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HomeMy WebLinkAboutminutes.hpc.19800325 .... ,.o,~o,.~,.,..,.,.~¢o.,o..-.~. R ECOR D O F PROC E E D I N GS Historic Preservation Committee, March 25, 1980, City Council Chambers The Aspen Historic Preservation Committee held a regular meeting on March 28, 1980, at 1:00 PM in City Council Chambers. Members present were Gaard Moses, Terry End, Lary Groen, Norm Burns, Mona Frost and Richard Cicero. Planning staff representative, Sunny Vann, was also present. Approval of Minutes Addition to Agenda New Business City Hall Roof: Proposed Re-Roofing Project Review 715 W. Main Preapplication Review Correction in the minutes of March 11: Gaard Moses was also present at the meeting. Norm made the motion to approve the minutes; Lary seconded them. Ail in favor, motion granted. Don Ball, architect, said he had contacted Sunny Vann and that it would be possible for him to give his pre- sentation on 409 E. Hyman remodel Tuesday Morning building. Lary made the motion to add this item to the agenda; Gaard seconded it. Ail in favor; motion granted. Postponed until later in the meeting. Architect Randy Wedum gave the Committee vicinity maps and photographs of the property in question. He also presented architectural drawings of the proposed Victorian house to be used for office space on the property in question. The property is located between 6th and 7th Streets on the south side of Main Street; the house now on the property is the Peterson residence. Randy said it was difficult for him to design because of the dominance of the property in the City and he had tried to incorporate the architectural style of the present house as well as to fulfill the density re- quirement of the area. He mentioned that one factor in favor of the area's development were the large trees which would break up the large Victorian style structure The development would be on three lots. He said he had spoken with Hans Gramiger, owner of the adjacent property to the west, to coordinate their future plans of both properties. Three floors are planned for the building: the lower level about 3/4 below grade, the main level about three feet above grade, and the third story. Randy stated his purpose before the HPC was prelimin- ary approval of the concept, the massing, and refining the elements that were weak. Sunny asked if Randy had drawn the plans with maximum PAR (Floor/Area Ratio)? Randy said yes, that approx- imately 6,700 square feet of floor space was being planned, or that he was anticipating about .78 floor area ratio to the land area. Randy predicted that similar massing and building would occur in the future for the properties across the street. Sunny confirmed this prediction by saying that almost any remodeling or new building that occurs along Main Street would be maximizing the FAR. - 3 - RECORD OF PROCEEDINGS Vera Kirkpatrick then said there were two basic stages of work. The initial one is the photo- graphic field survey, where they have already com- pleted three districts using the 1-50 scale maps of each block so they could get a boundry of each block, actual location and street number of the structure which they are photographing. They use a photo-data sheet to log the boundry to compliment the photograph. The second stage is to support the photographic survey with some historical data which they would get from the tax assesors office, doing a ownership title search or using a sandborn map, such as an example of one Vera showed the committee which was made in 1890 and which reflected the materials used in the buildings. From this point, they said they may have to go to the Historical Society's archives to get some more data · for their research. After compiling all of the data they will fill out an official architectural historical inventory form for the State Historical Society which will document the integrity of the building, whether the condition is good, fair or deteriorated, if the structure is on the original site, description of the building materials, date of construction, any architec- ural style, cultural activities which might deem the property important, and then arriving, as John had said at the significance of the structure either architec- tural or historical. They will then put it into its appropriate exceptional, excellent or notable category. John then said one of the benefits of having such an inventory was just knowing where the city's historical buildings are. He also said that one of the obligatiom they had when requested to do this inventory was to identify those structures which may be eligible for nomination to the National Register which is something they would, be submitting to the committee at the final public hearing. This does not mean any official action, it just means that the structures would be eligible for nomination if the owners approve. For instance, if it is a commercial structure, there are certain economic benefits of doing this. It also provides the foundation for determining any historical districts. Mona then asked if some of the very, very small houses in town which are old could be declared historical and John said yes, as long as there is documentation for it. Gaard then asked if 50 years is the going demarcation for historical sites. John