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HomeMy WebLinkAboutminutes.hpc.20080813ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 334 W. Hallam -fence and landscape ................................................................................ 1 406 E. Hopkins -Isis notch -Minor Development - cont'd public hearing from July 9, 2008 ..................................................................................................................................... 2 604 W. Main -Final Development ..................................................................................... 6 216 W. Hyman -Minor Development ............................................................................. 10 1005 Water Avenue, Ordinance #48 negotiations ............................................................ 13 ~.,.:.. 14 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 ..~ Chairperson, Michael Hoffman called the meeting to order at 5:00 P.M. Commissioners in attendance: Jay Maytin, Brian McNellis, Sarah Broughton, Alison Agley. Excused where Nora Berko and Ann Mullins. Staff present: Jim True, Special Counsel Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: Sarah moved to approve the minutes from July 9, 2008, second by Alison. All in favor, motion carried. Disclosure: Popcorn wagon: Jay mentioned that he works for a company that services to D-19. Marcus Wade is the chef at D-19 and he also represented the Popcorn wagon. 334 W. Hallam -fence and landscape ,,..: Amy disclosed that the item is being withdrawn from the agenda as the applicant could not make the meeting. Michael said he feels the board should consider issuing a red tag because of the condition of the site. Alison also pointed out that she couldn't figure out what is happening at the house. Amy pointed out that part of the project is under construction, they are doing the paving for the little parking space and they are laying the sidewalk and putting in the hot tub. The rest can't be installed until the board approves it. The project was approved in 2004 and took a couple of years to build and parks has identified that there are obnoxious weeds on the site in which the City doesn't allow. There where some issues that the street trees where not being watered enough. Mr. Connor did come to me in May and presented his plan. It is unfortunate that he could not make it. There have been some issues with the previously existing fence. Sarah pointed out that she thinks there has not been a co issues because the pillars are not constructed yet. Michael asked Staff to research what enforcement actions are available to the board because clearly the interpretation of the historic resource .has been ,h damaged and affecting the neighbors. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 Derek Skalko, public pointed out that Hayden Connor has raised his lot line approximately 16 to 18 inches so there has been topographical grade change in the yard which might potentially implicate drainage to 320 W. Main which is the neighboring property. Derek said they have installed their posts per the fence permit they received from Sara Adams. Michael said similarly Second and Hopkins has the same issues. Sara said she asked them to mow the lawn and put up a sign. Michael asked that the lawn be watered. 406 E. Hopkins -Isis notch -Minor Development - cont'd public hearing from July 9, 2008 Amy said this is a continued public hearing for the space referred to as the notch in front of the Isis Theatre. Right now it is an open courtyard and there is nothing distinctive about the space. Residences feel the space has been abused. HPC gave direction as to how the space could be modified to meet the goals of providing some sense of entry to the residential units. Before you are two different versions. The difference between the two plans is one has a bench facing the fire station and one does not. Staff supports the bench facing the fire station. The new fire station will have a lot more architectural interest with the lit up garage doors with the fire engines inside. The guidelines for public amenity spaces state that street facing amenity space shall contain features to promote and enhance its use. The plan with the bench is the most appropriate one. We think the architects have achieved the definition of the entry space and are beautifying it to everyone's benefit. There is a little gate that closes off and keeps people from entering the space. There is also new lighting proposed. The site plan proposes the possibility if bike racks or benches in the right-of--way and in the staff memo it was mentioned that racks etc. need to be approved by Parks and Engineering. Parks is a little hesitant to have benches placed in the right-of--way here and who is to maintain them and empty the trash can. Scott Chism, from Parks did a plan indicating backless benches and a trash can. That plan can be discussed at a later date. Staff supports Option B. in the memo with the bench. Staff also suggests using another material other than brick. Joseph Spheers, Studio B architects: We have created an L shape planter and a gate that separates the entry. We have discussed having colored 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 ~,;~ paving but that hasn't been determined yet. We created a wrapping of the residential space. Agate enclosure of a more residential scale has been added. The Crovoy's are concerned about people loitering around the entry so we created a big planter and cantilevered