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HomeMy WebLinkAboutminutes.hpc.19771108RECORD OF PROCEEDINGS 100 Leaves A regular meeting of the Aspen Historical Preservation Committee was held at 1:00 PM in the Council Chambers of City Hall on November 8, 1977. Those members present were Lary Groen, Terry End, Sally Parrish, Gaard Moses, and Jerry Michaels. Also present is John Stanford of the Planning Office. APPROVAL OF MINUTES RESOLUTION ON SIGN CODE The minutes of the November 1st meeting were addressed by the members. Groen made one change on page 2, Dar. 3, 4) change west stairway, to stairways only. Ms. Parrish moved to approve the minutes as amended, seconded by Ms. End. All in favor, motion carried. Stanford reviewed with the members the Resolution on suggested changes to the Sign Code which has been drafted from the suggestions and discussions held at the previous meetings. The members reviewed these. Groen questioned 94, which deals with changes in the Main Street Historic District. He feels it should be more clearly specified, but Stanford explained that this is only a request that it be changed, leaving the amount of the change open. He is hoping that this Resolution can go directly to Council for action, with- out having to be approved first by the P & Z. Ms. End discussed ~3, which does away with the $5.00 fee, and Stanford explained that many businesses do not apply for the fee anyway, and it would cost more to pursue this in court than is worth the fee. Usually the signs are not in violation of the code anyway, and those that are should be dealt with by the Building Inspector. Enforcement is the important factor. Ms. End moved to adopt this Resolution WHEREAS, the Historical Preservation Committee received a request from the Mayor of Aspen to review the present sign code for possible loopholes and oversights that would allow for signs that are in- consistent with the intent of the sign code, and WHEREAS, the Historical Preservation Committee has analyzed the sign code and conducted a visual survey to further analyze the existing signs in the commercial and office districts of the community, NOW T}tEREFORE BE IT RESOLVED, that the Historical Preservation Committee has developed the following recou~endations resulting from their report which accompanies this Resolution: 1. That the HPC should ammend their design review guidelines to require plans for new construction in Historic Districts to indicate how signs will be displayed. 2. That the Building Department should conduct periodic review and enforcment of the sign reg- ulations (example: one day per qurter). 3, That the sign code should be amended to eliminate the sign permit requirement and the $5.00 fee. 4. That the sign code should be amended to reduce the maximum permitted size of signs in the Main Street Historic District in order to preserve the remaining resudential character of the street. 5. That the maximum size graphics placed on building walls be eliminated to permit graphics to be used to enhance the overall appearance of a building and compliment the visual impression of the vicinity GROWTH MANAGEMENT PLAN HPC SCORING PITKIN CENTER but not to be used as an "attention getting" device. Ms. Parrish seconded this motion, all in favor, motion carried. Stanford explained to the members the upcoming projects that will be reviewed by this committee in conjunction with the GMP, and reviewed the form that will be used in this scoring. These will be used in evaluating projects for 1977-78 alocations in the GMP. He suggested a simulated review and allocation of points then they will be making actual scoring points at the next meeting when the public hearing for Aspen Grove will be held. Bill Clark is present today to review with the members an application to build a bank on the two end lots on the corner of Hyman and Hunter (block 94 lots R & S). He stated that the entire project will cover the five lots at a future date, but for the present they are only working on these two lots. The final progress of the development will take it all the way up to the Gargoyle building. When he originally discussed this project with the HPC about a year ago (at the onset of Administrative Delay) they had proposed a three story building with a restaurant on the top floor. Since that time they have revised their plans and are now proposing a building that is about 10ft. lower and only two stories. This will be primarily a single use building, housing the Pitkin Bank. There is the possibility · that until the Bank is fully developed some surplus space could be used as office space. Clark presented a model of the proposed Bank, and explained that in designing this the massing, bulk, and colors, tried to blend in with the adjoining building, the Aspen Plaza. They have provided 2,000 sq. ft. of open space. There is a 20 ft. walkway in the front of the bank, and this model shows this as being covered. Clark explained their reasoning behind this, and that it could be built either covered or uncovered. If it is covered it would probably have a wooden floor for a "broadwalk type" effect. Clark stated that they have obtained a committment from Steven Marcus one of the owners of the Aspen Plaza Building, to have a transformer panel moved to allow the walkway to continue through his building. This is one of the objectives of the Planning Office, for pedestrian walkways. The plan shows an internal mall area, using different heights and shapes in the building itself. He suggested taking the walkway all the way down to Toms Market if possible. The materials for this building were discussed, and Clark expalined that they had tried to find something that would blend in with the Aspen Plaza Building. They have gone to a redder tone brick, with a pearl gray color metal roof. This is called "terne" roofing. This material must weather to become the darker grey color. Mike Dakin of Benedict & Associates is here also to explain this project, and he discussed the covered walkway and the atrium type design in the front of the building. The tree that exists in that area now will be retained, and incorporated into the design of the building. The covered walkway would have to be approved by Council for encroachment into the right of way. I~ would be about 9ft. high. Groen asked whether the posts that hold up the covering on the corners could be eliminated to prevent damage from cars, and Dakin explained that the posts are set RECORD OF PROCEEDINGS 100 Leaves back about 2ft. from the road. The walkway ends about 2/3 of the way down, in front of the atrium part of the building, and Groen questioned this. Dakin explained that this would be continued in effect into the tower entrance of the building. Michaels feels that the canopy is a major design element in this building, and breaks up that large expanse of brick wall, however, he is not really in favor of covered walkways and feels that they block the view when you are walking under them. The members