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HomeMy WebLinkAboutminutes.hpc.19740329 RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee March 29, 1974 Meeting was called to order by Chairman David Finholm, with Judy Ferrenberg, Mona Frost, Lary Groen, and John Stanford at 3:10 P.M. Approval of Minutes Judy Ferrenberg made a motion that the minutes be approved as written and submitted. Mona Frost seconded the motion. All in favor, motion carried. Building Material Research Mona Frost reported that she had done some research on building materials used on the commercial buildings on Galena Street through newspapers of the 1889-1890 period. Red brick and sandstone were the primary materials, with imported wood such as cherry and mahogany being used as well as granite and marble. Judy Ferrenberg then suggested that the Committee write a letter to Council suggesting that the side- walks constructed in town be made of sandstone. Wheeler Opera House Finholm then stated that an excellent picture of the original front of the Wheeler Opera House had been found, and that it should be shown to Ted Armstrong so that he would be better able to restore it as closely as possible with the original frontage. Lary Groen then stated that instead of the three awnings shown in the original picture, he felt one would be more practical. A cost estimate had been received of $320 for this. He had also received an estimate on the six, one-half dome awning~ to be placed over the large windows on the main floo~ for $900. It had been suggested that the owners of the Thrift Shop pay for part of this. Paepke Designation Ferrenberg stated that she had contacted Mrs. Paepke, but that she had not, as yet, talked to her about the historic designation. Historic Sign; Aspen Supply Finholm then stated he had talked to Tom Sardy, who was to approach the owners of Aspen Supply in regard to the restoration of the Aspen Supply historic sign. Historic Preservation Week Ferrenberg stated she had begun to work on the His- toric Preservation Week; she had approached the newspapers with the idea, and they seemed to be co- operative. Antique Lights Groen then reported on the status of the antique lights that were going to be placed around the city. Callahan Property Frost then mentioned that she had again contacted the Callahan's, and that they were still not ready to designate their property historic. H.P.C. Review - RBH Joint Venture Office Building Plans for the RBH Joint Venture Office Building were then presented to the Committee by architect Jack Walls and Bob Sterling. All members of the H.P.C. had previously reviewed these plans. John Stanford then presented a slide show of the block near the proposed site, for an analysis of the historic characteristics in the district, which were used as the criteria for making the recommendation. The slide show consisted of the block of Main Street between Hunter and Galena Street. Of historic significance was the fact that most of the uses were governmental or religious, and the character of the buildings was large and rectangular and surrounded by open space. RECORD OF PROCEEDINGS 100 Leaves Regular Meeting RBH Joint Venture Office Building, cont. H.P.C. Review - Durant- Galena Building Historic Preservation Committee March 29, 1974 Other considerations were primary building materials of brick and sandstone, gable roof, repetition in placement of windows, arch or gable decor over win- dows, street continuity and symmetry, details (over door), practical use of landscaping, distraction by unsightly items such as garbage cans and trash receptacles, and the unique feature of the Lady of Justice. This section seemed to be one of the most historic sections of Aspen which remained in tact. Stanford stated he felt it was important to maintain the prominence of the institutional buildings. Main recommendations of the H.P.C. included that the masonry be compatible with the brick used in the area; that as many trees as possible be retained; that the reveal on the window pilaster not be promi- nent; that the overhang be made less prominent; that a wrought iron fence to join the one around the Courthouse be built and be made compatible; that the paving for the court blend with the brick used; the method of signing be small and unobvious, that the windows control the amount of light and have a stan- dard window covering; that the alley remain accessible for trash collection and fire access. Finholm then moved that the H.P.C. recommend to the Planning and Zoning Commission approval of the RBH Joint Venture Office Building, conditional on the above considerations, which must come in front of the H.P.C. for review. Groen seconded the motion. All in favor, motion carried. Finholm then men- tioned that the reasons it was approved was that it was compatible in materials and in mass and proportion with exisitng buildings, and respects the open space in the area. Chairman Finholm then introduced Steve Marcus and architect, and explained that the last time they had met, the Committee had disapproved the building. Marcus's attorney, Bruce Kistler, and a recorder were also present. Steve Marcus opened the review pro- ceedings with a drawing of the first building that P & Z had disapproved, in that it had been too massive and boxy for two lots. Another lot had been obtained, and a less dense building designed. It was stated that it was not the intention to build a Victorian structure, but to build something contrasting to it. Finholm stated that it was not necessary, and, in fact, it was not desired by the Committee to build a Victorian structure, but the structure could be relat- ed to the historic characteristics contained in the block. The relationships and historically significant characteristics gained from the study of the area, should be respected in what is built down the street and in the area. It had been agreed by the Committee that the building should be more massive, and it was suggested that with the View Plane requirement, that the block should be coordinated to come together in the center, rather than facing out onto Galena Street and being the end in a long line of historic buildings. Marcus stated RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee March 29, 1974 Durant-Galena Building Review, continued that the building should be related to the North of Nell Building and Aspen Square, rather than the historic buildings on Galena. Finholm stated that the only justification they had for recommending in this manner was that the building lies in the proposed Historic Overlay District, and a distinct historic relationship is present. It was also important in that at this point the transportation system ends and the Mall begins. P & Z member Geri Vagnear asked the Committee if they liked the first building better. She stated that the P & Z had felt it was too dense for two lots. Lary Groen stated that the first design, in relation to the whole block or half block would be in better propor- tion and relation with other historic buildings and sites in the area. It was stated that this building would outlast the Independence Building, and probably outlast the North of Nell Building, and that it would become the focal point of the block. Finholm noted that the purpose of the Historic Preservation Committee in it's his- toric zoning was to maintain