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HomeMy WebLinkAboutminutes.hpc.20080709ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2008 -. Chairperson, Michael Hoffman called the meeting to order at 5:00 p.m. Commissioners in attendance: Alison Agley, Ann Mullins, Jay Maytin, and Brian McNellis. Nora Berko and Sarah Broughton where excused. Staff present: Jim True, Special Counsel Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: Jay moved to approve the minutes of May 28`h, June 11 `h and the amended minutes of June 25"'; second by Brian. All in favor, motion carried. 627 W. Main Street -Final Development -Public Hearing Amy said the project is a brick Victorian on Main Street and it already has an existing addition to it. The proposal is to modify the addition and add a second floor to the addition. A number of revisions have been made in order - to make sure the presence of the addition was minimumized from Main ..... Street. At conceptual approval there where no conditions placed on asking for restudy on the design. This is final review and we are focused on landscape plan, lighting, fenestration and selection of materials. A few things need clarification. In terms of landscaping there is no new landscaping as they do not have a large front yard. The only thing new is the sidewalk that wraps to the secondary entry. A cut sheet for the lighting plan has been submitted. The roof of the addition is asphalt shingles that have a little shadow line to it. The addition will be sided with clapboard. As part of the incentive for granting the bonus the applicant represented that they would remove the paint on the masonry and they have actually commenced the work. It looks like there where concrete patches that where concealed by the paint. There is railing around the entire deck on the new addition which is horizontal cable and staff recommends that it be some kind of wood material. Cut sheets for the windows on the new construction have been submitted. A cut sheet for the new front door has been presented. Right now there is a full light door with a stained glass that is not stylistically appropriate to the house. They are proposing something much more traditional with a half light and two panels below. The last issue that needs clarified is the front porch and the proportions of the columns. After researching staff feels there never was a front porch. It was probably there ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2008 for 30 years but it is not historic. It certainly has a functional purpose. HPC ~,.. needs to decide if it should stay or be removed. Staff recommends approval of the project. Steev Wilson, Forum Phi - We are not putting any lighting on the historic building, only on the addition. There are some parts of the brick that are going to need patching and re-pointing and there are other parts that are filled with gray concrete. We would like to fill the patches in with a matching material. Amy said we need to do a site visit and normally we would like the patches to be replaced with brick again. Ann inquired about the front porch. Steev said the porch has been there since the 70's. It is functional and the owner would like to leave it. We would repair it and keep it. In terms of the windows and doors they would be wood on the interior and exterior. The current windows would be painted. The siding would be a cedar clapboard. Michael asked about the recommendation from staff regarding the railing. Steev said we are proposing a cable rail that is light and easy to see through. We would prefer not to have a wall like railing. Jay asked about how much work would be done to the existing porch. Steev said they would just paint it and make sure the shingles are patched. We will not be restructuring it or putting in any lights. Amy pointed out that the porch is not on the Sanborn map. If it where removed they might have other problems to address. We do not know if it is attached to the brick. Alison asked about the west elevation and the triangle window above the double hung windows. The glass block was removed and a double hung window put in. Chairperson, Michael Hoffman opened the public hearing. Haley Dodd, neighbor asked about the railing on the new addition. It would be a two inch with wire. Maybe something more in keeping with the Victorian should be installed. They are within 12 feet of my house. w... Chairperson, Michael Hoffman closed the public hearing. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2008 ~... Ann said the drawings are commendable and is the triangle clear glass? Michael pointed out that the triangle window is an existing element. Brian said he doesn't feel strongly about removing the window. Alison said with the FAR bonus we should remove the triangle window. Alison supports the proposed railing and it meets guideline 10.4. What we do with additions is to make them a product of their own time. To do a more traditional balustrade on the addition would not read well. Michael commented that the narrower materials allow a better interpretation of the historic resource. Michael said he can support the modern railing. Jay said he supports the railing as presented. Less mass would be more sympathetic to the neighbor and since it is an addition it is a product of it sown time which meets guideline 10.4. If we where requiring the dormer to be removed then the triangle window should be removed but that is not the case so I am in support of the first recommendation to leave the window as is. .,.., MOTION.• Ann made the motion to approve resolution #16 for 627 W. Main with the condition that staff and monitor review the brick patches. All of HPC's standard conditions apply, second by Jay. Discussion: Amy said the applicant desires to use the front door elsewhere on the building. Steev said it would be used in the rear of one of the bedrooms. Michael said he feels the triangular glass is a further intrusion into the historic resource. Roll call vote: Ann, yes; Jay, yes; Brian, yes; Alison, no; Michael, yes. Motion carried 4-1. Isis Notch - 406 E. Hopkins Amy said the Isis Theatre is a designated landmark and in an historic district. The property came through in the mid 1990's from a simple theatre „~_ to a five screen theatre with residential on the roof. At the time the City had ti,,, a requirement that 25% of any lot be left as open space. 