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HomeMy WebLinkAboutminutes.hpc.19801125Historic Preservation Committee RECORD OF PROCEEDINGS November 25, 1980 100 Leaves The Historic Preservation Committee held a regular meeting on Tuesday, November 25, 1980 in the Aspen City Council Chambers. Members present were Jon Seigle, Gaard Moses, Mona Frost, Richard Cicero, Georgeann Waggaman, Terry End and William Clark. Sunny Vann, Planning Staff representative, was also present. APPROVAL OF MINUTES Mona Frost said the minutes of October 28, 1980 read "Mona Clark" instead of Mona Frost. On the minutes of October 14, 1980 the word "alleviate" was mispelled like "eleviate." On page two of those same minutes, they read "memberTs'' when they should have read "members'" because there was more than one. Also, "seperate" was mispelled when it should be "separate." Also on the third page of the October 1~, 1980, Mona said she was confused as to some wording. The minutes read "He said there was an overall opinion that it looked like the Floradora and the people from the Floradora said there was no way anyone would like that because there were already too many big buildings on Main Street." Mona said there was no one present at the meeting who was representative of the Floradora so they could not have said that. The secretary for the meeting explained that it was to be read as Welton Anderson saying that the people from the Floradora had said that. Mona also pointed out that on the minutes of Novembe~ 3, 1980, it read "...to keep the building from falling in based on some legal excavation that took place a few weeks ago." They should have said "... illegal excavation..." Richard Cicero made a motion to approve the minutes as corrected. Terry End seocnded the motion. Ail in favor, motion carried. OLD BUSINESS Inventory of Historic Sites and Structures Since the representatives of Prospector Lodge and Arthur's Chinese Restaurant were not yet present, the Committee agreed to go ahead with this present- ation. Vera Kirkpatrick and John Stanford said they were here to present the results of the survey they conducted for the City of Aspen on all of the historic structures within the city limits. John showed a map of the City on which all historic structures were displayed. He said there is a total of 293 historic structures but he said the number would vary a little bit as they do the last of their findings. Sume structures will fall out and there may be one or two put back into a category. He said the total number of structures have been divided into one of three categories: notable significance, excellent significnance and exceptiona~ significance. There are 233 structures in the first category, 32 structures in the second category and 28 structures in the highest category. Most of the structures that are in the higher category are in what is now known as the historic district in Aspen. Vera said she wanted to review again the various purposes of the inventory. Primarily it is just a record of historic sites and structures, keeping in mind that a lot of these notable, excellent and RECORD OF PROCEEDINGS 100 Leaves and exceptional things in the categories are sites. Although everyone tends to think of these as structures, there are a lot of sites that are also very siginficant. She said they documented any site or structure that existed before 1940. They have, however, sovered some areas that are younger in years~ such as the Aspen Institute because of its role that it played in the development of Aspen. Also, the ski lodge areas. Vera said they did a photographic documentation and followed it up with determining the ownership to arrive at the historical significance of the structures. That meant going back and not just determining the original owner but all of the various owners. She said that because of the variou: phases in the history of Aspen there are some significant owners in varying years, particularly in the 1940~s and 1950's. She said the figure was llke John said at about 293 plus or minus, but this did not include all of the various enclosures such as cemetarles, which would bring it to well over 340 sites and structures within Aspen City limits. Vera said some of the sites and structures she wante~ to speak about are other than the standard commercial buildings and residences. For example, the Durant Mine and various other buildings that are still standing, the Maroon Creek Bridge, the Midland Right-of-Ways, the Rio Grande Right-of-Way, the Koch Lumber Buildings, which are no longer on their original site, The Moon Saw Mill, which is just a little outside of the city limits, Triangle Park, which was known in the 1890's as the public square and other than Hallum Lake, it's the only park as we know it today, present in Aspen. Also Lift One, the Bull Wheel at Willoughby Park, Tower #1 and #2, the former electric power plants which are now the Visual Arts Center and the city shop, the remaining foundation of the Aspen Brewery, which is just a little bit outside of the limits, the original irrigation ditches, which need further documentation as it was critical in the early development of Aspen and has once again been pretty critical in maintaining the trees in Aspen. Also, various street scenes which will speak to mainly define the visual character of Aspen. This is all part of the photographic documentation. Vera said the second purpose of the inventory is to be helpful in the planning process to evaluate proposals. Thirdly, the inventory has given an idea as to which structures and sites are eligible for National Register designation. Those which would be eligible would be in the exceptional category. She said a copy of the forms which are