a building as long as possible if historic. Jam Wong stated he appreciated that idea of the H.P.C., but that architecture itself defines the time they have to work with. He agreed they should go ahead and restore these buildings, but mentioned that you couldn't continue building a city on what you already have. Improvement needs to be made within the city; this is what architecture is all about. He also stated that a correlation was needed between P & Z and the H.P.C. John Stanford noted that they should try to maintain the feeling and character of the City. Finholm re- itterated that the Committee was only a recommending body, but that the four blocks holds a strong rela- tion that should be respected. Kistler stated that there was nothing historic about the swimming pool and the Aspen A's. He noted that the street con- trols the comparables in the area, and that the Committee's authority, according to the Ordinances, rested only on sites or buildings that were of his- toric significance. It is the site or structure which controls the authority of the Committee. Finholm noted that in the Historic Overlay District, the new building is historically significant in that it affects the historic character of the downtown area. Groen maintained that the extent of their authority would have to be determined by the City Attorney, but that he had been assured of their complete legality by her. He also noted that the Committee had not been able to comment on the erection of the North of Nell Building, and they preferred not to have another one of these types of buildings. Kistler then asked the Committee if they felt that these buildings were eyesores; if they displeased them aesthetically. Groen stated that it did not RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee March 29, 1974 Durant-Galena Building Review, continued H.P.C. Review - The Mine Shaft and Fother- gill's Remodel H.P.C. Review - City Hall particularly, if it was located in another location. He further mentioned that Marcus had a great oppor- tunity to make a magnificent statement in downtown Aspen, as it was one of the last pieces of property available. A member of the public stated that Mr. Marcus also had economic considerations in exercising his option of obtaining the adjacent property. The owner has a covenant with respect to design which stated that no Victorian buildings may be built on the property, also. It was a simple case of private owners versus public bodies, and also a case of public bodies not agreeing. Jam Wong stated that even architects cannot some- times agree, and that it is tough for a committee to pass on an architectural design decision. Lary Groen reitterated that the recommendations are not binding, and that the H.P.C. was only one of many inputs into the P & Z decision. A member of the public stated that Aspen had been trying to legislate good taste for many years, to which Lary Groen stated again that nothing was binding in their decision. Ferrenberg stated that the architects for the RBH Joint Venture Office Building had been very compatible with the surrounding area. It was mentioned that there was probably something significant to grasp in the area, while in downtown Aspen, there were no overrding, single important characteristics. Groen stated that one thing that was significant was the lack of wood detail on the surrounding buildings. Architect Jim Von Breuer asked that the Committee give them some suggestions to make the building com- patible before they begin making extensive plans for the building. The building was composed of two pre- fabricated metal structures. The 22' wide building was going to be town dow~a and replaced. Fothergill's was considered by the owner to be a feature of Aspen worth retaining, and this use would be integrated into the structure by giving a small space for his business. An apartment would be expanded, but no new functions would be added to the area. A plaza would be built in front of the area, with parking in the rear, and adequate trash facilities. The whole three stories involved can be made compatible, and Von Breuer requested the Committee's recommendations on this. Finholm then stated that the members would have to go look at the property in question, and then set up guidelines for the remodel. It was asked by the architect that the Committee should also consider what P & Z would require and like to see done. City Manager "Mick" Mahoney then approached the Committee with the idea of adding a window on the east end of City Hall on the second floor across from the City Clerk's office. The main consideration was whether the window would be matched in spacing to RECORD OF PROCEEDINGS 100 Leaves Regular Meeting Historic Preservation Committee March 29, 1974 City Hall, continued Wheeler Opera House Restoration Historic Preservation Plan the other windows in the building. Judy Ferrenberg made a motion that construction of the window be allowed in the east side of the proposed historic City Hall in relation to the existing windows, horizontally and vertically. Mona Frost seconded the motion. All in favor, motion carried. Mahoney then asked if the Committee would like to discuss the restoration of the Wheeler Opera House. He stated that he had $32,000 in the budget for the restoration. Finholm suggested that priorities should be established with C. T. Collins, and that he should be asked to the next meeting to discuss these priorities. Finholm also suggested that, since last year they had done exterior work to appease public opinion, this year interior work should be done. Mahoney stated he could get additional funds for interior work. Mahoney then told the Committee that the hall on the east side of the building had been given to Colorado Mountain College for expansion. The west entrance, which was sued as a fire door for the first floor, should be made more accessible and be used as the main entrance. Also he noted that CMC was going to cut into the false roof and make a balcony for ventilation purposes. This was going to be sub- mitted on May 2 to City Council. John Stanford brought up some old business - to designate the Aspen Community Church a historic structure. Ferrenberg stated that, as yet, there was not enough data for the church, but that it was being worked on. Ms. D. Brinkman was going to attend the next meeting with her plans. He also reported that Dick Arnold did the work for the City without bids being required. Stanford asked Ferrenberg what she had done on the Historic Preservation Week. She stated she had talked to Bill Dunaway of the Aspen Times, and Tom Carter of the Aspen Today. In regard to the Historic Preservation Plan, Stanford suggested that until the Historic District is officially adopted and they as a Committee have set up useful criteria for building review, that they keep their statements, in review cases, to cut and dried statements backed up with the reasons. Stanford then asked the Committee to do some home- work. To write a final text of the history of Aspen, he needed some historical data gathered. He asked the Committee if they could help on this. It was also mentioned by him that more design analysis needed to be done for criteria. Chairman Finholm then made a motion to adjourn the meeting. Seconded by Lary Groen. All in favor, motion carried. Meeting adjourned at 5:30 P.M. Secretary