval and they are all totally different. One of the reasons Mary wanted to be on the HPC was to come up with a standardization of what is acceptable. Colette Penne said that this proposal is going to have to come back for a continued preliminary hearing. The public hearing will follow the HPC's approval of the preliminary review. George Vicenzi presented a proposal to add a stairway and change the color of the building that houses Takah Sushi(Duvike). Mr. Vicenzi explained that the applicant wishes to install a stairway in the back doorway (that Nannie's Furs doesn't use) leading up to an existing balcony to give access to the back area. The applicant is trying to upgrade the tenants here and in order to upgrade the tenants there needs to be a nicer access. The proposed stairway will be approximately 20 feet from another existing stairway that gives access to another building. The stairway will come up from the inside and a screen will be placed at one end of the balcony blocking out the access to the residential area which already has access from the back. Regarding the applicant's proposal for changing the color of the building, Mr. Vicenzi explained that the building has turned into a "hodge-podge" of colors. The aDplicant would like to tie all the colors together.and proposes that the entire building be sprayed a solid stain in a beige range with very subtle trim colors in blues. Terry End moved to approve the new stairway on the Duvike building and to approve the color changes on the Hyman St. mall facade and the alley side of the same building. Connie McCrudden seconded the motion. All in favor. Motion carried. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee June 12, 1984 Mother Lode Restaurant Old Business: Colette Penne explained that the Mother Lode Restaurant in response to the Wheeler Opera House renovation would like to take their unusual fence, sculpturesque in nature, and move it to the lot adjacent to their building. This would become their outside dining area. As the Wheeler Board was interested in using the two lots next to the Mother Lodes proposed outside dining area for an outside area there may be increased activity in this area during intermission or prior to performances. Therefore the Mother Lode Restaurant would like to put a gate in their fence that leads from their outside dining area into the park area of the Wheeler Opera House. Colette informed the Committee that the Mother Lode has been doing some landscaping in the porch area. They are going to use split pavers on the bottom of the porch and they have built a wall to hide some of the alley "mess" Colette told the Committee that the Mother Lode building is a frame building with wood siding. However along the side of the building there is not only wood siding but parts of the building are composed of cement block and painted metal. The Mother Lode is asking the HPC's permission to side the whole building in wood siding, matching the siding with that that already exists. They would also like to paint the building new colors (instaad of orange and yellow). The awning and the roof would also be redone in new colors. The colors that the applicant has chosen are grays, charcoals and burgandies. The building will be painted in a light gray, the trim will be done in dark charcoal and the awning the front doors, and the roof will be burgandy. The interior cushions will also be of burgandy and the interior carpet will be of dark gray. Gas light lamps will be placed out on the patio and will be lit at night. Mona Frost moved that the Hisoric Preservation Committee approve the colors as presented. Gretchen seconded the motion. All in favor. Motion carried. Mrs. Frost thought that the Epicure building ought to be forced to clean up the area around that building. Georgeann thought the committee needed a work session as soon as possible. Terry End brought up the paint on the Danish Antique building for discussion. Gretchen objected to the way the painting was handled. Terry explained that some of the committee members had made a site visit to Danish Antiques and approved the painting with the condition that approval would be obtained from the committee for the front of the building, the posts and the spindles if people liked the way they were painted. Right now they are painted with alot of trim on them though the committee members asked her to paint them just white. Terry End does not like having so much trim in these areas and is opposed to it. Terry would like to see this situation change. The meeting adjourned at 3:00 p.m. /Julie M'arkalunas ~tCity Clerk's office -7-