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HomeMy WebLinkAboutminutes.hpc.20121114 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 14, 2012 Chairperson, Ann Mullins called the meeting to order at 5:00 p.m. Commissioners in attendance: Jay Maytin,Willis Pember, Jane Hills and Sallie Golden. Jamie McLeod, Nora Berko and Patrick Sagal were absent. Staff present: Jim True, City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk Sara Adams, Senior Planner Motion: Jane moved to approve the minutes of October 10th and 24th; second by Willis. Motion carried 4-0. Jay was seated at 5:30 p.m. Disclosure —223 E. Hallam. Jane disclosed that Nora's son in law works for her. Jim True said Nora's son in law works for Jane Hills firm and has no investment in the property at 223 E. Hallam. That property is owned by Nora and her Sister and Jeffrey has no financial interest in the property. Under our ethics rules this is not a conflict. 420 E. Hyman — City Council Remand, Conceptual Major Development and Conceptual Commercial Design Review Jim True said the affidavit of posting was in order and the applicant can proceed. Exhibit I Sara said council decided to call up this conceptual approval. Council had concerns with condition #5 regarding a full review of mass and scale with materials shall occur at final HPC review. There are problems with leaving mass and scale to final because there are other reviews that need to happen before it gets back to the board for final. Hopefully we can come to an agreement on mass and scale so that they can go to growth management and subdivision knowing what size the box is going to be. The height has been lowered to 38 feet and there is a 15 foot setback for the third floor. The packet information reflects the height change and setback that were conditions. HPC concern was how the materials affect mass and scale because they are proposing largely a glass building and how does the glass 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 14, 2012 work with mass and scale. The applicant has brought samples of materials for tonight's meeting even though this is conceptual and we usually don't talk about materials. Staff has concern about the alley elevation. Guideline 6.24 talks about rear facades stepping down toward the alley. There is a car port that you can drive under on the first floor and the second and third floor is straight up. We were a little concerned that that guideline has not been met. The decision tonight would be final. Brian West, Cunniffe architects Brian said they got rid of the separation wall because the adjacent building already has one. Charles Cunniffe, Cunniffe architects Charles said they have provided imagery of the back of the building. One of the reasons the mass is where it is on this building is because it is a 1 to 1 replacement requirement and we have to provide far more affordable housing on this particular site which pushes the building out to the back on the third floor instead of being setback. The affordable housing part is 50 % of the residential portion of the building. We would carry the solid banding around the building. The ground floor has been setback 30 feet due to the trash and parking. The mechanical on the third floor is setback from the mall side. The second floor has a cut out in the corner and there is a walkway that accesses the units which steps back the second floor the width of the walkway. We would prefer to have a roof over the walkway to cover it but the consensus at the time was to not have that roof. It could be a glass canopy roof in order to protect it from the rain. The property to the east is three stories on the alley. Brian West said the bronze colored banding coincides with the front of the building so there is continuity from front to back. Charles said we wanted to have the building transparent so that you can see through it. We wanted to keep the building simple and elegant. It is a building of today. The bronze tinted glazing could tie into the spandrels and it would be a non-reflective glass with just a tint. Charles and Brian did a power point on the different elevations of the building. Chairperson, Ann Mullins opened the public hearing. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 14, 2012 Sara said the elks lodge sent a letter asking that the view plane of Aspen Mountain be protected, Exhibit II . Sara said the building is not in the adopted view plane. Chairperson, Ann Mullins closed the public comment portion of the agenda item. Jane said the city is upgrading the transformers in the core and how would that be an issue with your building and the utilities? Charles said they met with the city on parking and trash and they said our proposal is acceptable. Willis asked about the soffit and cornice. Charles said the soffit is wood and the cornice would be metal. Ann and Jane agreed that there doesn't need to be another step back in the alley. Jane said for safety issues some kind of canopy over the walkway would be acceptable. Willis said he appreciates the renderings and the attempt to address the reflectiveness of the materials. The wood on the back of the balcony and second floor are appropriate and a good contrast. The mass and scale in the alley is OK. On the cornice as a suggestion make sure it doesn't look like stone and restudy the mullions on the third floor for final. Sallie said she has no problem with the height. Sallie said she likes the walkway without a canopy or glass canopy. MOTION: Ann moved to approve resolution #28 which approves mass and scale, and omitting condition #5; second by Willis. All in favor, motion carried 4-0. 222 E. Hallam — Minor review and partial demolition Jay was seated. Affidavit of posting— Exhibit I 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 14, 2012 Jim said one of the owner's son in law works for Jane Hills. Under our code that is not a conflict that would require recusal. Jane said she would like to stay for the meeting. Sara said this is for minor development and partial demolition of 223 E. Hallam. The property is located on a 12,000 square foot lot and there are a few structures on it now. There is a two story 1893 Victorian that has two residential units in it. There is a one story residence that was built in the 1960's and an out building along the alley that was used for storage. The subject of tonight's minor development and partial demolition is the two story Victorian. There is a non-historic addition that was added in 1967 and that is being requested to be removed. In the future the applicant is interested in pursuing a subdivision and the newly created property line would go right through the addition. To be pro active they are requesting demolition approval. The minor development portion of the application is to restore the wall and how they restore the wall once they tear off the 1967 addition. Staff is supportive of the project with conditions. Staff also finds that the demolition criteria are met. The addition does not have historic significance to the property. This will be a good restoration effort. The only condition is for the foundation that needs to occur once they take the addition off. We would like them to use sandstone to match the existing rather than concrete block. Derek Skalko, architect Derek said the property at 223 E. Hallam is a 12,000 square foot parcel essentially right across from the Red Brick. We are not touching anything on the property except the 1967 east side addition to the Victorian itself. We have two owning families of this property and simply we are basically easing the way into a subdivision process so we don't have any contentions down the road. Essentially there would be two 6,000 square foot lots. There is a bump out on the house and we would like to restore it back to its original condition between 1957 and 1967. The foundation is intact and when the extension comes off there is a sandstone base that is existing. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 14, 2012 Sara clarified that HPC will be able to give a recommendation to city council over the two lots. MOTION: Jay moved to approve resolution #29 second by Ann. All in favor, motion carried. Jay and Sallie will be the monitors. MOTION: Ann moved to adjourn; second by Jay. All in favor, motion carried. Meeting adjourned at 6:30 p.m. a Kathleen J. Strickland, Chief Deputy City Clerk 5