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HomeMy WebLinkAboutminutes.hpc.20120328 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28, 2012 • Jessica commented that right now the height is 42 feet and we are recommending that mechanicals be pushed back another 5 feet which would be 20 feet from the facade. • Motion carried 4-1. Willis opposed the motion. Project monitoring Peter Fornell - 518 W Main Street. Sara said at the approval process there was a lot of discussion about the lilacs being preserved on site. It has been determined that excavation needs laid back for the historic resource which would necessitate moving the lilacs off site and back on. We wanted to bring it back to the HPC to see how you feel about moving them off-site and then back on or replacing them. The City forester said there is a lot of material that needs pruned out. Peter said they hired a professional arborist, Jason Jones and under Chris Forman's direction he did appropriate pruning. Peter said he has every intention of fulfilling his obligations that he made with the HPC. • Jason Jones, board certified master arborist. I have a degree in horde culture and have been working in the tree maintenance business for over 20 years in Colorado. The plants are in poor condition and three are entirely dead. They are a grafted lilac and the true lilac is dead and what is there is re-generation from the root stock which a less desirable plant. They are causing conflicts in the sidewalk and they are moving over to the neighbor's property. It would be a better outcome to put new lilacs in when the building is renovated. Jay said Peter offered to replace the lilacs with 6 to 8 footers which would be a more effective screening. Jamie said one of the reasons they wanted to save them was the growth that they had and the height. Ann said they would die if taken off the site. They should stay on the site. - Their root system is extensive and once trimmed back they will come back very strong and much fuller and healthier. You can't get the common lilac with the big blossoms and fragrance. Leave what you can and infill. I can't • agree that they should be relocated. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28, 2012 • Jason said the HPC should look at the lilacs and see the condition. The lilacs are drought stressed. Motion: Jay made the motion to allow the applicant to remove and replace the lilacs with new lilacs ranging in a required height of six to eight feet; second by Willis. Roll call vote: Willis, yes; Jay, yes; Ann, no; Nora, no; Jamie, no. Motion failed 3-2. A site visit will be scheduled. Peter said he had three people tell him that the lilacs can be moved with success and we can fill in those that have died when they come back. Jamie said another concern is when they come back will they be relocated where they were or closer to the property line. (Site visit to be scheduled) 517 E. Hyman - 521 E. Hyman and Hunter/Hyman parking lot, aka Aspen Core project— Final Major Development and Final Commercial • Design Review ' Sara said staff's concerns are the store front entryways. There are two large retail spaces proposed in the new construction on the ground floor. Staff feels they need more prominence to be in proportion with the larger retail spaces. After the memo came out we had a conversation with John and the applicant wants the flexibility for the retail spaces to be able to divide them up if they got a different type of tenant. In understanding that this could be something that could be handled by staff and monitor before a building permit is issued. The other issue had to do with the window on the second floor that is closest to the Benton building. It is a long horizontal window that relates to the horizontality of the Benton building but we feel it could better relate to Benton so we are recommending that the architect restudy the window to strengthen that relationship. The Benton building has a setback and they are providing some of their public amenity space with a raised bench and a recessed marble graphic that reflects some of Benton's architecture. There is a pedestrian improvement plan as part of the Aspen Modern negotiations that will be applied to the street. We are supportive of the material choice, the glazed terracotta and the natural terracotta. It is a • traditional 19th Century material. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28, 2012 Stan Clauson said if possible we would like to come to some resolution tonight. The items to be discussed as we understood them are accentuating the doorways to some greater extent, the tie in between Benton and the horizontal fenestration in the middle element building and the shape of the terracotta and color. Early on we asked that this be a modular system so we can be flexible based on different potential leasing arrangements. John Toya, architect John did a power point on the proposed door changes. We would have two smaller retail spaces along Hyman and two larger ones on Hunter. We would work with the current massing of the building and the corner building would have a terracotta base and then a steel header and a steel column in the middle. On the corner retail space we would recess the space. The smaller retail spaces would have a display area to the commercial entry. On the horizontal window, the Benton tie in we are proposing an opaque wall that wraps the corner and ties into the elevation. We would have vertical windows with five inch mullions. Partitions could be placed behind any of these for user flexibility. ® Materials: The rain screen material is a natural clay terracotta that changes color throughout the day when it rains and then dries out. We are proposing terracotta board and batten rain screen somewhat woven to make a distinction of the building. Glazed terracotta would be at the base and cornice. Terracotta tubes would go in front of some of the windows to sun screen over the windows. Zinc cladding is proposed for the third floor on the portions of the building that are not the corners. Powder coated steel columns are on the first level. We are proposing red windows for the upper stories and black for the first floor. Colored CMU would only be at the alley area. Most of the exterior lighting is handled in the soffits. On the columns on the corner we have exterior sconces that shine down. On the roof we have grade level ballards that are domed across the floor. Stan said on the streetscape we have proposed a marshal seedless ash. We have discussed with the Parks Department planting methodology which has never been used here and is called Silva cells and it essentially creates a continuous planting bed which control the root growth outwards toward the ® building portion of the sidewalk but also form a structural base. The Parks Dept. hopes this will enhance the longevity of street tree plantings. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28, 2012 Stan said when we came to the Benton building we looked at a print that Benton did and we replicated it with a raised bench,and historic brick pavers from the sidewalk to the Benton building itself. Nora asked about the opaque window. John said the rain screen actually floats out in front of the window but tie into the opaque wall. Jamie clarified that the windows on the front don't all have rain screen on them. Ann asked about the material on the roof terrace and the garage roof of the Benton building. John said the Benton building will be a green roof system and the roof over the residential areas will be a combination of stone paving and green roof. ® Sara pointed out that the setbacks on the building were set by the Aspen Modem negotiations. Nora asked if there was a way to lighten up the second floor so that it relates more to the Benton building. John said we can do a textural change. John went over the material selections for the building. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Jamie said the applicant has done a fabulous job and has listened to the recommendations of the HPC. The building will stand out and will also blend in with what is around it which has been a hard context. They have done a great job of stepping the front back on the Benton building. The horizontal window as presented is preferable as the Benton building will stand out with the massive band of wood. ® Willis said he recommends approval and it is a nice project and the details were thought out. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28, 2012 Nora thanked the applicant for all their negotiations and they addressed the pp g Y issues and resolved them. Ann said she feels the building is still too massive and it doesn't seem to relate to the Benton building well enough. Stan said they will be working with the Parks Dept. on the landscape and will Ann a copy. Ann said her concern is the design in front of the Benton building and what kind of paving material is going to be used and the bench itself Motion: Jamie moved to approve Resolution #8 and all drawings that were presented with the following conditions: 1. Staff and monitor shall review and approve the landscape plan and lighting plan. 2. Staff and monitor shall review the stain of the wood for the Benton building. Motion second by Ann. Motion carried 4-0. Roll call vote: Jamie, yes; ® Nora, yes; Willis, yes; Ann, yes. Ann and Willis are the monitors. Work sessions - 1006 E. Cooper Ave. — no minutes Jim True, City Attorney said that this is a work session and there can be no approvals and the applicant cannot rely on anything that is said by the commission as a whole or by any individual commissioner. There is nothing that can be stated up front that you can rely formally on. Certainly you are trying to get impressions and input and you need to understand that work sessions are not for making final determinations. Motion: Ann moved to adjourn; second by Willis. All in favor, motion carried. Mee ing,adj ourne V8. 0 pp . Kathleen J. Strickland, Chief Deputy Clerk • 6