that off to the fire station side to create separation for them but allow the public to hang out. We would be interested in studying a different material for the planter but we thought brick was appropriate in an urban context and maintenance is a big issue for this space as well due to the multiple owners of the building being responsible for taking care of this. Sarah clarified that on the plan the outside of the L shaped planter aligns with the theatre facade so the rendering is incorrect. Joseph also mentioned that they added three step lights to the exit out of the Isis theatre to light the path and they also added step lights into the residential entry to light the ground as they enter the residential units or exit the theatre. There has also been discussion about increasing the lighting over the door and on the wall of the actual residence. Jay asked Amy to address guideline 6.6 which says be directly accessibly to the public and that public amenities shall not be enclosed. Amy said it does say low fences or walls should be permitted around the perimeter if they permit views from the street into the space. So we did think the perimeter was permitted. For example the Cantina has a wall around it which is required open space. Jay said the gate promotes privacy from the public and I am not sure that is acceptable. Joseph said the gate would just swing and not latch similar to the Obermeyer gates. Amy pointed out Zele which is open space and they have tables and chairs and do not want anyone to bring their lunch and sit there. It is not entirely clear as to how much the public- should use the site. That open space was part of the development that they where not allowed to build there for the purpose of creating some sort of relief from the urban fabric and perhaps some landscaping in the future. We think it appropriate to have some level of seating and this plan acknowledges the Crovoy's desire to be isolated but a.,_._ still interacts with the fire station. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 ,- Gilbert Sanchez, Studio B architects said the Isis was his first project in town 13 years ago and during the design process we looked at a design just like this. We have learned that it isn't a very great public space. The gate cannot be locked because it is an exit path. Brian said this design presented tonight is what we where trying to achieve from the dialogue at the last meeting; to create a separate entrance for the residences. Chairperson, Michael Hoffman opened the public hearing. Susie Crovoy, resident said her concern with option B is the way the bench is designed. There are a lot of liability concerns with the bench facing the fire station especially when you have kids hanging out and this area is where the fire trucks come out. We would be willing to underwrite a bench for the front of the property along the sidewalk. Option A is without the bench. Chairperson, Michael Hoffman closed the public hearing. Michael said there are three issues: Materials, bench, gate. Materials: Brian said he agrees that the space could use a different material or something that is a little more expressive. Alison agreed with Brian. Sarah also agreed and suggested the use of copper. Brian said possibly incorporate an iron as a capping material to the masonry. The wall is 36 inches high. Alison said it could incorporate some brick. Brian said he would like the design to pick up some of a more subdued material that is on the adjacent buildings. Wood would be a foreign element thrown in. Bench: The Sarah said she is all for the dwell concept on the streets and this are should have a comprehensive study for the two blocks. The City should be picking critical spots for reviewing where the dwell concept could go. Where the bench is located getting fire trucks out needs to occur quickly and they do not need to be interrupted. The benches should be along the street. The idea of the planter is great but possibly it could be lower than 36 inches. Possibly 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 the fence could be lower so that it seems like a garden gate so it is more `.-. about the landscape instead of the 36" high wall. I know you are concerned about people sitting on the wall. Joseph Spheers said there is a hose for the fire department on the wall in that area so the fence can't be lowered. If we lowered the planter we would have to have an extension from the pip that would have to come to the required height. Alison said after hearing Sarah's comments about the fire engines the benches should be moved to the street and the gate is fine and within the guidelines. The entire design has much improved and softening of some of the materials will make it a great plan. Jim True said the benches are an Engineering and Parks department issue. Michael said one of the reasons we have this entire design is because of people hanging out in front of the space. Brian said he is leaning toward option A. Instead of the bench use a stepped ~ro . planter which would give a softening effect. Jay said his concern is about public space being taken away from the public. The bench is almost required by code. I don't see how this fits within the goals of the community. Sarah said possibly the bench could get swapped to the other side to the exit from the Isis. Maybe there is a way to bulk up the L so that we can get a tree in there. Sarah said she is against the public amenity that is required in our code. It is totally counter productive to our mission on historic preservation commission respecting the historic pattern of growth. As an architect who has to deal with that code it is a nightmare. How you design around that code is very difficult. That being said we are on this commission to help the code and this space needs help. Joseph said the Parks department doesn't allow a canopy tree. Michael said this design sterilized the area between the outside surfaces of the wall all the way into the residence. Flip flopping the location of the bench is a good idea. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 Jay said choosing option A there is no use at all on any side of it. The only use is for someone to enter through the gate. Is it within our purview to address public safety? Michael said this is an area where we are being asked to enforce the non- historic aspects of the code because we have authority over this area because it is within the historic core. MOTION.• Brian moved to approve 406 E. Hopkins Ave. (the notch), resolution # 18 as presented by the applicant with option A no bench with the changes that staff and monitor will review. 1. Change in material for the wall areas. 2. The wall be lowered to a certain degree approximately six inches. 3. The planter on the east side next to the fire house be a step planter that will accommodate a layered type of planting. 4. The gate be included as part of the design. S. The materials to be incorporated to the planter should draw off existing or proposed architecture on the block in one way or another in terms of materiality. Motion second by Sarah. Motion carried 4-1. Jay opposed. The board supported the plan circulated by the Parks Department for the street furniture. 604 W. Main -Final Development Public notice Exhibit I Elevations Exhibit II Sara said the lot is 9,000 square feet located on Main Street in the historic district. Approval from conceptual included relocation, demolition and some variances. Landscape plan: Overall the design meets guidelines 7.22 and 7.23. There where a few recommendations from the Parks Department about how the plantings are planted. There was a condition that HPC adopted about the sidewalk. If the city requires a sidewalk then the side plan, pedestrian paths and parking space along Sth St. shall be readdressed by the HPC. The Engineering Department is requiring a sidewalk on the side street, 5th Street. ~„, Staff finds that the site plan is appropriate for the Main Street historic 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 _. _ district. The Engineering Dept. is requiring the removal of one of the curb cuts. The one that was accessing the art barn has been removed. They are maintaining the historic ditch. The sidewalk will not obstruct the ditch which meets guideline 1.17. Overall the lighting is appropriate. Possibly some of the fixtures could be removed. We try to keep it simple on the Main Street corridor. Lighting will be approved by staff and monitor. Fenestration: The proportions are consistent with the historic resource and the new construction. There are a few things to point out, one that the applicant use wood windows for the historic Wiley house. They where proposing wood/clad. As a condition of approval the small double hung window proposed in the street facing gable should be looked at during construction to see if there was a larger framing window historically there. Materials: Primarily wood is proposed, either vertical or horizontal siding. When they get to the roof staff and monitor need to approve the material of the zinc roof. There is a screen proposed to shield the parked cars and the applicant is not sure what type of material will be there. Staff and monitor will approve the material. In terms of architectural detail they added the step in the porch roof on the new building that faces Main Street which was a ~~_ condition of approval. They are also proposing to replace the existing garage doors with wooden panel doors which is an improvement. We are also recommending that the applicant provide more detail of the front porch reconstruction of the Wylie house including column details and a roof detail to be approved by staff and monitor. There are two variances requested dealing with distances between buildings. Overall staff recommends approval of the project. Neil Carbank, owner stated that he agrees with all of the recommendations made by staff. Bill Maron, from Stryker Brown went over the materials. Wood windows will be used for the Wylie house. Steel windows will be used on the addition. The landscape stone will be Colorado red sandstone. Roof, standing seam for the Main Street commercial house. Composition shingles will be used on the Wylie house and cedar shingles will be used for the employee housing unit. Ship lack and vertical siding is proposed for the commercial building. The photo shows the Wylie house painted white and we will retain that color. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 .< Mark Vidal said annuals and perennials plants will be used on the site. The `-.~ courtyard space will have plantings similar to the Conner Cabins. Bill Maron said we would have been happy to leave the sidewalk alone but Engineering requires the sidewalk. We slimed the lighting plan down and picked some quieter fixtures. We also dropped the height of the L3 fixture down to 18 inches. The screen proposed is at the end of the walkway so that you can't see the cars. It might be metal and glass and is under the affordable housing unit. Jay suggested increasing the height of the screen to shield a truck. Neil Carbank said the entire project is ADA compliant. Chairperson Michael Hoffman opened the public hearing. There where no public comments. The public hearing portion of the agenda item was closed. Michael went through the issues. Landscape plan: Sarah said the landscape is great but possibly needs a little more softening. ~~.