thought it was probably ~0 years. He did say, however, they were going more just for the Victorian era. Sunny Vann then asked if they were going to make any attempt to identify combinations of structures as they might create a potential district, or their relation- ship to each other either through historical signifi- cance or ---. John said they would be identifying areas where there are street scapes of an historical area or character. Sunny also asked about the com- pletion date and John said they were aiming for the end of October. - 4 - RECORD OF PROCEEDINGS Mill Street Station Mill & Hopkins Streets Preapplication Review Tony Mazoa started by saying this project would concern the existing Mill St. Station, which is two city lots, and the parking lot which is immed- iately adjacent to the Mill St. Station, which is four city lots, a total of six city lots. Their basic concern was the fact that the structure should not necessarily be removed, and yet, which parts of the structure should be retained? With that in mind, architect Tim Hagman was going to make a presentation of a structure he helped to design which incorporated the existing Mill St. Station while "spiffing it up." The other motivating factor in keeping the existing Mill St. Station was the fact there were eight or nine tenants in the building. If they had torn the building down, they would all be basically put out of business. Sunny said there had been some preliminary discussion on the building in which Mona said it would be prefer- able to keep it. He also said this would be a growth management application coming up for co~nerciat space this year so this is the first step in that process. Gaard noted that the history of that facade dates back almost to 1972. Tony said their primary coneern was to keep everybody out of the street, meaning the tenants. If they ripped it down, they would all be out of business. On a remodeling basis, they were told that it would take a maximum of three months, therefore, they could give everyone a long term lease and they could move back in when the work was done. Tim Hagman then displayed and explained the blueprints of the proposed Mill Street structure. Tim explained that the existing Mill Street Station was composed of around 6500 square feet and the pro- posed addition was around 20,500 square feet, totaling about 27,000 square feet. Terry asked Sunny if you include the total existing on the GMP and Sunny said he didn't think so, he thought it was the net new addition. Terry then asked if they could build it in phases as the project would take 85% of the GMP for next year. Jon said this ~as what competition was all about. Sunny said there would probably be less than 24,000 square feet for GMP this year as the City Council approved more than 24,000 last year so a portion of that will probably be deleted this year. Jon suggested the architects build a model because it gives a sense of scale. He said, in his opinion, they had done a really fine job considering the square footage they had to work with. He liked the fact that the mass of the building was off the street and they had broken it up with courtyards. However, knowing the problems this body had in the past, and since this was the largest building the commission has ever reviewed, a model would be really helpful. Sunny said Tim could do it just as a massing type of model, showing the relationship to the Wheeler and the other buildings on each side. - 5 - RECORD OF PROCEEDINGS Ajax Mountain Associates Durant & Hunter Streets Preapplication Review Jon asked if there was any building already existing in the area which would be like the proposed structure, such as with building materials. Tim said there was a tenuous comparision with the Aspen Grove building, with the green spaces and places to sit. Jon then said that in light of the fact this project would be a sort of all or nothing project, it would be very helpful to have a model. Gaard then asked if there was any way to get a visual contact for the pedestrian to know there was a court- yard in the center if they were passing the Mill Street doorway. Tim had looked into that possibility but it would mean the Aspen Bar & Grill would have to relocat~ their kitchen which would be a great expense to them. Tony said that when he made the introduction, he stated their main concern was not to displace the tentant and the major tentant was the restaurant. Gaard noted they were definately going to make the interest on Hopkins Street significantly improved from what it is now. He did say the building was getting a bit of a factory look. He was also concerned about the look from the alley side as no one is sure about what is going to happen to the Wheeler. Mona was wondering about how the trucks in the alley would get to the restaurant on the third floor and she was told they would have to go down a flight of stairs to the elevator which serviced all three floors. There was then a discussion on what action to take on the building at this time. It was decided that Tony would schedule an appearance at the next meeting for a preliminary hearing. They would most probably bring a model to that hearing. Ashley Anderson attended on behalf of Garfield & Hecht: attorneys for the applicant. He said they had gotten approval