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HomeMy WebLinkAboutminutes.hpc.20011010ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ OCTOBER 10t 2001 233 W. MAIN - INNSBRUCK INN - CONCEPTUAL REVIEW, PUBLIC HEAR/NG ....................... 1 101 E. HALLAM - FINAL DEVELOPMENT - VARIANCES - PUBLIC HEARING ......................... 1 WAGNER PARK PUBLIC FACILITIES - FLNAL - PUBLIC HEARING ........................................... 5 205 S. THIRD FINAL REVIEW - PUBLIC HEARING ........................................................................... 6 135 W. HOPKINS - CLARIFICATION OF MOTION MADE ON SEPT. 26, 2001 ............................. 9 735 W. BLEEKER / 106 N. SEVENTH -= FINAL REVIEW, MINOR DEVELOPMENT - VARIANCES (TO BE RENOTICED) ......................................................................................................... 9 419 E. COOPER AVE. - MINOR - PUBLIC HEARING ......................................................................... 9 411 E. HYMAN AVE. - MINOR DEVELOOPMENT - PUBLIC HEARING ...................................... 11 12 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10~ 2001 Vice-cha!r, Gilbert Sanchez opened the meeting at 5:05 p.m. Members in attendance: Lisa Markalunas, Rally Dupps and Neill Hirst. Suzannah Reid and Jeffrey Halferty were seated at 5:10 p.m. Melanie Roschko and Teresa Melville were excused. Staff in attendance: Chris Bendon, Long Range Planner, Amy Guthrie, Historic Preservation Officer, David Hoefer, Assistant City Attorney, Jackie Lothian, Deputy Clerk. MOTION: Rally moved to approve the minutes of Sept. 12, 2001; second by Lisa. All in favor, motion carried 4-0. 233 W. MAIN - INNSBRUCK INN - CONCEPTUAL REVIEW, PUBLIC HEARING Assistant City Attorney, David Hoefer reported that the affidavit of notice is ~n order and entered into the record as Exhibit I. David also relayed to the board that the applicant is requesting continuation to a date certain. MOTION: Lisa moved to continue conceptual development and the public hearing on 233 W. Main to November 28, 2001; second by Gilbert. All in favor, motion carried Yes vote: NeilI, Rally Gilbert, Lisa, Suzannah. Jeffrey 101 E. HALLAM - FINAL DEVELOPMENT - VARIANCES - PUBLIC HEARING Assistant City Attorney, David Hoefer said the affidavit of notice is in order and entered into the record as Exhibit I. Deputy Clerk, Jackie Lothian swore in Mary Holley. Amy said conceptual was granted last May. There are some minor changes made on the new construction: Lengthening the addition slightly and a few window adjustments. The changes do not have further impact on the historic house. The real issue is the demolition of the shed. At the last hearing HPC gave partial demolition approval to tear down half of the shed that belongs to the Gorman's. There was a lot of discuss as to what was ASPEN HISTOR/C PRESERVATION COMMISSION MINUTES OF~ OCTOBER 10~ 2001 going to happen on the side that belongs to Don Crum. It was left that the HPC accepted the possibility that the full shed might have to be reconstructed but the board wanted to keep checking during the construction phase before that would be completely signed off on. Tonight's discussion does include variances for Don Crum's half of the property. If the shed has to be torn down they need variances to put it back where it was. Staff spoke to Don Crum and he does not want his half of the shed to be torn down. The attorney, David Hoefer wants a contract between the two par~ies that they understand what is happening. Mary has tried to make a slot between the Gorman's and Drum's side of the shed addressing the UBC issues which are conditions of approval. Mary said they are bringing the gable out approximately four feet, which brings it to the edge of the existing building. Right now there is a little deck on the backside of it and essentially we are bringing that gable out to the edge of the deck. Since we are historically rebuilding the shed it might be an acceptable thing to enlarge it a couple feet to align up with the wall so that they actually have a usable garage. In doing so they would keep the roof line and where the old brick stops and the new brick starts do a slight copper flashing reveal that is six to eight inches wide. That would give a little break in the material, The one-hour fire rating is addressed in the memo and the Bldg. Dept. ~s aware. There are window changes on the eastern side, which will go more in conformance with the rest of the house, they will be double hung. Neill relayed his concern about Don Crum's side of the garage and what will happen if it falls down? Mary said Jim Gorman is a developer and has done numerous brick buildings and he is fairly certain that he can dig down without having it come down. If it does come down the intention is to rebuild it exactly the way it is right now. Don likes the shed the way it is but he understands if it does come down the Gorman's are responsible to rebuilding it and there is an agreement in place. Assistant City Attorney stated that an