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HomeMy WebLinkAboutminutes.hpc.20120919 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 19, 2012 Chairperson, Ann Mullins called the meeting to order at 5:00 p.m. Commissioners in attendance: Jane Hills, Nora Berko, Willis Pember, Patrick Segal, Sallie Golden. Jay Maytin and Jamie McLeod were excused. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk 422 E. Cooper Ave. Conceptual Major Development Public Hearing MOTION: Ann moved to continue 422 E. Cooper public hearing and conceptual development to October 24, 2012; second by Nora. All in favor, motion carried. Nora will recuse herself on 623 E. Hopkins Jane will recuse herself on 623 E. Hopkins 820 E. Cooper— Demolition of Shed, Public Hearing Deborah Quinn, Assistant City Attorney stated that the public notice is properly provided and the applicant can proceed. Exhibit I Amy stated that the proposal is only for the demolition of a shed or out building on the alley. It is a 3,000 square foot lot and the shed sits partly into the alley and it has been used at certain times as a dwelling unit. The proposal is to demolish the shed and at some future point we will see potential reworking of the historic resource. The shed does not appear on the Sanborn 1904 map and there is nothing in the building files indicating when it was built but it is recorded at the assessor's office by 1975. There is no mention as to how old it is. Staff suggests that demolition be approved. Derek Skalko, architect said essentially we are talking about 820 E. Cooper. The historic mining cottage has had at least one addition to the back rear. We are not touching the mining cottage. We are focusing on the rear alley building which was built around 1965 and 1975. The building was used in 2006 as an abandoned unit and someone was sleeping in it. By code it is too small for an ADU. The building poses a problem for the future of the lot. It is a shed structure and the head height is about 6'8" and goes up to about 8'2". It can't be transformed into a garage and has asbestos and black mold. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 19, 2012 With the removal of the shed there will be a physical parking area on the property: Nora inquired about the vegetation and if there will be any landscaping done after it is removed? All the changes will bring the lot back into conformity. Derek said probably we would do a gravel parking area. At this time we don't want to do any major landscaping at this time. There is also construction going on next door which impacts anything we would do. The State of'Colorado has the oversight regarding the asbestos. Chairperson, Ann Mullins opened the public comments. There were no public comments. The public comment section of the agenda item was closed. Ann stated that there is only one issue, demolition. MOTION: Nora moved to approve resolution #22 as proposed and amended by Amy. Motion second by Ann. All in favor, motion carried 6-0. 623 E. Hopkins — Final Major Development and Final Commercial Design Review, Public Hearing Deborah Quinn, Assistant City Attorney said the public notice is properly provided and the applicant can proceed. Exhibit I Elevations — Exhibit II Amy said this is a 6,000 square foot lot that currently has two commercial businesses in the front and an annex building for Susie's in the back. HPC previously awarded conceptual with some rehab work on the two miner's structures and demolition and replacement of the building along the alley. The HPC conceptual approval had no conditions for restudy and one condition that the roof top deck on the new building in the back be restricted to what was represented to HPC and nothing further in the future and no mechanical equipment. At this point we are looking at details, landscape plan, lighting, fenestration, new materials and restoration issues. Overall staff is pleased with the project which keeps the historic buildings prominent on the street. The detached structure on the alley will serve as a back drop to these buildings. The only things suggested for restudy are the siding on the barn and exposure of the clapboard. We need to know specifically what the 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 19, 2012 material is, as it is named salvaged barn wood siding. Where is the material being sourced? Staff has requested more information about the porch deck. We also ask for a restudy of the amount of paving in front of the building. We also have a request to remove the up lighting that was in the trees. The trees between the Berg house and this property will be removed. Staff recommends approval with conditions. Greg Hills, owner said one of his concerns is where the Engineering Department will want the sidewalk. On the Berg house from the curb there is four feet of grass and then a six foot wide sidewalk. On the Berg house the sidewalk ended up where all the trees are. We are concerned about the same thing here with the large tree in the front. It might have to be removed. Mitch Haas, Haas Land Planning Michael Noda, Oz Architecture Mitch said they can accept everything in the staff recommendation. This property by zoning has many rights that we are not taking advantage of. We didn't push out to the property line, we provided more open space than required and we separated the buildings by more than necessary to give the historic buildings prominence that they deserve. We aren't reaching the height limit. We are sensitive to the neighborhood and particularly the two historic buildings on the property. Michael Noda said the site plan dated July 27th is the correct one. The Parks Dept. had comments because we had too many potted plants in the