of the entire building from the HPC last year but thought they should come back for a review since there were new members and it would give them a chance to see the building model. Ashley introduced Jack Loller, one of the architects on the building. Jon asked how many square feet the second phase incor- porated and Jack told him there was 12,500 square feet. Sunny noted that HPC did give prior final approval to the entire building and the fact it was to be cons~ tructed in a phase he wasn't sure about. However, they would be up in competition with the others and scored again by the HPC for the second phase. The model was discussed and explained at this point. Ashley was asking for approval for the new addition. He added there were no modifications in the external part of the building. Sunny said he would confirm in writing that there is no lapse period on the approval of the building from last year. - 6 - RECORD OF PROCEEDINGS Gargoyle ~il~i~g E. Hyman St. 01iphant House 210 Lake Avenue Public.Hearing and Final Approval Arthur's Chinese 132 W. Main Final Approval and Public Hearing A motion was made at this time by Richard Cicero that the architects of the Mill Street Station project return for their preliminary he~ing with a model. The motion was seconded and all were in favor; motion carried. Robin Molny attended on behalf of Mason & Morse, Inc. He stated that although the building had already been approved he was to bring back samples of bricks which will be used on the building. He already had a building permit issued on it so he did not need to bring in the working drawings which were also required. He also said that if they use awnings on the building, they will bring the material in for approval. He was told that if they do not paint the metal on the building to match the brick, he would have to bring that back for approval. He said there was an 80% chance the metal will be painted to match the brick unless they run into economic problems. Gaard then made a motion to approve the materials presented and Mona seconded the motion. Ail in favor; motion carried. William Clark was excused from the meeting at this time. Welton Anderson appeared reminding the commission that he had received approval of the building pending receipt of letters from neighbors. He stated that Jack Nicholson's representative was very hard to get a hold of; however, they do have a letter on the way. He presented the commission with a letter from H~y Pederson and the attorneys from the Aspen Center for Environmental Studies also has a letter on the way. The meeting was opened for a public hearing but there was no public present so the meeting was closed to the public hearing. Mona moved to make preliminary approval with final approval pending the receipt of the two letters. Richard seconded the motion. Mona corrected her motion to state the two letters from the owners. Ail in favor; motion carried. Restaurant Welton Anderson stated the ARI building would be moved next to and lowered to be equal with Arthur's Chinese Restaurant. He also stated there would be a bar in the ARI building which would serve only soft drinks. Mona asked if there would eventually be a building on the site left by the ARI building and Welton said there were no formal plans at this time but there would probably be some employee housing. For the time being_ ~ they would fill in the basement area left by the moved building. Jon opened up the public hearing and as there was no one present he closed the public hearing. Welton said the basic phasing of the project was to move the building, keep the restaurant open during the summer, and then during the fall off-season to demolist everything which was built after 1910. - 7 - RECORD OF PROCEEDINGS COMMITTEE COMMENTS Jon said the problem with the project was that it was being done so "piecemeal" that the HPC was constantly approving something on it. Sunny said the concern was that the HPC needed assur- ance they would not approve something today and then have something happen to the existing Arthur's. Jon did not think his concern could be addressed until everything came in at one time. Richard then made a motion to approve the moving of the building conditional on the upgrading of Arthur's Chinese Restaurant. Mona seconded the motion. There was then a discussion as to whether a time frame should be set. The motion was modified to grant approval of moving the house, conditional on the upgrading of Arthur's within a year and have the landscaping as the plans show in place by the winter season. Mona then seconded the modified motion. Ail were in favor except John; motion carried 4 to 1. Sunny said there was to be a motion at the City Council meeting on July 14, 1980 which sets up a moratorium on subsequent development on Main Street with the exception of remodelings for a period of six months. He felt fairly certain that it would go through. He said also that Mona was very concerned about the HPC getting together as a body to discuss some of the guidelines and the committee would also have to get together to discuss the Main Street moratorium so he would schedule a meeting for the very immediate near future. Mona also said she would be absent at the July 22, 1981 meeting. The meeting was then adjourned. Deputy City Clerk