- Lighting: Brian said the lights on the historic building should be different from the other light fixtures on the different buildings. Michael said the fenestration and variances are acceptable to the board. The board commended the applicant for painting the Wylie house white. Brian asked the applicant to look at painting the commercial building on Main Street rather than leaving it a natural color. The architecture stands on it own as a product of its own. Bill Maron said the goal was to have the building very quiet. Sarah also agreed that the color of the commercial building should be looked at. MOTION.• Sarah moved to approve Resolution #19 for 604 W. Main Street with the following conditions: 1. Material of the car screen to be reviewed by staff and monitor and the height be looked at. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 2. Revised lighting plan approved with the comment that the lighting on the historic resource be differentiated from the other lighting on the rest of the buildings. 3. The following variations are granted. The distances between the buildings variance of 3 feet is granted between the S`h street building and the Main Street west office building. A variance of 2.9 " is granted between S`h street building and the art barn. 4. Wood windows will be used on the Wylie house. S. During construction staff and monitor will look at the framing in the Wylie house of the front gable to determine the appropriate size for the double hung window. 6. Detailed porch restoration will be detailed and approved by staff and monitor. 7. All venting and meter locations will be approved by staff and monitor. 8. No deviations from the exterior elevations. 9. Site specific development condition is in staff's memo. 10. That the applicant studies the natural siding and see if a painting solution is more appropriate to be reviewed by staff and monitor. Motion second by Alison. Disucssion: Bill Maron asked if color was under the HPC purview. Sara said HPC has purview over the finish if it should be stained or painted as a finish but not the color of the paint or stain. Michael said he has no issue with the color. Brian said he feels it should be a condition. Sarah said it could be a condition and have staff and monitor look at it. Amy agreed with Sara that HPC has the purview over any kind of finish. Neil Carbank said he would probably want the building stained. Stained in someway so that it is different from the green house next door. Sarah said the question is clean stain or colored stain. David Brown said they are happy to work with the monitor and staff to get a better series of paints and finishes. ~.... 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 Michael said the color is an issue but the HPC is not putting enforcement ''•- behind it. Motion carried 4-1: Brian was opposed. Sarah is the monitor. 216 W. Hyman -Minor Development Sara explained that the site is 6,000 square feet with a heavily altered 1885 miner's cottage on it. Based on the Sanborn map the original portions are the gable end and a portion of the roof. The cottage is in its original location. A lot of the concerns have been resolved by the architect. The applicant is requesting to remove anon-historic addition that is at the rear of the property which meets our guidelines. She also wants to convert the existing garage to living space, remove a concrete ramp that is existing and there is a setback variance requested for an existing condition but because she wants to remove the non-historic addition on the back it triggers the setback variance. Parking waivers are also being requested for this project. The applicant is asking for one ~,,... parking waiver and staff is not in favor of any waiver on this property. There is plenty of space at the rear of the property accessed off the alley to have two parking spaces. Derek Skalko, architect: Over the course of time we believe there have been five additions to the house. The owner has had a close relationship with Ruthie Brown. The house was owned by Darcy Brown, the father of the Aspen Skiing Company. They donated the land across from this house which is the Ice Garden with the stipulation that nothing be built higher and from this house you will always be able to see Ruthy's run. The house essentially does not have a kitchen. There is a kitchenette in the basement which has basically failed. It is the desire of the owner to have a kitchen on the main level of the house. There is a proposed window to be removed and replaced in the same spot with an operable double hung window. The staff memo recommended that the size and shape of the window be restudied. From investigation a vertical window might not have been there originally. The owner desires to keep the existing window. The garage is the other element which has a concrete ramp and a concrete parking pad right out in front of the house. Our ,,.., initial request was to remove the garage door and physically place a door 10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 and window entry off the front facade. Staff s concern is that would `` confuse the entry of the