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HomeMy WebLinkAboutminutes.hpc.20180912 1 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 12, 2018 Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Roger Moyer, Willis Pember, Bob Blaich, Richard Lai, Sheri Sanzone. Absent was Scott Kendrick. Staff present: Nicole Henning, Deputy City Clerk Andrea Bryan, Assistant City Attorney Amy Simon, Historic Preservation Officer Sarah Yoon, Historic Preservation Planner APPROVAL OF MINUTES: Mr. Halferty motioned to approve the draft minutes of August 8th, Mr. Lai seconded. All in favor, motion carried. PUBLIC COMMENT: None. COMMISSIONER COMMENTS: Ms. Greenwood thanked Mr. Halferty for leading the meeting last time. Mr. Halferty asked for status on Main Street Bakery and Ms. Simon said they’ve been working on the structural shoring and trying to tie the wall together better with the stucco that was applied in the 40’s due to moisture so they stabilized the walls and excavated below the floor. They were going to move forward with the addition that HPC approved and now they are talking about winterizing. They don’t want to heat the building over the winter. The heirs are thinking over their options at this point. Mr. Halferty brought up the Sardy House and asked about status. Ms. Simon said HPC reviewed the replacement of non-historic glass in the windows with double pane and they came to staff for restoration repair work to clean the brick and roofing detail. They are restoring the second-floor balcony above the front porch as well. They are using historic photos and are recreating the railing. Mr. Moyer that two windows are already in if anyone is interested in going to see them. Ms. Simon agreed and said there will be a newspaper article about it at some point. Mr. Pember joined the meeting. Mr. Halferty mentioned he saw an article in the paper regarding the courthouse and asked why HPC didn’t look at this. Ms. Simon said she didn’t see the article, but they will have to come to HPC. There will be some limits since it is a government entity, however. It is her understanding that they need an approved accessible entry to the building and it must be the same entry that everyone uses. They will either alter the front or they do it on the side of the building and the front door will be abandoned. Ms. Greenwood said the commissioners want to maintain the front entrance. Mr. Pember asked who the monitor is on the Sardy House. Ms. Simon said Mr. Blaich is the monitor and he’s been involved so far. Mr. Pember asked how many of us have been contacted by the Aspen Times regarding the Sardy House. Ms. Berko said Ms. Sackariason called her, but she didn’t speak to her. DISCLOSURE OF CONFLICT: Ms. Sanzone said she is recusing herself for 533 W. Hallam, so she will step out for that. Mr. Lai said he will also step out for 533 W. Hallam. Mr. Moyer commented on the horror house over on Bleeker, which was torn down and rebuilt. He said the landscaping has flowers up against the resource all the way around. They blatantly ignored that it causes destruction to the resource. Ms. Greenwood said maybe they have drip irrigation and asked if he checked for that and said that is what is required by the parks department typically. 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 12, 2018 PROJECT MONITORING: Ms. Simon said she still needs to speak with Mr. Halferty about St. Mary’s. STAFF COMMENTS: Ms. Yoon said there are two projects going to council: 230 Lake Avenue, which is a request to amend the subdivision that was approved in 1977. There is a condition that requests HPC to review that lot 16 and they want to remove it from HPC’s purview. The first reading is on the 24th. The second item is 616 W. Main requesting to create TDR’s for the historic lot on Main Street. This is set for the 24th for first reading. Ms. Simon emailed them about the historic preservation benefits and had a work session about it regarding council’s concerns. They are heading back to council next Monday for policy resolution talking broadly about what they want to see happen. Then they will go to council with actual code amendments. She doesn’t think that HPC is allowed to come and comment in the meeting. You can watch on tv, however, and we can keep you up to date. We can only have three of you there anyway. We’ve heard from the stakeholders group and they are not excited about this at all. Pulling away incentives may undo some good, so we are trying to be careful to not mess up a good thing, but we want to improve on some areas. CERTIFICATE OF NO NEGATIVE EFFECT: None. PUBLIC NOTICES: Ms. Bryan has them and they are good. CALL UPS: None. OLD BUSINESS: 304 E. Hopkins MOTION: Mr. Halferty moved to continue to September 26th, Mr. Blaich seconded. All in favor, motion carried. NEW BUSINESS: 135 E. Cooper Amy Simon Everyone should be familiar with this property. This is a 1600 square foot lot on the corner of Cooper and Aspen. It contains a national registry listed Queen Anne home and two out buildings. At the last two HPC meetings, neither staff or HPC were in favor of adding to the north side and the applicant was asked to restudy. They are giving a broad reconsideration to the site plan. Behind the Victorian, there is a single car garage and a carriage house, which is a separate dwelling unit. The carriage house barn is a historic structure and appears to be original to the site, but we’re not exactly sure where it sat on the site. She provided the Sandborn map and it was there in the same spot in 1965. They want to relocate it now to the south side of the building and provide an addition more towards the alley. HPC should consider design review, relocation of the historic out building, demolition of the non-historic garage and setback variances. Staff recommends approval of this design as it meets