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HomeMy WebLinkAboutminutes.hpc.20181114 1 REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Roger Moyer, Willis Pember, Bob Blaich, Richard Lai, Sheri Sanzone and 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: Ms. Greenwood said the minutes are very thorough. Mr. Kendrick motioned to approve, Mr. Blaich seconded to approve the minutes for October 10th, 24th and 30th. PUBLIC COMMENT: Patrick Rawley of Stan Clauson Assoc. here on behalf of Dan Sadowski and Alex Halperin Mr. Rawley said he wanted to make a statement regarding the HPC code amendments and TDR’s. He pointed out that section D has an amendment which speaks about mixed use zone district and the limitations of the available floor area. This is currently being applied to the creation of TDR’s. The code amendment would remove this and say that, if you are only creating TDR’s, you don’t take the 80% reduction. We strongly support this because it allows someone who doesn’t want to do full development, to get the full benefit of TDR’s and it limits physical development and not the development of TDR’s. Please consider this. COMMISSIONER COMMENTS: Mr. Blaich had a copy of the Wall Street Journal with the story featuring Aspen and HPC and asked what the back story is since Ms. Simon is quoted. Ms. Simon said she is sorry the story wasn’t sent out to everyone. The Wall Street Journal contacted us out of the blue and said they wanted to do a story about historic preservation in Aspen. She took a reporter around and showed her different projects and locations, as well as, already being connected with Don and Anne Short. It is a nice article and puts the types of additions we have here, in a good light. She drove home the drama of property values and there were a couple of incorrect items, but it’s been nice exposure and really exciting. Mr. Rawley said he has a WSJ subscription and will send the PDF to the board. Ms. Berko said the article is a real opportunity for HPC to have a discussion. Mr. Blaich said he has gotten a lot of feedback from outside of Aspen and a variety of comments, but all positive. Mr. Pember said he was in San Francisco last week in between fires and stumbled into a celebration for Anna Halperin who is in her mid-90’s at the Young museum, which was designed by Herzog and de Meuron. It’s a wonderful museum and encourages everyone to go. Ms. Greenwood said she was also just there last week for the Muslim fashion exhibit. They both agreed that it’s a very cool museum. Mr. Halferty asked about Main St. Bakery and said it looks like the scaffolding has been pulled down. Ms. Simon said the permit was mostly about stabilization and in the midst of the project, the developer passed away. She believes the property is going to be sold. There is currently an HPC approval to 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 demolish the non-historic piece. Someone will either go forward or with a different approach, but in the meantime, it has been stabilized and cared for. It’s certainly getting a lot of attention for being inactive. DISCLOSURES OF CONFLICT: Ms. Berko said she will recuse herself for the project monitoring item at 223 E Hallam. PROJECT MONITORING: Motherlode and Crystal Palace redevelopment: 312/314 E Hyman Amy Simon Ms. Simon said they have discovered a conflict between 312 and 314 E Hyman that needs to be resolved before the lodge can be built. APPLICANT PRESENTATION: Chris Bendon of Bendon Adams representing Mark Hunt who owns the Crystal Palace development. The Crystal Palace development is in for building permit currently. On the property line, there is a roof overhang which extends from the Motherlode building and crosses the property line by 4 inches or so and sheds water. The Motherlode was recently redeveloped. On the east side, is a similar condition where the parapet from the Motherlode is into the right of way by two feet or so. This addition onto the Motherlode, has the parapet extending beyond the property line. The feature existed in its original construction and it’s not clear whether it’s new material or not. We’ve been discussing with Patrick Rawley and Sara Broughton, who are representing the Motherlode and their proposal is to cut off a piece of the eave and to create a new parapet and roof cricket to redirect the drainage. You would still see a piece of eave coming out proud from the building and similar to what we see on the photograph. Ms. Berko asked who the monitor is. Ms. Simon said that Mr. Blaich and Ms. Greenwood are monitors and since it affects two projects, so she felt it should come to the board. Ms. Greenwood thinks that’s a reasonable solution. Ms. Berko asked Mr. Rawley if he had anything to add and he said they’ve had SGM review and verify the size of the drains, so it’s pretty cut and dry. Everyone agrees this is the most reasonable compromise. Mr. Pember asked about how the