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HomeMy WebLinkAboutminutes.hpc.20120509 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 9, 2012 Chairperson, Ann Mullins called the meeting to order at 4:30 p.m. Commissioners in attendance: Willis Pember, Jay Maytin, Jamie McLeod and Nora Berko. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk Motion: 'Jamie moved to approve the minutes of April 25, 2012 second by Jay, all in favor, motion carried. 302 E. Hopkins Ave. — Final Major Development and Final Commercial Design, Public Hearing - cont'd from April 25th Amy commented that there were a few items for restudy from the last meeting. Landscape plan: A request to remove a service berry shrub that might interfere with the west side of the historic building. A discussion should occur about selecting other plants around the base of the Victorian. There was a lot of discussion around the front to make sure the outdoor seating works well. Utilities were a big point of discussion and they were • installed on the back side of the shed but they have been moved to the inside of the utility area. The Building department made the determination that the door on the shed will swing in. HPC also need to discuss selection of light fixtures. Staff feels this is a good project and it is about 1/4 to 1/3 of the allowed square footage on the site. It is a sensitive addition to the historic building. Staff feels a mockup on-site of the brick should occur before the brick is ordered so HPC can look at the color with the surrounding masonry buildings. The wood deck needs to remain in place. Staff is still recommending the reduction in the number of light fixtures. The light fixture in the front of the historic building is not original but if HPC desires, it can stay but it is in an awkward position. Staff recommends approval. Brian Biel presented elevations of the existing buildings. We have taken the service berry out. A compact juniper was chosen for the site. We also extended the grass area. We will add a low ground cover with tulips. The Ash tree will be added to the street scape and the alpine current will soften the elevation. We feel plantings will soften the building. Brian said the decomposed granite has a hard surface with a sandy texture. It is not like concrete or asphalt. All the utilities have been relocated inside 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 9, 2012 the trash area. The renderings show how it would look in reality. It is important to interact with the Shepherd house in and around the space. On the brick we brought in two samples. We want a brick with a strong color and crisp outline and a split face texture. The Shepherd house has a lot of texture with the lap siding. We don't want something too clean next to the historic house. There will also be a light for the menu display. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Nora was seated at 4:45 Jamie thanked the applicant for doing a lot of work in a short amount of time. With the landscaping the decomposed granite works well. We need to really look at drainage so that it doesn't become a clay draining out on the sidewalk. Having the utilities inside is the best solution. The door swinging in would have been my recommendation. With regard to the brick I am in favor of the bold color rather than the tumbled brick and the final brick can be determined by the monitor on site. On the front elevation fixture it seems out of place and I think we need to look at what fixture needs to go on that entry. It also needs to be closer to the outside to light up the step/ramp. Matthias Lenz also agreed that more light should be at that location so no one trips on the ramp. Ann said on the landscaping the junipers are much more in character than the spruce. It is nice to see the umbrellas and how it will look in the space. Decomposed granite is a great material. Matthias Lenz said we kind of want to connect the dots with regard to the brick and we can look at it onsite. Ann said she likes the front fixture but that can be decided with the monitor. We are all pleased that the utilities are inside the compartment. Jay said he is in full support of the project and thanked the applicant for putting the utilities inside. I'm in full support of the project and the umbrellas look great and it fits in with the landscaping. I like the sharp 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 9, 2012 defined brick and the rendering as presented. I would support staff and monitor to approve the brick on-site. The shed light can be a monitor issue. Willis thanked the applicant for a complete application and responding to the issues from the last meeting. Nora thanked the applicant for getting the utilities off the back of the shed and she is in favor of the project. Motion: Jay moved to approve 302 E. Hopkins, Reso. #10 as written. Motion second by Jamie. Roll call vote: Willis, yes; Ann, yes; Jamie, yes; Jay, yes. Nora abstained from voting because she didn't hear the entire presentation. 320 Lake Ave. - Jay monitor 302 E. Hopkins — Jamie monitor 217 E. Bleeker— Final - Major Development - Public hearing - continued from April 25th Nora recused herself as her house is within 300 feet of the property. Amy said this is somewhat of a vacant lot. On materials the board wanted to see a final selection with all elevations of the building. The applicant was asked to reduce the exposure of the clapboard and all of that has been done. The board also asked that the setback by the garage be amended. There was also a request to reduce some of the lights. We also need a more detailed landscape plan. The front walk has been redesigned so now it is a long path coming up to some steps at the porch instead of having risers. The owner has also provided a letter how the tree will be protected. Amy said she did a walkthrough of the barn. One of the existing historic doors is beyond salvaging and the other original door was missing but we found