court yard. We will work closely with Parks and Engineering to retain the tree. On the landscaping in front of Susie's we looked at the historic photos and we will work with Amy. The old historic photos had a porch and because of the retail we had a hard scape. We don't intend to do the porch but just have the hard scape. We also studied the porch columns on the cabin. There are several different photos of the columns but we can recreate and work with staff. We will also have the step up to the porch. On the barn siding we can work with staff. Michael did a power point presentation. The doors have been changed to sliding barn doors and they will match the paneling in the photograph. We have also changed the trim on the addition behind Susie's miner's cottage. The new lighting plan has taken out all of the up lighting. In the planter there is a pedestal landscape light facing down just to highlight the plants. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 19, 2012 Michael said the barn siding will be about a 5.5 inch exposure rather than the 7 inch which was in the packet. It is our desire to have the siding match the historic photo. We are preserving the barn as best possible. There will be a store front in the barn opening and sliding barn doors that will slide over the opening. We do not want someone to go find the barn siding. We don't want new siding and make it look old. We would like to find a way to purchase siding from a vendor and use reclaimed barn siding. Materials: Barn siding 5-5 exposure. The existing clapboard siding and trim on the cabin will stay and be painted. New cut wood shingles on the roof of the cabin. We are proposing a corrugated corten roof over the barn. On the addition we will have a tumbled brick. We are proposing a rain screen element panel which is not a tile and not a cement panel. It is something in between. The first two floors will be a copper iron oxide panel and the upper floor panel will be a ceramic panel. All the windows will be glossed black aluminum. The glazing will be clear including the upper level. Patrick asked about the position of the cabin. Greg said it is moving five feet forward. The barn will stay exactly where it is. Patrick said if the cabin moves forward five feet it will be in the branches of the tree. Michael said the forester said as long as we weren't moving the cabin to the west any further he could live with the proposal. Greg said we will have shrubs along the front. We will also keep the ornamental fence which isn't old but adds to the landscaping. Patrick asked if there will be black out shades on the third story addition. Greg said it would be up to someone's personal preference to provide their own shading. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 19, 2012 Michael said in the planting beds we have simple ballards shining down. We also have a porch light at the front door. Willis asked about the current barn roof Greg said the existing barn is asphalt shingle. Willis also asked about the lighting plan for the addition. Michael said there are wall sconces on the first story. There is a single light on the deck. On the third level deck we have recessed lighting in the wall. On the front door there is also a recessed light. Sallie inquired about the barn siding and brick. Sallie said she has worked with reclaimed wood and you should stay away from it looking knotty or too beat up and too old. Maybe look at a wired brushed wood. On the brick can you get a fired finish without the tumble so you don't have the faux look. Greg said we will work with the monitor and pick a siding material that is appropriate. Michael said Sallie's concern is to not make new brick look old. We will keep the texture and the edges sharp and I'm sure we can get something without the tumbling if the board is supportive. Ann recommended a plant list as a condition of approval. Chairperson, Ann Mullins opened the public comments. There were no public comments. The public comment portion of the agenda item was closed. Ann stated the issues: -Siding size and where it is coming from. - - - - - - - - Details on the porch deck. Amount of paving in front of the cabin. Landscape plan. Amy said the old photographs show a wood shingle roof on the barn not metal. Ann said the siding can be a monitor issue. I would support a wood shingle roof. On the north side of the fayade there isn't enough room for the racks 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES SEPTEMBER 19, 2012 so that becomes an unused surface. A portion of that area could be planted. The landscape plan can be a monitor issue but we really need a plant list. The monitor can address the brick and not have it tumbled. Willis said this is a great presentation. Sallie said we are all in agreement that the wood shingle would be better than the corrugated roof Willis commented that the wood sliding doors are a great solution. Greg said we are happy to work any of the details out. MOTION: Ann moved to approve resolution #23 as written with the following conditions: $30,000 letter of credit Restudy the exposure of the new siding and material selection on the barn. Design of entry doors to be approved by staff and monitor. Restudy detailing of porch deck to be approved by staff and monitor. Restudy the amount of paving in front of the miner's cabin to be approved by staff and monitor. Restudy brick material for approval by staff and monitor. Barn roof shall be wood shingle. Review corrected landscape plan with plant materials. Motion second by Sallie. All in favor, motion carried. 4-0. Ann and Patrick are the monitors. MOTION: Willis moved to adjourn; second by Sallie. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 6