the guidelines and it is actually a nice arrangement and there is some nice open space between the two structures and have listed the conditions of approval: 1. Landscape - staff and monitor review 2. Windows are out of proportion on the east side – study of this for staff and monitor 3. Variances 4. Typical relocation conditions and security money 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 12, 2018 Ms. Simon noted there are no changes to the historic out building. Mr. Pember asked how many times this has been seen in the past year and Ms. Simon said a lot and that we couldn’t review at the same time as the connector project, so it has been broken into different pieces. This is a new project under new guidelines. Ms. Berko clarified that the connector is still happening, and Ms. Simon said yes, they are in for building permit right now. APPLICANT PRESENTATION: Mitch Haas and Cassandra Stevens representing Eigelberger Architecture Works Mr. Haas said he will be more concise this time since they have a favorable recommendation from staff. We’ve completely gone away from changing the north side of the existing structure so now we are looking at rearranging the rear side of the property to fit the addition that has been proposed at the back of the building. Clearly, there was an outbuilding at the southeast corner of the property, so we felt it was appropriate to take it and move it back to that spot where it fronts on Aspen Street. It will now be more prevalent on the site and replaces an existing small detached one-story garage and is not historic and probably often confused with being historic. By eliminating that, we will eliminate confusion. Mr. Haas showed the existing streetscape along Aspen Street and the proposed streetscape on the screen. He said there are variance requests and showed the existing westerly wall of the house on screen and said they want to extend it by five feet or so. The relocated guest house sits closer to the alley than the proposed, so we are providing more relief. We’re not changing the side yard setback but using a little more of it. It’s more of a technical variance needed but has no real bearing on the property. The last thing is that we are good with the proposed conditions by staff. He would like to change the last sentence of condition 5 because he would rather not state a number of FAR as he doesn’t want to be tied to any number, but they are entitled to 549. He would rather have the condition say “as per the building permit issued” or something to that effect. He is otherwise happy with the staff recommendation. Mr. Moyer asked if they are going to remove the back fence and Ms. Stevens said it will be revised and they will screen the utility boxes. Mr. Moyer mentioned the windows, which staff were concerned with. Mr. Haas said they didn’t’ address it in the presentation because they are ok with what staff is suggesting and will comply. Ms. Berko asked if the windows on the south side will totally change and Ms. Stevens said yes. Ms. Simon said it’s the windows facing east that need restudy, but it’s up to you all to decide. She also noted that Ms. Sanzone is the project monitor for the connector project. Mr. Pember asked if they could show the east rendering again and asked them to show the windows under question. They said they couldn’t really due to the trees blocking the view. Ms. Berko said the whole board should weigh in on these windows and Ms. Simon said just staff and monitor is necessary. PUBLIC COMMENT: None. Ms. Greenwood said she is in favor of extending the west side setback and having that along the alley. Two feet is good to allow so she is one hundred percent behind this. It’s great to see and is pleasantly surprised and happy to see what they came up with. It’s an excellent plan. 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 12, 2018 Mr. Halferty said this site plan really works with the historic resource and will make the outhouse more visible to the eye. He commends the applicant and staff. He is good with the windows being decided upon by staff and monitor. He also supports the application. Mr. Blaich also supports this project and agrees with all of the other comments and feels they should proceed. Mr. Moyer said it’s a win for us and for the owner. Mr. Lai thinks he was one of the harshest critics last time, but now agrees with the board and it’s a great improvement. Mr. Pember said he thinks HPC has lost its powers of criticality regarding the windows on the north side being a complete embarrassment. He is disappointed not to see a restudy of this. If you could try to get the addition to be externally coherent with itself, it will relate better to the resource. Ms. Sanzone said she agrees with everything and is happy to see the improvements. Ms. Berko said Mr. Pember touched on the thorn in her side – the windows. She thanked him for bringing this up. Ms. Greenwood said if the monitors can’t work it out, then we will see the windows back here at HPC. MOTION: Mr. Moyer moved to approve and include conditions 1-5 and deleting the last line of #5, Mr. Blaich seconded. Mr. Pember amended the motion to add condition #2 regarding the restudy of the east and north windows, Ms. Berko seconded. Roll call vote on the amendment: Mr. Pember, yes; Mr. Moyer, no; Mr. Halferty, no; Mr. Blaich, no; Ms. Berko, yes; Ms. Greenwood, no; Mr. Lai, yes. Amendment failed 4- 3. Roll call vote on Mr. Moyer’s motion: Mr. Pember, no; Mr. Moyer, yes; Mr. Halferty, yes; Mr. Blaich, yes; Ms. Berko, yes; Ms. Greenwood, yes; Mr. Lai, yes. Ms. Berko noted that she just wants the windows to be restudied, but she does support the project. She asked to change her vote to no for the record. 