it. It has been altered but we can use it as a pattern. It would be best if staff and monitor worked together in the field on the historic barn restoration and the window situation. Karen Kribs — The clapboards have been reduced to a 6 1/4 inch exposure and the trim on all of the windows is 4 inch on the side and 6 inch headers. The 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 9, 2012 clapboard will be brown. The roof is timberline composition shingles. One skylight will be over the kitchen and the second one over the sitting room. We chose Colorado sandstone poured in Telluride. The wainscoting is 20 inches high including the cap. There will be 17 inches of veneer on the walls. The flagstone is Pioneer flagstone. The porch will be set with grout and concrete and the walkways will be flagstone set in sand. The windows will be casement windows on the house. The small windows would be four divided lights and larger ones would have four above and clear glass below. In-the back of the house we would have picture windows. Barn—A new double hung window would go in an old opening with the divided light above and glass below. On the east side a window is boarded up and we can use a small casement window. In the back we would replace a door to get to the trash enclosure and put in a drop ceiling. There is an existing opening and we can do a fixed window or do the whole thing as a single glass unit. On the beat up door we would replace it with a door that has glazing on the top. The garage setback has been pulled back as requested from conceptual. On the lighting fixture in the path we are proposing 1 pair at the property line and the second pair right at the steps. The path is 21 feet to the house. Near the vegetable garden there was discussion on how we were going to handle the drop off in height. There will be timber treated ties for the garden and it would tie in at the alley level. Drainage issues — Along the outsides of the lot we will have water quality treatment. There will be native grasses on both sides. There would be a 16 inch trench topped off with native coble stone. We may do some plantings in the right-of-way which would not occur until everything is completed and we would work with the Engineering Department. On the covered porch there will be two ceiling lights. There will be two Franklin iron fixtures on the front porch and everywhere else indicated there will be simple little sconces. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Willis inquired about the finishing on the barn. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 9, 2012 Amy said not all the clapboards are in good shape and right now there is nothing on them. At some point it might have been painted but it is an outbuilding now. The owner is going to try and retain the metal roof which has character. Willis said in general he is in favor of the project. One concern is the windows in the historic barn. Amy said we need to use whatever pieces we can find on site and there needs to be discussion when we can really look at the building during construction. Willis said he would extend the difference between the historic building and the new resource so the buildings are clearly separated. Jay said the divided lights in the window of the shed should not be there. Karen said that is what is existing. Jay said he agrees that the approval of the shed should occur in the field. The door should be replaced with a replica of what is there without a window. I'm leaning toward one large window in the shed rather than having the separating windows. The walkway fixtures are not appropriate. This project has come so far and I will support it. Ann reiterated Jay's comments. Ann said she feels there will be no problem distinguishing old and new on this project. They are so different in size and materials. Willis said the windows on the shed should be different than the house. Ann said unless they can be clearly shown that they were original windows. Jamie thanked the applicant and agreed with everything said on the shed. The stone should be reviewed on site with the monitor so we can see what the color palate is. Jamie thanked the applicant for the reduction in lighting and fixtures. With regard to the planting in the right-of-way that is something that can be left up to the monitor and Engineering Department. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 9, 2012 MOTION: Ann moved to approve resolution #11 as written and in addition staff and monitor to review stone selection for outdoor hard scape and staff and monitor to review the final landscape plan. Motion second by Jamie. Ann said staff and monitor will review the barn, stone and final planting plan. Vote: Willis, no; Jay, no Ann, yes; Jamie, yes Failed motion. MOTION: Jay moved to approve 217 E. Bleeker Resolution #11 with the condition that monitor and staff to work with the stone, shed, windows and the final landscape plan. The windows on the historic barn and house will not match in style. Motion second by Willis. Amended motion: Jay amended his motion to further define window style; which means cladding and divided lights should be different. Amended motion second by Willis. Roll call motion: Jamie, yes; Ann, yes; Willis, yes; Jamie, yes. 720 E. Hyman —Aspen Modern Negotiation for Voluntary Landmark Designation and Minor Development Motion: Jay opened the public hearing and moved to continue 720 E. Hyman until May 23rd; second by Ann. All in favor, motion carried. 610 E. Hyman — Aspen Modern Negotiation for Voluntary Landmark Designation, Conceptual Major Development, Conceptual Commercial Design Review, Special Review for Utility/Trash Recycling Area ' Motion: Ann opened the public hearing and moved to continue 610 E. Hyman until May 23rd, second by Jamie. All in favor, motion carried. HPC retreat Motion: Ann moved to adjourn; second by Jamie. All in favor, motion carried. Me;ting adjou ed at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 6