eastern side performs and Ms. Broughton said that’s a little different because the false front does not return. There is a drain there and takes the water internally. The parapet would come to the backside of the false front piece unlike the other side. We’ll make the cricket as minimal as it needs to be. Mr. Bendon said the engineering department would still need to review this. The civil engineer of the property reviewed the size of the drain system and has approved it. Ms. Greenwood asked if they are putting in a parapet wall all the way to the false front. Mr. Rawley said they still need to have the parapet wall, but we can bring the parapet down, so you can still see the gable. Mr. Lai clarified that they want to give the impression that the false front would not be free standing and Ms. Broughton said yes, we will make the cricket as shallow as possible. Mr. Lai said his concern would be that the false front would not appear as a false front. 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 Mr. Bendon said putting a new drainage system in the whole building is really not on the table and he doesn’t know the extent of complications. Ms. Greenwood said that amendments can be made for historic preservation. Ms. Simon clarified the direction they are going is that the west side will look like the east side. Ms. Greenwood said, yes, that you see the parapet wall as a false front. Mr. Pember said the gap should be two feet so it meets the new building construction. PROJECT MONITORING: 223 E. Hallam Amy Simon Ms. Berko exited the room. Ms. Simon said Mr. Moyer is the monitor on this project and she has shown him a number of little tweaks already. The applicant has recently proposed a skylight, which Mr. Moyer and I felt the board needed to see. It is back towards the back end of the Victorian house. Our concern is with the light wells being as close to grade as possible, so they do not become obtrusive. The skylights are in contrast to that effort because they have a sloping lid on them. Ms. Raymond has some ideas to address this, but we are concerned with the visual impact. APPLICANT PRESENTATION: Kim Raymond of Kim Raymond Architects Ms. Raymond said the owners of this house saw the effects of the lightwell in another building and they were very excited because it adds natural light and makes the space feel so much nicer. Ms. Raymond showed on screen where they’d like to put the skylight, which would be six inches off the grass. From the street, they could do some plantings to hide it. The kid’s playroom is downstairs in the basement, which is why they would like to have the natural light. She showed a photo on screen of another building that has a skylight and showed the amount of natural light coming in, which makes such a huge difference. She showed the plans on screen and described where the location would be. Mr. Kendrick said it will save on energy. He doesn’t think it intrudes on the integrity of the historic structure at all and he’s ok with it. Mr. Halferty asked about grade and Ms. Raymond said they could take it down to six inches. Ms. Greenwood asked for the exterior dimension and Ms. Raymond said it is 6 ft 5” long. Ms. Greenwood asked how she will prevent snow from getting in there and Ms. Raymond said she will create a drain inside the skylight. She said she can bring the details back to the board if they wish. Ms. Simon said the curb height is really important and we don’t want it to be obnoxious. She said 6 inches is ok. Ms. Greenwood said everyone is ok with it. Ms. Simon said Ms. Raymond will follow up with some sort of drawing showing a six inch maximum curb and come up with a way to deal with the glass and the drainage. STAFF COMMENTS: Ms. Simon apologized for canceling last night’s work session. Ms. Greenwood said she was relieved. We have two possible dates, which are November 27th or December 4th. Either are 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 ok with Ms. Greenwood, Mr. Halferty and Mr. Kendrick. They decided the 4th is best for everyone. She will confirm with Ms. Sanzone. We will send out the same packet. Ms. Simon said that Ms. Yoon sent email about work at the Wheeler. Repair work is underway as the city is getting ahead of the deterioration. Ms. Simon said the dates for HPC in December will be the 4th and the 12th and nothing for the rest of the month. CERTIFICATES OF NO NEGATIVE EFFECT: None. CALL UPS: None. OLD BUSINESS: 211. W. Main MOTION: Ms. Berko motioned to continue, Mr. Kendrick seconded. All in favor, motion carried. NEW BUSINESS: 419 E Hyman Ave: Paragon building Amy Simon Ms. Simon said this is the smallest addition HPC will ever be asked to review. This building is a designated landmark and in the historic district. There are three storefronts on the ground level. One of them is being finished out for Chase Bank. There is a new awning and signage and a new button for ADA access. The only