5-2, motion carried. NEW BUSINESS: 533 W. Hallam Sarah Yoon This is on a 6000 square foot lot in the west end and is subject to the old design guidelines. The relocation was approved of the Victorian moving closer to Hallam Street and was going to be relocated on top of a full basement and the addition was revised over a period of three HPC meetings. HPC did grant setback variations and a 500 square foot bonus. The applicant is required to rigorously go through the requirements which parks has for this site. HPC required a storm water plan due to the large trees and basement. They have submitted a storm water plan. Since conceptual, no major design changes were proposed in the final submission other than the basement level floor plan change. It doesn’t impact the floor area and it doesn’t impact the lightwell. The conditions are as listed: 1. Applicant work closely with the parks dept on the drip line 2. Provide more clarity on the placement of stairs on the walkway 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 12, 2018 Staff does recommend approval with the removal of conditions #7 and #11. Mr. Blaich hasn’t had any quiet over the last year because this location is close to his home. He asked if they have any idea when this project would begin. Ms. Yoon said in the spring is when they would like to start, and they would apply for the building permit in October. Mr. Pember asked about the exterior lighting fixtures and Ms. Yoon said they are included in the last page of the drawings. Ms. Greenwood asked if they have seen the storm water plan and Ms. Yoon said yes. Ms. Greenwood asked the applicant to touch on how they are handling storm water in their presentation. APPLICANT PRESENTATION: Sara Adams of Bendon Adams and William Lewis of Poss Architecture Ms. Adams said they were here last in April and now back for final approval and have brought along material samples. She said they are presenting nothing new and there will be no surprises. We’ll be doing a lot of digging around doing demolition and working with staff and monitor to do an accurate restoration. As for the landscape plan, we have a simple walkway to the door consisting of grey concrete. We are looking forward to working with parks to deal with the drip line and what is allowed in that area. We are proposing two fences, only to define outdoor area along 5th street and a privacy fence on Kristen Henry’s side of the house. The plan is to reuse the existing decking and the foundation material is to match the existing. Mr. Lewis pointed to the historic boards on the house, which have a slight curve in them and they will work with staff and monitor to have the curved profile. On Kristen Henry’s side of the house, there will be a privacy fence. have a metal siding of a grey color. Mr. Lewis continued to show the samples for the siding and cedar shingles. Ms. Adams said the window are custom, so there are no cut sheets, but we provided the material in your packets. The door on the bottom right was an addition, so the proposal is to reuse it and it will be located to where it is right now, and the top left front door is proposed to face the street and access the side porch. This is what we felt was best. She showed the lighting plan on screen, focusing on the north elevation. Mr. Pember said the fixtures didn’t print so Ms. Adams showed them on screen. Mr. Moyer said we’ve had some awful examples of roof penetrations and encouraged them to plan way ahead with their mechanical people to avoid issues. Mr. Lewis said he likes to hide everything as much as possible. Mr. Halferty asked about the fencing details and Ms. Yoon said they do meet guideline requirements. Mr. Moyer asked if staff objects to the pin lights and Ms. Yoon said their objection was the different number of lights that were redundant in that space. We’re not opposed to the pin lights. Mr. Pember asked if the outdoor lights are on dimmers and Mr. Lewis said that is undecided so far, but they can entertain that. PUBLIC COMMENT: None. Ms. Greenwood said there is a long list of conditions on page 84 of the packet. 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION SEPTEMBER 12, 2018 Mr. Halferty said it’s really come along since we first saw it and you really listened to our criticism. He said he is ok with all of the conditions and thinks the landscape plan is appropriate. He said to make sure they comply with the engineering conditions for storm water. The landscaping and lighting have been answered and staff and monitor can continue to massage this project. Restoration efforts have been really well represented and he supports this project. Mr. Blaich asked if any of the 13 points are now invalid and Ms. Yoon said point 7 and 11 are no longer valid because they were addressed with the revised plan submitted yesterday. Ms. Berko asked about front lighting and said she likes to see minimal front lighting in the west end and she’d like to see a concrete walkway. Ms. Greenwood said she doesn’t think it’s appropriate to put pin lighting on a Victorian. This shouldn’t be allowed and said she is not in favor of the front porch of the Victorian. It should have traditional lighting. She is not in favor of contemporary fixtures, but other than that, she thinks it’s a good project. She’s befuddled by the storm water though but appreciates all of the effort. Overall, she is in favor of moving this forward. Mr. Lewis and Ms. Adams said the pin lights are gone, no problem. Mr. Moyer thinks it’s a good proposal and is in favor of staff’s recommendation. MOTION: Mr. Moyer moved that HPC grant approval, Mr. Blaich seconded. Roll call vote: Mr. Moyer, yes; Ms. Berko, yes; Mr. Pember, yes; Mr. Blaich, yes; Mr. Halferty, yes; Ms. Greenwood, yes. 6-0 motion carried. Mr. Halferty volunteered to be the project monitor. MOTION: Mr. Pember motioned to adjourn, Mr. Halferty seconded. All in favor, motion carried. _____________________________ Nicole Henning, Deputy City Clerk