Loading...
HomeMy WebLinkAboutminutes.hpc.20000209ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, FEBRUARY 9, 2000 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. Members in attendance were Susan Dodington, Gilbert Sanchez, Lisa Markalunas, Jeffrey Halferty, Heidi Friedland and Christie Kienast. Mary Hirsch was excused. Staff in attendance: Historic Preservation Officer, Amy Guthrie and Chief Deputy Clerk, Kathy Strickland. 130 S. GALENA - CITY HALL - MINOR Mike Cain was sworn in. The affidavit of posting was entered into the record. Amy informed the board that the application is to alter the entry piece on the north side of the building (the alley side). It was built in 1974 and the roof is leaking, which is causing water to shed onto individuals as they enter the building. The proposal is to extend the ridgeline and make it into a gable roof. Staff recommends approval. Mike relayed that the present shingles do not match the building itself originally and possibly HPC would prefer that the shingles match the building. Amy said wood shingles exist on the little roof and the rest of the city hall building has laminated asphalt shingles. Wood shingles were original to the building. Mike said they will not tear down the entire structure, they are just extending the roofline and it is not attached to the historic building. The board determined they could accept either shingles. MOTION: Heidi moved to approve 130 S. Galena with the following conditions: 1. The new materials' shall match the existing materials' on the entry shed. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Motion second by JefJhey; all in favor, motion carried 6-0. Yes vote: Suzannah, Susan, Lisa, Heidi, JefJhey, Christie. 501 W. MAIN STREET - CHRISTIANA LODGE - MINOR Sworn in were Steve Buettow, Mitch Haas, Greg Hills, David Brown Amy relayed that the applicants have restudied the materials to simplify them particularly because they are very close to an historic building. Staff would like more clarification on the railing and the stone that is on the duplex. The stone does not wrap the comer. Staff supports the project. Mitch relayed that the overall numbers of materials have been reduced. The heavy logs have been replaced with modest wood timbers. The 8-inch wavy board has been replaced with six-inch horizontal wood siding. The stone veneer has been reduced to a three foot wainscoting in all but one elevation. The handrails proposed are 8 inch by 8-inch vertical deck timber supports and the fence structure would be four by four. In between the frames of the handrails would be a wire metal cable mesh. The goal is to have the handrails not block the architecture of the building. The stone veneer could be wrapped around the comers to the end but it would impede the function of the doors. Other options are: 1. Wrap it around the comer and have the veneer die into the wall around the comer. 2. Wrap it around and bring it closer to the doors and have it die into the walls short of the opening and closing of the doors. 3. Wrap it around the comer and extend it beyond the end of the wall and have a three-foot bench or so delineating the entry--way. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 Steve Buettow relayed that the owner is agreeable to the stone wrapping around. Comments: Members felt that the restudy of the stone work was acceptable and the new hand rail design. Wrapping the stone around the comer is a stronger detail than stopping it at the wood. MOTION: defJhey moved to approve the proposal for 501 W. Main Street with the following conditions: 1. The handrail as presented in the exhibit dated Feb. 9th and the stone veneer wrapping the corner detail of the building are approved. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Motion second by Christie. Yes vote: Suzannah, Susan, Lisa, Heidi, deffhey, Christie 520 W. MAIN STREET - ULLR LODGE - MINOR Gilbert was seated. Sworn in were Katie Updike and Richard Decampo. Amy informed the board that the Ullr Lodge will be converted into affordable housing units. Businesses in the community can purchase individual units rather than carrying the expense of developing an entire project by themselves. The building is in the Main Street Historic District but the 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 building itself is not historic at this time. Most of the work is in the interior. Staff recommends that a landscape plan be submitted for the courtyard area. Katie relayed that the sponsorship came out of the Housing office. It is not mitigation. It is housing in which Aspen employers are buying and subsidizing and voluntarily putting under appreciation caps and rent controls for the flexibility of being able to put their own employees in the units without waiting out the four years. The objectives of the employer group have been to upgrade the life safety systems of the building, which includes electrical and mechanical predominantly and extend its useful life. Interchanges will help the building feel like a home instead of a temporary place to live. Richard indicated that the pool structure would be removed and partially turned into a lightwell for a lower level unit. On the 5th Street side the parking will be utilized that is already there. There are virtually no changes to Main Street. The fence on Main Street will have a handicapped access to the courtyard. Julia Marshall relayed that there will be more soft-scape landscaping and a few trees will have to be removed. There has been some debate about keeping the orange color but no decisions have been made. The new name will be the Ullr Commons. The board felt the proposal was a good project. Amy relayed that the orange color relays a lot about the period when the building was built. Suzannah relayed that the HPC has been recommending keeping the scheme of how the colors are laid out and where they are as opposed to the exact colors. MOTION: Heidi moved to approve the proposal for 520 E. Main with the following conditions: 1. HPC staff and monitor shall review the landscape plan when it is developed. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, FEBRUARY 9, 2000 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to the HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation 5. Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Motion second by Susan. All in favor, motion carried 7-0. Yes vote: defJhey, Susan, Suzannah, Gilbert, Heidi, Lisa, Christie 110 W. MAIN STREET - HOTEL ASPEN - PH - CONCEPTUAL Susan and Heidi were recused. Amy relayed that the property crosses the alley but HPC is only looking at the building on Main Street. The project has to go to P&Z also. The property is zoned lodge preservation and the city has set up a program to encourage lodges to expand and make the process relatively easy for them so that we can continue to retain some of the older lodges. As part of that process it will be considered a PUD which means that they can ask for variations from certain dimensional requirements. They will be requesting a height variance because the height limit is 25 feet and this was measured at 33 feet. Alfred Beadelston and Augie Reno were sworn in. Augie said it is actually 36 feet and 40 feet to the ridge. Amy said they are trying to make the third floor more sympathetic to the historic district than what the first two floors are and staff felt that it complicated the structure. Staff is recommending a simpler approach. Staff is concerned about the height and view. It is a very large structure and would be reaching 20,000 square feet and certainly will be the biggest building on Main Street. Staff recommends tabling. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 Augie relayed when Ord. #39 was passed it was an ordinance that was supposed to help enable the lodge preservation district to basically continue to exist from an economical standpoint. Also the city wanted more hotel rooms. This is a moderate priced hotel. The building was built in the 50's and was called the Old Nugget Lodge and then remodeled and added onto in 1984 and 1986. The form chosen aligns with Main Street. They looked at a flat structure but basically it would look like a box that was 120 feet long in the east west direction and another ten feet high. There are problems with flat roofs in this climate and they wanted to avoid those. The existing hotel sits in an L configuration. They are proposing a third floor set back 65 feet from Main Street. There will be seven units and approximately 3,300 square feet. They are basically the standard hotel room with the exception of one that will be used as a suite. Augie presented photographs of adjacent buildings. The Molly Gibson Lodge has a flat roof and the Isis Theatre has very large curvilinear roofs. The proposal is for a one story structure with an eight foot plate height and a gabled roof that goes back away from the Main Street elevation. Dormers were added to break up the roofline. The gable ends tie in with the major cross gable roof. On Garmisch there is a flat roof structure that is fairly tall and lowers down to a two-story element. They are proposing a third floor all the way across from East to West. In reality the building is a lodge. If a flat roof structure was added you would not get that feeling of a lodge. Stepping down the form mitigates the east mass. The materials will match the existing wood siding and the roofs would be a different material. In the proposal they want to replicate the shapes along Main Street. Questions: Gilbert asked what the configurations of the property were on the other side of the alley. There was not a block plan showing how the neighbors relate to the project. Augie said the alley makes a turn as it comes from First Street. There is a one story building behind the property. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 Augie explained the details of the existing building. There is a corridor at the second level that goes to a lounge and the intent was to capture the central point of the circulation. That gable could be a little smaller but as you go smaller you loose the lodge feel. The center ridge is 40 feet. The chair opened the public hearing. Swam in were Herb Klein and Tim Semrau. Herb said the design is compatible with the neighborhood and adds a nice element to the comer with the gables instead of a box element. Tim Semrau said he lives across the street on the Garmisch side and he represents the homeowners. He addressed height and scale. The existing height limit is 25 feet and that is why they made this building two stories. Basically the third floor starts at the existing height limit and goes up. Tim calculated 44 feet from natural grade to the top ridge. When the addition goes up it will cut off the view. The committee should consider why this building should start at the height limit and go up from there instead of respecting our current height standards. Another thing to consider; this building has an effect from Main Street and all around the neighborhood. Most of the buildings are a story or a story and a half. The mass is greatly out of character. From the yellow brick school location this building will be massive. The style is interesting but the height and scale is so beyond our current codes and everything else in the neighborhood. Scott Garcia was swam in. He also represented the homeowners for the Victorians at Bleeker. He currently resides in an employee housing unit at the Victorians. He also has a westerly view into the Hotel Aspen. The current proposal will greatly effect his views and for the individuals who live below him. The proposed structure is way out of character for that neighborhood. Bob Morris was swam in. He represents the Aspen Group which currently manages the property. They got involved with the process with Ord. #39 which said if you come in with a reasonable design we will look at anything even if it varies in height and setback. You can see the third story from the end of the park and you are significantly away and Garmisch. There is really no other way to add to the property. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 Tim said most of the lodges have non-conforming uses right now so the reason it went to a minor PUD was to get setback variances and the intent was not to throw out height limit and everything else. The intent was to allow a little flexibility with the existing conditions. The ordinance was not designed to give free reign to the lodges alive, the intent was to keep them in character with the town. Amy received three letters about obstruction of views that were entered into the records. The chair closed the public hearing. Commissioner comments: Christie felt that the building is very attractive and can sympathize with the neighbors but in most cases someone's view will obstructed. The breaking up of the east side is appropriate. Lisa said in general the architecture of the new addition is favorable. She is struggling with the height and different ridge lines. The gables over the box structure would work. Gilbert said his concerns center around the mass and form of the third story addition. From eye level it doesn't impact the pedestrian from the sidewalks of Main Street. The impact from the park is stronger. There is also a strong impact from Garmisch Street. Gilbert requested information regarding the impacts from Bleeker Street and the park and the yellow brick school house. The height is a concern, particularly the center gable at 40 feet high which actually makes it look higher due to the heaviness of the gable. There are other ways to break up the roof line which should be explored. He could support the project if the massing and height were addressed in an appropriate fashion. The other concern is the view from Garmisch Street along the north elevation of the building. The wall is a four story tall wall and it needs broken up. At the next meeting the model should reflect the other part of the hotel and adjacent buildings. Jeffrey agreed with Gilbert as far as the relationship to Bleeker Street and Garmisch Street. The massing and scale could be broken up. The pitches relates in scale but the mass is still very high. Jeffrey is also concerned about 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, FEBRUARY 9, 2000 the north elevation in the alley. For the most part there are three arguments; you take the mass and put it up on Main Street, put it in the middle, or put it all the way to the rear. The effect of the development on Bleeker should be addressed with a site plan before a sound decision can be made. Suzannah relayed that she had no problems with the curved roof shapes and the long gable as they are appropriate with the existing hotel. The massing of the those shapes needs kept down. The central gable is a concern and if that piece could go away, that area could become a slot and not be a large centralized form. The piece should read as a piece of background for the street front of the hotel. Having the gable ends calls more attention to the building than needs to be. Gilbert also said the scale of the vaulted forms is OK. Augie said the board seems to think that the central gable is an issue. How the building addition relates to Bleeker Street is an issue. The style should be more simplistic. Lower the height. Break up the north elevation. MOTION: Gilbert moved to continue the review for 110 West Main Street to March 8th to allow for restudy of the design; second by Christie. All in favor, motion carried. Yes vote: defJbey, Gilbert, Suzannah, Lisa, Christie 419 E. HYMAN AVE. - MINOR Theodore K. Guy was sworn in. The proposal is to replace the old exterior stairway of the Paragon building. There will b 18 feet clear driving distance between the building and the Red Onion building. Right now there is 14 feet. The owner has no concerns with the conditions. Suzannah inquired about the egress requirements on the windows. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 Ted relayed that the two windows in the center are where the old doors are and if the windows do not work they could get the room there. There is one unit on the top floor and two on the second floor. Ted said the requirement on the windows is to be one hour and the Bldg. Dept. has the ability to waive that. There will be an enclosure over the second stair that goes to the roof. Jeffrey said the new stair brings back some of the historical nature of the building. The board is in favor of the metal fire-escape. MOTION: Gilbert moved to approve the minor development for 419 E. Hyman Ave. as presented at the February 9, 2000 meeting to be approved with the following conditions: 1. Provide information showing how the fire escape will attach to the building so as to minimize damage to historic materials'. 2. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 3. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 4. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Christie second the motion. All in favor, motion carried 5-1. Yes vote: Gilbert, defJhey, Suzannah, Lisa, Christie MOTION: defJhey moved to adjourn; second by Gilbert. All in favor, motion carried. 10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 9~ 2000 130 S. GALENA - CITY HALL - MINOR ........................................................................................... 1 501 W. MAIN STREET - CHRISTIANA LODGE - MINOR ............................................................. 2 520 W. MAIN STREET - ULLR LODGE - MINOR ........................................................................... 3 110 W. MAIN STREET - HOTEL ASPEN - PH - CONCEPTUAL ................................................... 5 419 E. HYMAN AVE. - MINOR ........................................................................................................... 9