thing that needs HPC approval is a request for a security device for the ATM lobby. Because most of the store front is glass, it’s hard to find an appropriate spot for the card reader. They would like to attach it to a historic window frame. Staff is not comfortable with placing it on the historic window. Staff is recommending denial of the application and they don’t have a good alternative to propose. There has been some discussion of a bollard, but there is no real place to put it. We put a resolution in the packet to approve and we are recommending you don’t pass it. APPLICANT PRESENTATION: Chris Bendon of Bendon Adams representing Chase Bank Mr. Bendon said the bank should be opening soon and everyone is invited, but will need the card swiper to get in. He showed the existing condition on screen in a mock up. The doors are new, the wood along the bottom plate is new. The windows and columns are original. He showed a photo of the card reader they want to mount. The new models are smaller. The card reader has a wire that goes through the wall, so they would have to drill a hole, so a 3/16th hole would be going into the historic wood window. We started having the discussion in July, so they have looked at many options. He showed a potential location for a structure to mount it on as well and showed numerous swipers around town. All of them are mounted to historic materials. They want to lock the doors, but allow access for their customers to use the ATM. Mr. Pember said there are other technologies. He said the Aspen Elks is looking into this where they would wave a card over a surface. There may be more options here. Mr. Bendon said they did explore that option, but didn’t have much success with it because they have to keep conformity in the corporation. Ms. Berko asked Mr. Moyer about putting an adhesive on historic fabric. Mr. Moyer said most adhesives are harmless and can be released with heat. 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 Mr. Kendrick asked how much they have explored using the ADA button in conjunction with the swiper and Mr. Bendon said they can probably put them right up close together, but it would require a bigger hole. Ms. Greenwood asked if there will be special signage since it’s very concealed. Mr. Bendon said there could be, but he’s not sure. Mr. Lai asked if the historic material, which is a dark color, is pierced already and Mr. Bendon said yes. Mr. Lai asked if there is any way you can have it mounted on the non-historic space and Mr. Bendon said things get to a point where it’s so low, people would be stooping down onto knees to swipe the card. Mr. Pember said he is not sure how you reconcile this. We don’t want to deface the historic window. Ms. Greenwood said it’s too bad they didn’t figure out a better entry on the inside because it’s a big space. She said she doesn’t see a better solution. Ms. Berko sympathizes with the problem. It’s not our charge. It’s our charge to preserve the building and who knows how long Chase will be there. They need to figure something else out or find another technology. Mr. Kendrick said if they can use the existing hole for the ADA, that is acceptable, but not to drill another hole. He would also like to see the bumper go away as a side note. Ms. Greenwood said they should wire it on the outside somehow so it’s removable when Chase leaves. There should be a way to attach it without drilling. She also suggested making the door smaller and have a non-historic frame to attached it to. There aren’t a lot of solutions here. Ms. Berko said her daughter, Mirta, has a card that changes its code twice a day, speaking of technology. Mr. Kendrick said they would have to employ the same technology throughout the entire company since it’s a corporation. Mr. Pember said he feels the same way. None of them want to see another penetration, but you can use the existing hole. Mr. Lai agreed and said if you can use the existing hole, go for it. PUBLIC COMMENT: None. Ms. Greenwood said we need to add a condition to allow this as long as they use the currently existing hole for the ADA access button with no new holes in the historic window façade. They should also work with staff and monitor incase the hole is not big enough. Mr. Kendrick volunteered to be a monitor on this project. Mr. Pember said they should get rid of the door bumper too. Mr. Bendon said he will remove it. MOTION: Mr. Halferty motioned to approve resolution #17 with the conditions as stated, Mr. Kendrick seconded. 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 Roll call vote: Mr. Blaich, yes; Ms. Greenwood, yes; Mr. Pember, yes; Mr. Moyer, yes; Ms. Berko, no; Mr. Kendrick, yes; Mr. Halferty, yes. 6-1, motion carried. Ms. Sanzone entered the meeting. WORK SESSION: HPC Benefits Mr. Halferty motioned to adjourn, Mr. Pember seconded. All in favor, motion carried. ________________________________ Nicole Henning, Deputy City Clerk