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HomeMy WebLinkAboutminutes.hpc.20060222 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 22. 2006 Chairperson, Jeffrey Halferty called the meeting to order at 5 :00 p.m. Commissioners in attendance: Sarah Broughton, Alison Agley, Derek Skalko and Michael Hoffman. Jason Lasser was excused. Staff present: Amy Guthrie, Historic Preservation Planner Kathleen J. Strickland, Chief Deputy City Clerk Disclosure: Michael will recuse himself on 500 W. Hopkins - Boomerang Jeffrey will recuse himself on 233 W. Main Michael requested that the attorney come to one of the HPC meetings to discuss conflicts. 233 W. MAIN - INNSBRUCK LODGE - PROJECT MONITORING Jeffrey recused himself. Michael chaired the meeting. Exhibit I - new design Gwenn Dickenson, project manager. The original design approved a stair tower in the rear, a one center stair tower. Fire code would not allow the one center and they made them do two stair towers. All we did was replicate the exact design that HPC approved but did one on each end. The architects believe the new design with a pointed gable is much more in keeping with the design of the building as opposed to going to a shed roof. All the neighbors are supportive of the current design and the design works with all the gutters and snow stops. Amy pointed out that Jason was interested in bringing the scale down and not having the open gabled roof. Sarah said the new design was appropriate and they are going to have snow issues no matter what. The gable will shed on the front of the stairs. Alison said she agreed with Sarah that the snow issue is something that will have to be handled. Either design is fine. Derek said this is an alley fayade and he is fine with the original design. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 22. 2006 Michael said looking over both plans he does not see a meaningful difference. Exhibit I accepted. 308 E. HOPKINS AVE. - CONCEPTUAL - PUBLIC HEARING MOTION: Sarah moved to continue the conceptual development and public hearingfor J08 E. Hopkins until March 8th, 2005; second by Michael. All in favor, motion carried. 330 E. MAIN - HOTEL JEROME - CONCEPTUAL DEVELOPMENT - PUBLIC HEARING Affidavit of posting - Exhibit I Bill Poss introduced the team: Steve Barlin, Tag Gallion, Laura Kirk, Richie Kampo, Chris Ridings and Maurina from Poss and Associates. Amy said it was a little difficult to determine what should be dealt with at conceptual and what at final. Demolitions and additions are the issues for tonight. They include the front entry/columns. The front door units are not the original but the doors were set up as is originally. Stafffeels there are other ways to address their desires for the entry. Staff suggests a restudy. The next item is enlarging upper floor window openings and after discussion with the architect they do not intend to pursue that. The building was originally a massive square with a small wing. The wing has already been sandwiched with new construction and that is where the new fitness room is planned to go. Staff is concerned with erasing any visibility of that addition on the courtyard side of the building. They do plan to do a glassy addition and keep the wall in place. A lot of the visibility will still be covered up. The final part is the addition on the newer wing. The location complies with the guidelines. It is set back far from the street. The only discussion is that the rest of the building has flat roofs and this addition is proposing pop up roofforms. We think that conflicts with the guidelines. Staffrecommends continuance to study the addition, roof form and possible relocation of the fitness room. Tag is an architect from West Virginia who worked on the Green Briar, and Broadmore. 2 -'~-'"., ......._~.,'~,-.,-"_.- ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 22. 2006 . Steve gave a synopsis of the approach they intend to take on the building. The Broadmore opened in 1918. The Manitou and Pikes Peak Railway opened the same year and the Hotel Jerome which was 1889. Oklahoma publishing is a private company owned by Christie Everest. The company is 103 years old and founded by her grand father. Steve and Tag have worked with the company for 20 years and Tag was involved in designing the Hershey Hotel. Steve said the Hotel Jerome was owned by Jerome Wheeler and constructed during the front end of downside of the silver era. He had problems with his construction partners. The result was that the hotel was never really completed. His dream was to create on of the grand hotels reminiscent of those he knew in Europe. At the end he curtailed those plans. Tag said the hotel seems to have never been finished. We are now in the position to have an owner who has the desire to do the right thing and have a long term view to make it what it should be for the next generation in Aspen. Tag said historically every hotel would have had awnings on its south, east and west guest rooms. They should have been on the building at the time it was built. Bill said they will be restoring all of the windows as they were not finished properly and the cladding is coming off. They will work with an historic window company. Awnings will be put back onto the building. Everyone hangs out at that corner. In order to accentuate the curves and arches on the windows we are proposing to put the awnings underneath to accentuate the curves ofthe arches in the brickwork. The awnings will add a little residential feeling. A complete restoration will occur inside the hotel. We also propose to add a presidential suite to the annex which was built in 1985 and 1986. It will be a low key pent house on Bleeker above the annex. The exercise will be over the courtyard and on top of an addition that was done in 1986. We plan to make it very transparent in glass so that the windows read through the historic addition on the back. The addition also allows us to connect on the second level between the old building and new building which is very much needed. It operates too much as separate entities. The street seam and courtyard will be redone between the annex. After reviewing the plans we intend to keep the pilasters at the entrance of the building. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 22. 2006 In order to add life to the building we propose to add metal rail insets in the window openings that are 18 inches. One safety issue is that children climb onto the ledge and the rail insets will alleviate that problem. The railings would mount to the window frames and not touch any of the masonry. Also the awnings would not touch the masonry. We plan to restore a lot of the metal work in the cornice area and cleanup and re-point the brick. Amy said tonight's discussion should be on the entry, addition and fitness room. Bill said with regard to the pent house we are trying to keep it a low profile with light in feeling and a lot of glass and flat roofs. We are staying below the older Jerome height. Michael said staff's concerns are the fitness room, entry and pent house. Michael asked for perspectives of what the presidential suite would look like from various angles. Bill said they could do a 3-D model. Bill said the courtyard will be enhanced by a water feature. Chair-person, Jeffrey Halferty opened the public hearing. There were no public comments. The public comment section of the hearing was closed. Commissioner comments: Derek said this is exciting and refreshing. The packet was easy to ready. Regarding the mass and scale he is comfortable with it even with the variations of the roof heights. Derek said he also thought something was missing from this historic building. He is in support of everything. Alison relayed that she was pleased that the pilasters were being retained. She had no problem with the fitness area and the fact that it is light and airy instead of a wall works well. At first when he saw the presidential suite it was intrusive on the hotel and after listening to the presentation and review she has no problems with the massing. What is interesting with the hotel is all the different elevations over time. The architects are doing a great job of learning about the hotel and respecting it. The suite would not change the feel of the hotel. Michael said the sensitivity was brought to the board on this project. He is not prepared to approve this tonight because he does not have enough 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 22. 2006 information as to how the penthouse suite is going to affect the neighborhood. He would like to see the 3D before making a decision. Sarah also agreed and stated that she is in support of the glass exercise room as a linking element as opposed to stone. The continuation of the pilaster absolutely needs to stay. The pent house being stepped back 15 feet back off Bleeker will help the perceived nature of anything being on top of it. The 3D model will be good. The impact of trellises and more foreign detailing will become critical in what you do see from the pedestrian level, even from the rooms as you are viewing out and looking across. Sarah encouraged the architects to look at the overall roof and try to minimize that as much as possible along the Bleeker side and also as you look at the courtyard from Main Street. She has a few window concerns. Jeffrey stated this project is commendable. It is quite a task and has a lot of sensibility. Jeffrey supports the restudy of the entry and keeping the pilasters. The addition of the penthouse, he echo's some of staff's concerns regarding mass and scale. The scale is a good relationship but would prefer to see some restudy on simplification of the roofforms. Perhaps a 3D model or regular model would help elevate some of the concerns. Jeffrey has some concerns with shadowing. From mass and scale the fitness addition is in an appropriate place. The linking element is a sensitive way to treat the historic relationship. He echoes Sarah's concerns on the eastern elevation treatments inside the linking element between the historic hotel and the new annex. Some of that elaborate treatment needs restudied. Some of the fenestration and awning treatment will be discussed later. This is a commendable project. All of the investigation the team has done has paid off. It is a truly historic landmark. He can support the proposal with conditions. He also supports the 3D renditions. MOTION: Michael moved to continue the application until March 8th; second by Jeffrey. All in favor, motion carried. WORKSESSIONS - 218 S. THIRD STREET -135 W. HOPKINS AVE. 500 W. HOPKINS - BOOMERANG MOTION: Michael moved to adjourn; second by Jeffrey. All in favor, motion carried. Kathleen J. Strickland, Chief Deputy Clerk 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 22. 2006 233 W. MAIN - INNSBRUCK LODGE - PROJECT MONITORING ............................ 1 308 E. HOPKINS AVE. - CONCEPTUAL - PUBLIC HEARING .................................. 2 330 E. MAIN - HOTEL JEROME - CONCEPTUAL DEVELOPMENT - PUBLIC HEARING........................................................................................................................... 2 WORKSESSIONS - 218 S. THIRD STREET -135 W. HOPKINS AVE.......................... 5 500 W. HOPKINS - BOOMERANG ................................................................................. 5 6