agreement will need to be drawn up that basically says what Mary reported to the HPC. 2 ASPEN HISTORIC PRE SERVATION COMMISSION MINUTES OF, OCTOBER 10~ 2001 Mary said the roofing material on the shed will be asphalt shingles, which need to be used for the fire rating. Gilbert asked if any additional scaffling will be put in the shed to help support it as a precaution before demolition? Mary said she feels some sort of shoring will have to go on. The question is how cooperative Don Crum will be with removing the items in his shed so someone can go in there and do it. Assistant City Attorney, David Hoefer said he would condition that and state that the building needs to have active protection subject to the adjacent property owner and should be reviewed by staff and monitor. Chairperson, Suzannah Reid opened and closed the public hearing. COMMENTS The board agreed that the shed is a problem and an agreement needs drawn up between property owners. Jeffrey said the east and west elevation are of concern. On the west possibly there should be a change in plane because it is the most public elevation, possibly a material or dimensional change. The modesty of the north elevation is greatly appreciated. Gilbert said overall he supports the proposal. Regarding the upper story changes there are no additional changes to the historic resource. Rally said his concern is the shed and he feels two of the guidelines are not being met 8.1, if an existing secondary structure is historically significant it must be preserved. The shed is in deteriorating condition but it is s~gnificant especially as a brick out-building. Guideline 8.3 is avoid attaching a garage or car port to the primary structure. That is a problem and the garage is getting larger and detracts from the s~gnificance of the historic resources. Should destruction happen Rally feels uncomfortable about unforeseen things happening with the shed. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OCTOBER 10, 2001 Lisa said this is the only brick shed in the West End and serves two adjoining properties. By attaching it to a structure it no longer reads as an out-building. Part of Aspen's history is the out buildings. Her concern is how the out-building will be treated. She would not support the project. Neill asked the chair if the shed is significant or not? Suzannah said the HPC determined that it was not. He stated that 8.1 does not apply. The garage is not attached to an historic structure, it is attached it a subsequent addition. His concern is Don Crum's interest and the preservation of his half of the shed. He would encourage that every possible engineering and preservation mechanism be employed to assure its survival as reasonable as possible. On the back of the house it is surrounded by a formidable fence and looking at the aspect of the west elevation you do not see a lot due to the height of the fence. The length is concealed and he supports the addition. Suzannah said the board agreed that the shed could be reconstructed and she appreciates the extent that the applicant has gone to reconstruct it. The window changes work well and she can support the project. MOTION: Gilbert moved to approve Resolution ~45, 2001 with the conditions as recommended by staff l-9 and two additional conditions: 10. A shoring plan for the out building on the adjacent property shall be submitted. An accurate document of the existing out building should be included. 11. An agreement with the neighbor regarding the repair/construction of the out building shall be executed and submitted. The agreement needs to reflect what will happen if there is failure on the neighbors side of the garage. Both agreements needs to be submitted before a building plan will be signed off on. Discussion: David Hoefer said his concern is that the neighbor is protected. From the City perspective what we want to see is that it is rebuilt and that should be part of the condition. Motion second by Neill. Motion carried 4-2 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10, 2001 Yes vote: Jeffrey, Neill, Gilbert, Suzannah No vote: Rally, Lisa Neill and Jeffrey will be monitors. WAGNER PARK PUBLIC FACILITIES - FINAL - PUBLIC HEARING Suzannah recused herself. Vice-chair Gilbert Sanchez chaired. Assistant City Attorney, David Hoefer relayed that the affidavit of public notice has been reviewed and entered in the records as Exhibit I. Deputy Clerk, Jackie Lothian swore in Willis Pember and Jeff Woods. Amy relayed that there were no objections from conceptual and staff recommends approval. Willis presented details of the bench and relayed due to UBC the spiral staircase had to be modified to a straight stmrcase. The clock town is 78% transparent with a mesh. They have been refining for the last eight weeks with details. Part of the work being done will include a new playground which has yet to be designed and will come back through the process. The park will need to be ADA accessible and will be lowered to grade level. The goal is to build this fall in time for food and wine next year. Regarding the playground it is in this process but the features are not. Lisa inquired about the circle and its fabric, is it pavement or stone? Willis said it is a combination of colored concrete and Colorado red sandstone. Gilbert asked about the maintenance of the graphics. Willis said the graphics will be vinyl applied and they will withstand UV exposure up to five years. City council has asked us to rotate then every 1/1/2 year. Ajax Design will be the lead on the graphics. Historical images and miners images are proposed. Vice-chair, Gilbert Sanchez opened and closed the public hearing. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10, 2001 COMMENTS Jeffrey said due to possible cost constraints do you have alternative material choices instead of zinc. Zinc ~s usually the material that goes first when adjusting costs. Self Woods said they do not propose to do any material changes. Lisa said thc project has thc potential to be very successful. Neill said he is new on the board and personally does not like a 30 foot clock tower right around the corner of the clock tower on the transportation center. He also does not favor the observation deck. Gilbert said it is a great synthesis of architecture; street furniture, technology and it will be a great amenity to the community. MOTION: Jeffrey moved to approve Resolution ~6, 200, final development for Wagner Park finding that the review standard and design guidelines are met with the following conditions: 1. If any material changes occur the applicant must come back to HPC for approval. 2. Graphics program needs to be detailed and any changes nedd to be approved by HPC. Graphics program to be brought back to HPC as an information item. Motion second by Rally; all in favor, motion carried 5-0. Yes vote: Lisa, Jeffrey, Rally, NeilI, Gilbert Jeff Woods, Parks Director said he is also concerned about vandalism and will bring the graphics program back to the board. Possibly they will have to spend more money on a product that is Vandalism proof maybe they should look into that. 205 S. THIRD FINAL REVIEW - PUBLIC HEARING Deputy Clerk, Jackie Lothian swore in Steve Danuff. Assistant City Attorney, David Hoefer announced that the affidavit of notice is in order and entered into the record as Exhibit I. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10t 2001 Amy Guthrie, Historic Preservation Officer relayed that the majority of the conditions have been addressed. One condition that needs addressed are the approval of the materials which can be shown on the site or presented to the board before the project can begin. Amy suggested the use of clad windows on the new addition in this circumstance but generally the HPC requires wood windows and HPC needs to make a decision. There is also a suggestion to align the basement windows with those above them on the main floor. The size of the dormer that projects out westward over the entryway be reduced in size. It is overly long and not the typical one a building like this. The drainage issue between the two gables needs addressed. Staff recommends approval of the project. Steve said the owner has decided on wood windows. Pella makes a window that is the right proportion. Regarding the dormer coming offhe didn't want to make it too tall and it was difficult in determining the pitch. He used a six twelve pitch which is double the proportion of the main slope, which is three twelve. Suzannah suggested the use of a cricket in the ridges for drainage and you wouldn't see the siding. Steve thought that suggestion would work. Gilbert inquired about the finish material on the face wall exposed to the stairwell? Steve said it will be foamed block with stucco over lt. The wood siding would stop just above ground level. Chairperson, Suzannah opened the public hearing. She stated that Michael Behrandt sent a not in favor of the project. Suzannah closed the public hearing. COMMENTS: Neill said he was in favor of the project. Lisa said in general she is in favor of the project as proposed but would like to see an alternative to the roof treatment in the gable and she agreed with staff's comment about being able to reflect those separate gable forms not filling those in. She also agreed that staff and monitor could review the final materials. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10, 2001 Rally said thc project meets the guidelines especially the way it is tucked in away from public view. He has no problem with the length of the entry link gable, nor the light wells lining up with the windows on the south side. He would like to see a cricket instead of the proposed ridge-to-ridge solution for the bad roof condition that exists. He would support wood windows. Gilbert said he could support the proposal with the conditions that staff has identified 1-6. Jeffrey dittoed the other member's comments. Wood windows are preferable. Suzannah dittoed the other members and commented that she has no concern about the windows not aligning. The repair situations needs addressed by staff and monitor. The entry porch needs shortened. APLICANT COMMENTS: Steve said he has no problem with shortening the dormer effectively about a foot. There was a question about railings as opposed to grates and the railings are not over the window wells, they are actually in front of the well that is being moved to the side. Are you saying the window wells need grates or can I leave them open? Amy said if they are less than 30 inches they do not need grates. Rally asked if the applicant is doing a styrophome block for the retmning wall and Steve said it will be done with timbers. The block is being used for the foundation of the building itself. MOTION: Rally moved that the final development for 205 S. Third Street east ~ of Lot G, Lot IL, and Lot L Block 30, City and Townsite of Aspen be approved with the following conditions: ?Reso #4 7) I. HPC must approve all exterior materials. 2. The applicant may use clad or wood windows on the new addition. The HPC wouM prefer wood windows. 3. Reduce the size of the dormer to a minimum necessary to protect the entry. 4. Use exterior doors, which are in keeping with the style of the doors found on the rest of the house (paneled with a half-lite.) 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10T 2001 5. Redesign the cricket to profile of the existing roof ridgelines. Motion second by Lisa. Yes vote: Gilbert, Jeffrey, Neill, Rally, Lisa, Suzannah. Motion carried 6-0. Neill and Suzannah are the monitors. MOTION: Gilbert moved to include the standard conditions for 205 S. Third; second by Lisa. All in favor, motion carried. Yes vote: Rally, Lisa, Jeffrey, Neill, Gilbert. Suzannah 135 W. HOPKINS - CLARIFICATION OF MOTION MADE ON SEPT. 26, 2001 Amy informed the board that the previOus motion from the second meeting did not include in the motion all the pieces that should have been included in the motion. The HPC had looked at landmark, conceptual, partial demolition, temporary relocation and variances. David Hoefer, Assistant City Attorney said the board simply needs to state that the above issues were included in the approval of Sept. 26, 2001. MOTION: Gilbert moved to approve landmark designation, conceptual, partial demolition, temporary relocation and variances; second by Jeffrey. Yes vote: Neill, Rally, Jeffrey, Gilbert, Suzannah No vote: Lisa, Motion carried 5-1. 735 W. BLEEKER / 106 N. SEVENTH - FINAL REVIEW, MINOR DEVELOPMENT - VARIANCES (TO BE RENOTICED) Amy said the applicants are amending their plans and need more ume. 419 E. COOPER AVE. - MINOR - PUBLIC HEARING Assistant City Attomey, David Hoefer announced that the affidavit of notice is in order and submitted into the record as Exhibit I. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 10, 2001 Deputy Clerk, Jackie Lothian swore in JeffGorsuch and Tom Frye. Amy said this ~s an application to change an ex~sting storefront on a non- historic building in the downtown district. There were some changes to the doorway and awning, which include full plate glass doors. Staff recommends approval. Jeff said they eliminated side lights on the recessed entry and went to a plate glass door and they have had a change to the interior theme of the store. The same flavor with iron works is being proposed. Gilbert inquired about the intent of the wide window on the angle? The depth will be removed and the window will move out to the interior face of the brick wall. There will be a display window above and solid panels below. Rally said you are basically taking an entry and replacing it with a display window, is that correct? Tom Frye said they are taking an existing door and moving it to the front faqade of the building. Right now it is on an angled face. We are eliminating the recess. Chairperson Suzannah Reid opened and closed the public hearing. Amy asked if there are any exterior light fixtures? Tom said there are existing florescent lights under the awning that will go away. On the exterior side there will only be two small sign lights at 25 watts, small spots. MOTION: Gilbert moved to approve Resolution g48, 2001finding that the review standards have been met; second by Rally. Yes vote: Lisa, Rally, Gilbert, Jeffrey, Ne#l, Suzannah Motion carried 6-0 10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ OCTOBER 10~ 2001 411 E. HYMAN AVE. - MINOR DEVELOPMENT - PUBLIC HEARING Jeffrey recused himself. Deputy Clerk, Jackie Lothian swore in Frank Shomon. Amy said the proposal is to make the existing shop front window a little larger by adding hoppers below. The board relayed that the drawings are supurb! They also felt that the design will be an improvement on the building. MOTION: Rally moved to approve Resolution g49, 2001, minor development for 411 E. Hyman, the West 16' of Lot C, Block 89, City and Townsite of Aspen, Colo. as proposed; second by Neill. Yes vote: Lisa, Gilbert, Rally, Neill, Suzannah. MOTION: Gilbert moved to adjourn; second by Rally. All in favor, motion carried. Meeting adjourned at 6:50 p.m. Kathleen J. Strickland, Chief Deputy Clerk