continued to review the plans and model at length. Clark reviewed the interior floor plan of the bank with the members. There will be a drive up window on the Hunter Street side of the building. This is a requirement to obtain the Bank Charter. It will be open from 7-9 and from 5-7 in the evening. Hopefully this bank will be ready to open in 1½ years. Clark explained that they are not really excited about the drive up and don't want to use it unless absolutley necessary as it might cause traffic problems. However, it is built flush with the building, and will not be a separate structure. The walkway outside the building was discussed at length, and various alternatives suggested. The roof material was discussed, and samples provided by the applicant. New, the material is shiny like stainless but weathered, it appears a pearl grey color. Groen suggested having the material pre-weathered if possible so that we prevent an overly reflective roof. The equipment on the roof has not been determined, but it will be kept at a minimum. The greenhouse will be heated by solar heat, possibly. There will be a sky- light on the roof of the building. Lighting the atrium was discussed, and Clark indicated that no direct lighting will be done in this area, possibly some uplighting and lighting in the main area of the bank for security purposes. You will be able to see directly into the bank from outside, and the lights will be against the back wall. There is no exterior lighting planned. The railing material was discussed and Dakin stated it would probably be wood. The basic materials of the building then are masonary, turne roofing and wood on the canopy and railing. The top of the Aspen Plaza Building will be able to look out over the top of this building. Stanford stated that the massing is compatible with the downtown area, and the likes the contemporary approach to the building. The building, however, is comprised of three basic masses and he would like to see more break in the back of the mass and the large central mass; at the west elevation some type of a reveal to break up the back massing. He had mentioned that the small windows seemed to look a little Vic- torian and possibly they could be done a little more contemporary with detailing similar to the large windows. Dakin stated that they planned to do some brick detailing such as "soldiering" over the window heads. Possibly, Stanford suggested, the roof could be joined to the building in some other way. He has no problem with the roof material and feels it blends in with other roofs in the area, such as the Tom Benton building. Groen also feels that this proposal works well with the Aspen Plaza Building, but he would like to see the walkway continued across the full length of the building. Ms. End is generally pleased with the proposal and has no major problems. Ms. Parrish has no particular problem with the walkway, but would like to see it continued the full length of the building. Michaels does have a problem with the walkway. He suggested using wrought iron for the railing instead of wood. Groen would like to see the roof material pre-weathered to the darker color before putting it on. The window and door mullions will be of the same material as the roof and the windows will be of anodized aluminum clab, double hung glass. This project will be rated by the GMP standards later by the members. At the time of the Public Hearing Michaels would like to see a definite plan for the lighting, and signing. Clark stated that the major sign would probably be placed on the Tower entrance. The public hearing will be scheduled for November 29th. Under the G~P scoring proceedure, the members do not have to give formal approval, but refer the project to the public hearing stage at which time formal ~ ratings will be done. The project will then be forwarded on to the P & Z for consideration. ASPEN MOUNTAIN BLDG. Michael Gassman is present today to review with the HPC members a proposal for a building between the Center building and the North of Nell Building. Stan Johnson is owner of that property. This is not in the historic district? but under the GMP they are required to review any project within the CC and C1 district. Johnson is hoping to have this area re- zoned from the present "conservation zoning" to "commercial". Gassman stated that the site where this project is proposed dictates the type of building to be built. He reviewed the current structures ad- jacent to that site, the ski corp ticket office, the ski corrals, and the railroad tie retaining wall. The develooer has tried to incorporate a public use into the use of this building. The building will have three roof levels that can be walked on, with the exception of a small area. There would be about a 10 ft. distance, with ste~s to get to Little Nell. The uses housed in this building would be restaurants, and ski cor? ticket office. The building would be set back about 18 feet from the street and goes back in 24 ft. steps so that by the time you reach the highest point you are back about 60 ft. from the street. Brick, cortense steel, and brick paving would be the materials. Masonry walls would be used. The first level of the building would be somewhat below grade, the second level about even with the railing at the Center and the top level a little below the top of the Center. Groen asked if there were any olans for enclosing the area designated for outdoor dining to enable the people to use this all winter. Gassman stated that there were no plans for this. He presented some photos of the originally proposed building for this site. The members continued to review the plans and discuss the project.' Stanford agrees that the terracing is the right approach for a building in this location, but his initial reaction is that the building is just too large for the site. The uppermost level is out of porportion. From the massing standpoint, he feels that the east side should have the same degree of terracing as the west side to give it balance. Michaels pointed out the difficulty in negotiating these stairs with ski boots on, which leaves the only RECORD OF PROCEEDINGS 100 Leaves Historical Preservation Committee Regular ~eeting entrance to the area down Dean the liabilitV in this respect. November 8, 1977 Street. He questioned Groen stated that his initial reaction was to picture the project completle¥ turned around, with the terracing facing the Center rather than North of Nell. This would dictate what would happen in that area if any future planner should re-do the Center Building. The windows in this building will be metal framed, but specific materials are not noted. Groen feels that the committee needs more time to review this project. A study session for next Tuesday was scheduled. At that time they will give pre- liminary points for the projects prior to the actual scoring at the public hearing. Ms. End moved to adjourn at 3:00. Groen seconded this, all in favor. Ellen Atkins, Deputy City Clerk