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HomeMy WebLinkAboutminutes.hpc.20080213ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 13.2008 Chairperson, Michael Hoffinan called the meeting to order at 5:00 p.m. Commissioners in attendance: Brian McNellis, Nora Berko, Alison Agley, Ann Mullins and Jay Maytin. Sarah Broughton was excused. Staff present: Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk Jim True, Special Counsel MOTION: Alison moved to approve the minutes of January 9`~; second by Ann. All in favor, motion carried. MOTION: Jay moved to approve the minutes of January 23'd as amended by Brian and Michael; second by Brian. All in favor, motion carried. Disclosure Michael will recuse himself from Hannah Dustin. Sara said we have a demo by neglect issue: Poppie's restaurant. HPC would file a petition to the Chief Building official and then a site visit would occur with the property owner about the issues that need addressed and help him understand what needs to be corrected to make sure the building does not fall into complete disrepair. The main issue is the tarp covering the roof at the rear of the building. There also seems to be a lot of water damage to the siding and the walls are bowing. Jay responded that the property is beautiful and he supports HPC's intervention. Brian thanked staff for following up because this has been a concern for a long period of time. He lives across the street and it looks precarious from the outside. Amy Margerum said she lives in the west end and she loves having a little neighborhood restaurant. If you do this he will go out of business. He doesn't have the money and possibly the City can help him with grants. Amy pointed out that the restaurant is a wonderful community asset. Michael said there was a loan provided by the City to facilitate the repairs and the repairs were never made and the money was eventually recovered. Our purview is to make sure historic structures are restored. t ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 13.2008 MOTION.• Jay made the motion to adopt the petition and move forward on Poppie's Bistro; second by Brian. All in favor, motion carried. Hannah Dustin - 300 S. Spring Street Michael recused himself. Alison chaired. Stan Clausen pointed out that this is a continued hearing. At the end of the last meeting the consensus was that there were still concerns about the facade elevations and possibly about the fastenings and the landscape plan. With that we have provided a new submittal. Sara said the applicant was asked to look at the north elevation fenestration and staff feels that they have successfully met the guidelines and created a much more interesting far~ade. In terms of the fenestration it is appropriate for that block. They were also asked to possibly restudy the materials to better relate to the existing building. In the staff reports we still feel the materials are appropriate for the building. We feel that they meet our guidelines and are distinguished, new from old. The architects will go over the fastenings. The architect also incorporated changes to the landscape to make it more orthogonal. Robin Schiller, architect for CCY said the significant changes are varying the fenestration. Before there was a pattern of repetitive windows. In particular we have created a large opening on the third floor which creates some of the lightness and openness. Robin presented the board with renderings and perspectives indicating how the west and north facades relate. The building wraps around and transitions around the corner. We did look at considering using brick for the addition. To have a brick building with the existing Hanna Dustin brick to the east and to have the addition as brick as well would mean there would be a half block on either side of continuous brick. We feel that is not a good contribution for the streetscape. The fasteners have been confirmed with the manufacture that there will be surface exposed fasteners. They are screws about three eights of an inch on the head and they are prefinished to match the colors of the panels. Stan Clausen said they changed the landscape plan to make it more orthogonal and eliminated the curvilinear elements on the comer. We eliminated one of the trees that blocked the appreciation of the rectilinear area of the building masses and changed that to low vegetation. We 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 13.2008 eliminated those areas prescribed to be perennials and instead added low juniper shrubs. There is a bicycle storage rack which is in demand and we were able to put more bench seating into this plan. Nora inquired about the PaperStone. Robin said it is a product that is made largely from recycled paper and is put into a resin type binder which makes it durable and weather proof. It will be involved in a rain screen installation which means that it actually fastens to furring strips that hold slight out from the surface of the building and moisture and get behind it and then the water proofing is actually on the surface of the building. There will be about a 3/8 inch space between each panel which will create horizontality. Ann asked if the street tree spacing is dictated by the City. Stan said the trees are spaced at 20 feet which is the requirement of the Parks Department. Ann also asked about the material of the hard cape. Stan said it could be brick pavers but they have not specified it yet. Ann suggested that the hard cape be reviewed by staff and monitor. Brian asked Robin to explain the elevator elevation. Robin said on the ground floor there will be a glass fronted display cabinet a foot deep for the real estate office to display some of there properties. On the second and third floor there will be a glazing and at night a low light to break up the facade. The north elevation is not a single plane; there are quite a few moves breaking the plane. Alison opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Issues: North facade Wrapping the corner Material fasteners Landscape Ann said the project is really successful. You have taken the prominent part of an older building and framed it nicely. The addition enhances the older building and the material is also very successful. The north facade with the recessed planes really helps with the transition of the building. The landscape plan is fine and we can review the materials once they are chosen. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 13 2008 Brian said he didn't think Sarah's intent was to have the entire building be brick. She was probably trying to emphasize that you create an element that bookends. The idea would be to create an element on the elevator of a different material. Brian said he was never opposed to the original fenestration on the north side and at this point is very comfortable with the design. Brian also pointed out that the landscape design is much more successful. Jay said the material works well and the recyclability of the product itself is great. Jay thanked the applicants for taking the HPC comments and incorporating them in the plan. The elevator design works well. Nora applauded the architects. The play of the planes works well on the north elevation. The design leaves imagination to the viewer. The PaperStone material and spacing are very successful. Alison said the fenestration is a great improvement on the north facade. The wrapping of the corners is successful. To people who live here it will feel like a lot more density on that corner than they are used too. Alison said she can overlook guideline 2.26 because this is a new material and it seems very durable. The material selection breaks up the block nicely. The 3/8`h reveal and the fact that the fasteners will show will create more depth and interest in the design. MOTION.• Ann moved to approve Resolution #4 with the following additional condition. The hard cape will be reviewed by staff and monitor. Motion second by Nora. All in favor, motion carried 5-0. Yes vote.• Brian, Nora, Alison, Jay, Ann Work session - Paepcke Auditorium No -minutes MOTION: Ann moved to adjourn; second by Alison. All in favor, motion carried. Meeting adjourned at~6:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 4