submitted to the state would be given to the Historical Society and a copy will be available in the Planning Office. Hopefully, this inventory will be ongoing and more information will be added to each individual structure and maybe the categorie~ will change from notable on up. Jon Seigle asked if this would be in the form of RECORD OF PROCEEDINGS 100 Leaves a published document. John Stanford said there would be report that will basically describe the information that resulted of the survey. He said it would be more of a file. Sunny Vann said the Planning Office would have it as a reference copy for reviewing applications for proposing structures. He said it would be beneficial in the Main Street analysis. Gaard Moses asked if they took into consideration any buildings that are no longer standing. John said no. Moses then asked if they are well preserved in the archives, and John said they were if there are photographs of the buildings. Gaard then asked where the Aspen Brewery used to be. John said it was of Red Mountain Road. Jon Seigle said that he was sure that the Committee and everyone else would get some use out of this and it is a very helpful inventory. William Clark asked Stanford who makes the move to register the building with the National Register. John said that the owner does. Bill then asked what benefits the owner gets by having the building registered and Stanford said that if it'~s a non-' residential building, there are certain tax benefits. Clark asked what limitations would be imposed by beint recorded as a national landmark and Stanford said there would be no limitations, just prestige. He also said the building could not be torn down until an environmental impact study is done to determine whether the building should be torn down. Mona Frost said this was strictly a personal thing, but she was unhappy when they changed Center Street to Garmisch Street because Garmiseh had become Aspen~s sister city. She would still like to see Garmisch Street changed back to Center Street and put Garmisch somewhere else. Center Street had been so named since the town was founded and it is the dividing line between West Aspen and East Aspen. Jon Seigle said he thought the committee should make a resolution to change the name back to Center Street Mona made a motion that the Historic Preservation Committee send a resolution to Council to change Garmi~ch Street back to Center Street as it was historically designated and move Garmisch to some new street in Aspen. Terry End seconded the motion. Georgeann said ~f the name was changed, it might be of help to tourists today to help them get around, since Center Street would divide East and West Aspen. Sunny said he would draft the resolution and bring it back to the HPC for them to look at. Ail in favor of the motion; motion carried. PROJECT REVIEW Arthur's Chinese Restaurant Public Hearing and Final Welton said the HPC had requested to see a more Approval three dimensional depiction of what the revised Arthur's was going to be. He said at the last meeting he presented the entire history over the past three years. Welton showed his new plans which RECORD OF PROCEEDINGS 100 Leaves received preliminary approval at the last meeting. Richard Cicero said he has a problem with a gravel roof such as was done on the antique store on the corner of Main. Welton said they haven't painted that yet. Richard then said the HPC would have to make it conditional that they paint the roof. He asked if there was any way to do it in metal or asphalt or something. He thinks it would be in more context with the building. Georgeann said she thought standing seam would catch attention even more than gravel. Jon Seigle asked what the proposal was for color on the building. Welton said, as he has discussed in the past, they would like to leave Arthur's the same three colors, basically, which would be maroon red, cream color and yellow. Jon said that would only work if they hide that link really well. Jon Seigle then opened the meeting up to the public. Norm Burns said that now thatthe ARI Building has been moved, there is a hole in the lot the building used to be on. He wondered if there was always going to be a hole there or what. Jon said they had made representations to the committee that the hole was going to be filled in and sodded over. Sunny said they would also be cominl through a conditional use process for expansion of the restaurant and the Planning Office said they were also going to address that adjacent lot. Mona said David Moss had told her they had had to sell that lot because of the delay in building. Therefore, she believed the committee would have to find out from the new owner what he plans to do. jon said it seems to him that the lot would not be under the HPC~s jurisdiction now beeause there is a new owner. Sunny asked David Moss if the lot is now under separate ownership. David said the land is now teehanically owned by Hans Cantrup and he has no lease on it. Jon asked who owns the land under Arthur's and David said it is divided right down the middle. The property is still legally under June Cantrup's name, that property where the present Arthur's is, and the property where the ARI Building is now located is under Hans Cantrup's ownership but Moss has a lease on that property for 50 years. Jon then asked who owns the property where the ARI was formally located and Moss said Hans Cantrup owns it and there is no lease on the property. Seigle then said he believes that one of the applicant in this case would have to be Hans Cantrup. He said the applicants were neuturing the committee's ability to deal with the whole project. Welton said that between now and the P & Z hearing that could be