25% of this lot ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2008 ,... would have been the entire parcel running along the west side of the ~.. building. It was decided that it wasn't in the best interest to leave that area open so a portion of it was developed and a portion of the front was left open and the City received money as cash-in-lieu for the open space not provided on the site. Over the years the front has been used as a waiting area for movies etc. The city has become the owner of the Isis Theatre and the owners of the residence on the roof have concerns with the use of the area. Skate boarders are hanging out etc. and they would like to see some improvements, some streetscape friendliness. The City hired Studio B. Joseph Speers from Studio B said the concern of the proposed plan is that the idea of engaging the public is not presented in the plan. The Parks Dept. is concerned about benches in the planting strip because they could be hit by snow plows, car doors etc. We need to figure out how to make this more pedestrian friendly. There is also a bike rack proposed in the plan. Susie Krevoy, residential owner above the Isis. The concern is the safety of our family. It tends to be a hangout area for skate boarders. The theater staff uses it as their smoking, drinking area. It is a party area and there is trash everywhere. Besides making it more visually beautiful we would like ,,.~.. some kind of separation where we can walk into our home. It is the entrance ~.,, to a home and the exit of the theater. It is really unclear where the theater entrance is. Joseph Speers, Studio B architects said they where hired by the City to work with everyone and come up with a compromise. We tried to create the separation and we also created plantings and organizations that people won't be able to hang out too much. There is a bike rack between the street trees. We identified a better exit for the theater. The planters are raised off the ground due to the snow melt about 18 inches and then it is raised to 36 inches which will have smaller flowers and grasses. The planters are brick and line up with the break between the doors. The planters are brick and will tie in well with the fire station when built. Ann said she sympathizes with the homeowner and that area is intimidating. It is not the place for a bench. The plan needs some work and you might want to involve a landscape architect. You need to distinguish the public place so that people go through quickly. The entrance to the residence should be a much more detailed scale. Maybe there could be a gate. The ,,.,, public space should relate more to the other public space near the fire ~. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9.2008 ,... station. The plantings should be reworked by the entrance. The Isis exit ~,,. should be treated as utilitarian. A trash can is a good idea. Jay also said he sympathizes with Susie. Jay asked staff if it is appropriate to differentiate the space as private or public or is it all public. Amy said in has to be open in view from the street and open from the sky so you can't have any permanent roofing. In terms of enclosures or gates you can have low walls or fences as long as the public can see over the space. Amy said in the commercial guidelines it says a street facing amenity space like this has to be accessible to the public but the other standards indicate that there can be some kind of enclosure. Ann said this could be a nicely designed private space that is not accessible physically to the public. Alison also agreed that there is an opportunity for a gate that closes and to do something to signify that the area is different than the exit from the Isis Theater. Brian said his idea is to have a step down and a step back up in the elevation between the two planters. ,,.... Jeff Pendarvis who works for Asset Management relayed that there are times when the theater is closed and you can't use the doors but you still need accessibility to the elevator to the residence. Brian said there is some work that can be done to differentiate the two spaces. This is an area that gives an opportunity for creativity. Bentley Henderson, assistant City Manager asked about differentiating the theater access from the residential access points are you referencing something other than the planters. Brian said you have the two elements that mirror each other and basically it makes one space look just like the other. You should start with the planters. Ann said you also can work with the pavement. The exit out of the Isis could be the same pavement as the fire station and do a different kind of pavement for the residential. Alison said she thought the same thing as Ann but they are trying to save the snow melt. Alison said you could also create an L shape at the end of the ~~.,. planters to give a courtyard type of feel. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2008 .a-. ~,,, Ann also pointed out that there is the issue of the amount of detail in each space. In the residential area you want to enjoy that space. Joseph Speers said we would try to create the corridor to get into and out of the residences and not have any screening from the street. We thought screening might invite loitering. The goal was to get in and out of the residence entrance and not have people congregate there. Alison said you could flip the one planter between the exit door and the residence because right now both say this is an entrance. Jay suggested the applicant look at the Elks building space as it works well. The spaces should not look the same. Brian said you need to create asemi-private feel in the residence space. Jeff Pendarvis asked about the gate. ,,., Michael said the idea of something that imitates a gate would be welcomed ~~,,,,., by the commission. Amy said there are probably exiting paths that have to be maintained through the double doors out of the residence and they probably can't do too much of a return as the board was suggesting. Ann pointed out that the likes the idea of a gate and a return but the issues is can they do it. It is important to identify this space because once the fire station is completed that entire front would somewhat of a public plaza. MOTION.• Alison moved to continue 406 E. Hopkins until August 13`h; second by Jay. All in favor, motion carried. MOTION: Brian moved to adjourn, second by Jay. All in favor, motion carried. Me ti ad'o uned .m. -- `i.,,, athleen J. Striol and, Chief Deputy Clerk