house. The owner understands the concerns and the door has been moved to the east side of the house. In replace of the garage, is a window that is compatible in shape and size to the one opposite. The major demolition request is at the rear of the house. There are a series of two additions which are not historic and we are looking at removing that mass which actually reduces the size of the house by 115 square feet so we are actually making the project smaller. We are also proposing a walkout balcony deck two feet off the corner with French doors. We will be restoring the corner of the historic house. Derek said initially we requested two parking waivers off-site. Staff suggested removal of the cement pad. We have agreed to remove the cement pad in front which will be a huge improvement. We have pulled the request for a fence. We are still asking for one parking waiver. The owner has concerns about putting in two spaces because there are some trees that are not located on the survey itself and the owner desire to maintain the back yard to a degree possible. If we could seek and maintain one parking waiver off-site in exchange for the removal of the concrete pad we feel that is a fair transition. ~~A.r. Sara said the variation is for an existing condition. The house isn't moving they are just changing what is going on in the setback. Sarah said they are taking away the gabled roof and making that a deck that is in the setback so they need a variation. Sarah said it is great that the scale has been kept. Sarah said the issue is the parking space. Alison said there are trees where the concrete pad is. It doesn't seem like a very simple spot to get into. Would the Parks Department allow you to move the tree? Derek said in reality we don't know what the Parks Department would allow us to remove. Brian said staff's proposal is to go through the alley for parking. Sara explained that the residential design standard state that alley access is recommended because it eliminates curb cuts. Sarah said if we say you have to have two parking spots and the applicant `.- says I'm going to be parking on grass is that what it is. 11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 Sara said she is not sure if you have to have a designated spot. Derek said there are the garage and the concrete pad that has been existing since the 50's. Theoretically the Engineering Dept. would like that pad to go away. Once the concrete pad goes away I don't know what the owner would say. Amy said it is really hard to say that you couldn't provide the parking in the back. If the applicant doesn't want to park there that is fine but two parking spaces ought to be provided on the site. Sarah said the applicant can fashion those parking spaces in whatever way she chooses which could be grass. Any cars that we can get away from the front of these buildings is going to be a real asset to the neighborhood. Alison agreed. Jay said he thought Derek said the owner would be willing to pull the driveway up in the front if the parking variation was granted. If we don't .. grant that is she not willing to pull that up? ~,... Michael summarized: The door and window have been dealt with. Sara said Amy and I have been discussion the proposed new window where the garage door was and we have been going back and forth because this house has been altered so much. It is really hard to apply the guidelines. Amy said what is disturbing about the window it creates a symmetrical thing. Sarah said that was her feeling also but with the front middle projection coming out as far as it does this project is marred. The assets are getting the garage off the front facade and getting the cars off the front and bringing this back to a landscape and getting red of a few things in back. These are major assets to this project and we could pick at this and to be honest it is difficult to see the historic resource in this project. Jay also said you aren't going to differentiate that side of the house by .~;, changing a window. Sara said that is what she was trying to relay. 12 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 13, 2008 Michael said the board is willing to accept the change in the window. The variances are not really needed because there is room for two cars in the back. Sara said a lot of the concrete pad is in the right-of--way so Engineering will not allow that to happen when she submits for a building permit. Alison said her view is to keep the parking on site if possible. There are too many things on the street. MOTION: Michael moved to approve the application as modified this evening and accept the window as proposed by the applicant. A condition of approval is the removal of the concrete pad. The fence is off the table. The applicant is committing to the removal of the non-historic addition. We do not approve the parking variances but we will approve the setback variances; second by Jay. Discussion: The deck is in the place of the non-historic addition. Derek said the non-historic addition is the highlighted areas in the plans. Amended motion. In the resolution it should include the approval of sheet AIOOa2.02 and a3.02 as presented tonight, Exhibit A. All in favor, motion carried. 1005 Water Avenue, Ordinance #48 negotiations MOTION: Brian moved to continue 1005 Waters to September 10`h; second by.7ay. All in favor, motion carried. MOTION: Brian moved to adjourn; second by Jay. All in favor, motion carried. adjourned at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 13