ironed out so theme are no further delays. Sunny had a suggestion as to how they have handled RECORD OF PROCEEDINGS 100 Leaves other development applications in the community. He said that if the applicant does not own the property but it is a joint application on behalf of the proposed developer and the underlying property owner, in this case the proposed expansion of Arthur's is under two ownerships, theoretically this should be an application that is co-signed by the owner of the other parcel, which is Hans Cantrup. There should be also a condition in this application as to improvements on the other property for approval of the project. Bill Clark wanted to know why the committee would have any jurisdiction on the other lot. Sunny said it was because it is one parcel of land and there is no property line. If Hans owns portion of the land under half of the restaurant and he also owns the other part of the land, it is not two parcels in the eye of the city. Clark asked if that pertains since David Moss is the leasor. Jon said that all he cared about was to deal with this for the final time. He said if the owner could agree to make improvements on the adjoining lot by spring, everything would be fine. However, he didn't think that agreement would be possible because the owner of that lot is not present. Norm Burns said the hole and the six foot high fence should be looked at today because it was created by actions the HPC had done before, by allowing the ARIBuildlng to be moved. Jon agreed 100% but he said there was a question in his mind as to what could be done today because they guy who owns that piece of property is not present. Sunny said they could do this: if the committee approves of the design, they could approve it as a final submission contingent upon whatever condition~ they want to put on it with the additional stipulatior that prior to issuance of the building permit the applicant must demonstrate an ability to solve this problem since it is part of the original over- all concept that the committee is reviewmng. This puts the responsibility on the applicant to demon- strate the ability to solve the problem to the committee's satisfaction. Richard Cicero said if the minutes were looked at from the meeting where they approved moving the ARI Building, there was a condition that the hole would be filled and sodded over or landscaped. Bill Clark wanted to make a suggestion, if it's not already done. He suggested that the conditions on an approval be written on the face of the plans that are stamped by the committee. Sunny said they are not written on the plans but they are incorpor- ated in the material that goes with them. Bill Clark said those materials could be lost and Welton Andersor said he thinks Clayton Meyring gets upset when he has to go back and research on conditions. RECORD OF PROCEEDINGS 100 Leaves Prospector Lodge COMMITTEE COMMENTS The public hearing was closed at this time. Sunny said he would recommend approval subject to Welton and the applicant being able to demonstrate to the satisfaction of the committee an ability to resolve the problem on the adjacent lot. However, they should not stamp it until this ability is shown. Jon also wanted to add that he thought they should make it conditional upon approval of the colors. Jon also said that all the committee needs is a letter from Hans saying he agrees that if the lot is left vacant they will fill the hole in or lan~ - scape the property or whatever. Therefore, the committee delegated Jon to receive this letter and stamp the plans. Richard made a motion to approve the design with the changes noted on the face of the plans and conditiona[ upon filling in the now vacant ARI Building lot and sodding it over. Sunny wanted to add that they approve it contingent on the fact that it was sub- mitted as a three lot solution and it is to be filled in and sodded; also, they must demonstrate that it's still a three lot solution and if that's going to change then they must come back and explain the changes. Also added to the motion was the condition that the lot be filled in by June 1, 1981. Georgeann Waggaman seconded the motion. Ail in favor~ motion carried. Sunny reminded the committee this had been approved on condition that some modifications be made on the stair tower and they come back and show the HPC their solutions. Dave Gibson said they were before the HPC for prelim- inary approval on August 4, 1980 and again on Sept. 23, 198Q for final approval. There were a couple of concerns voiced by members: 1) They specifically wanted some changes in the stair tower 2) Another concern Gibson has addressed although it was not specifically asked for was the large willow tree was moved. Gibson presented the same drawings the committee looked at before with a small overlay to indicate the changes that were made. Jon said Gibson did a nice job on the changes. Georgeann made a motion to approve the revision on the Prospector Lodge. Mona Frost seconded the motion. Ail in favor, motion carried. Richard Cicero asked if the Wheeler Commission would let the HPC look at their plans. Sunny said he isn't even sure where the Wheeler Commssion is at this point. He is not familiar with the status of the project. Richard said he would like to know what is going on because it is in the historic district. Sunny said he would check on the status of it and report back to the committee. RECORD OF PROCEEDINGS 100 Leaves Mona Frost asked what happened to the painting of the sign by Gaard Moses on the Brand Building. Sunny remembered that he had said it would be there by this time. Gaard said there is a budget discre- pency. The meeting was adjourned at 2:15 PM. Robin R. Berry Depnty City Clerk