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HomeMy WebLinkAboutminutes.hpc.20130424 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24 2013 Vice-chair, Jamie McLeod called the meeting to order at 5:00 p.m. Commissioners in attendance: Jay Maytin, Jane Hills, Sallie Golden. Absent were Patrick Sagal, Nora Berko, Willis Pember and Ann Mullins. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk Justin Barker, Planner 110 W. Main St, Conceptual Major Development, Conceptual Commercial Design, Demolition, Public Amenity — Continued public hearing Stan Clausen Kim Weil Amy said HPC is being asked to demolish some of the existing building and staff approves of the proposed demolition. One of the components is public amenity and projects need to meet 25% of the site which is land that is used for outside seating or open to the sky. If they can't comply they can pay cash-in-lieu. This project does not meet the 25%. They are improving the situation with outside seating for the restaurant and some public amenity along Garmisch Street. Staff is in favor of the parking proposal. On the larger issue of the design review staff has supported the hotel aspect of the project all along. The only area where we continue to have discussion are the four free market units along Bleeker Street. At the last meeting the concern was the overall form of the building. Staff suggested adding some more gabled pitch forms would tie the project in with the neighborhood. The applicant has accomplished that by putting gabled roofs on the two end units and retained some flat roofs on some of the interior units that has less effect on the neighbors. We did ask for one final restudy and they tweaked the design and brought the gabled roof forward and closer to Bleeker Street. The height on the flat units are proposed at 32 feet and staff is suggesting that be tightened up as much as possible because HPC is being asked to grant an exception. Staff still feels strongly about the height of the flat roofs. Stan Clauson, Clauson and Associates: 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24 2013 Stan did a presentation showing how the project fits in well with the neighborhood. Since the last meeting we incorporated the gabled roofs into the residential units. We also met twice with staff to discuss the gabled roof and we extended the gable over the third floor bathroom. The height change is problematic. We have made a number of changes as suggested by staff: We reduced the height from 3 2.10 to 30 feet; changed the parking configuration to include parallel parking and we added significant public amenity space and we increased the separation between the buildings. We completely reworked the fagade element and finally we changed to gabled roofs. We have provided access improvements for the affordable housing to Garmisch Street. Kim Weil, Poss and Associates said they made fagade changes to soften the look. The main change is the gabled roofs. Stan said there are 32 foot heights on the flat roof units in the interior. The exterior units measure 27.6 feet in height. Kim said the lower level is 8.8 in height, 10.7 at the living room level and 8 feet at the master bedroom. We have done a lot of town homes and these heights are what you need in order for them to sell. Stan said the lodge preservation zone district has a number of incentives for small lodge developments and the units are under 300 square feet. The free markets make it possible to do the redevelopment of the lodge. The code allows for the free market incentives. Overall we are seeing the redevelopment of an existing lodge and 54 lodge units, amenity on Main Street and Garmisch and residential units. Amy clarified that they will meet the public amenity requirement but it is not all on the private land. Vice-chair Jamie McLeod opened the public hearing. Ed Wolkenmuth said we live in an 1888 house on Bleeker. I fully support what I see on Main Street. Looking down Bleeker there are a lot of Victorians. The massing in the R -6 zoning is unbearable and overwhelming. If you are on Garmisch things look normal but if you turn the corner and look down Bleeker this massing is tremendous. The owners need 18 million from the sale of the four condos and in order to get that you 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 need the mass and heights. The team has tried their best to obtain the feel needed. An idea would be to consider two single family home with less mass and the height would come down. You could get six million for each of the single family homes. They would be short 4 million and you could have equity funding with two nice homes that fit on Bleeker. Julie Ann Steele said her concern is that the gables have increased the height to 37 feet. Our gable height is 27 feet and the mass 24 feet. We came here because of the massing issue. Why can't they get other financing to make it smaller. This is a huge issue and this is the R-6 zone. Vice-chair Jamie McLeod closed the public comment portion of the agenda item. Amy said the Bleeker Street side is not in the historic district. Commissioner comments: Jay said he feels the flat roof works better. The new design brings the height to 37 feet. I feel this is a good project. If you had two single family homes you would end up with the same massing. Stan said we responded to staff's comment and pulled the gable further more. If you don't feel that is an advantage in terms of the designs feel free to revert to the previous one. As an applicant we want to move forward. Aaron Brown said our first preference was to have flat roofs and then we gabled the end units and kept the middles flat and the third choice is gabled roofs. Amy said at the last meeting it was suggested to look at the pitched roofs. Sallie said she feels it doesn't make any difference with pricing if the height is 10 or 10.6 feet. Sallie said she is in favor of the middle floor being at ten feet. Jane said she would like to see this project move forward on behalf of the small lodges. I read all the meeting minutes and like preference one. In terms of height I am ok and it is a fabulous design. The applicant has done a remarkable job coming here four times and staff has also done a good job 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24 2013 trying to get this project approved and that is why they came in with the gabled roof but I don't think they are a good idea. Sallie said she also wants this project approved tonight. Aaron Brown said the March 13' flat roof was at 32 feet. Stan said he can't comments on the value of the units and council doesn't take up the value discussion but they do take up the discussion of floor area because that is what is in the code. Small lodges with less than 300 square feet deserves a support subsidy in terms of free market subsidy. Stan pointed out that there is 30 feet between this project and the neighbor's house and this project meets the small lodge criterion. Debbie said if the board does not like what is being restudied and likes a prior submission you can make that motion. Jamie said it looks like we need to approve demolition, public amenity as drawn and talk about the roof forms and mass and scale of the three elevations in front of us. MOTION: Sallie moved to approve demolition, public amenity space and approve the March 13th design with a four foot height variance for the 32 foot roofs. Motion second by Jane. Jay said the gabled roof does speak better to the neighborhood but on the other hand it is bigger. Sallie said the flat roof is less massive and architecturally it is what the clients prefer. Jamie said the flat roofs read like a modern building instead of trying to pretend to be a gabled roof. Roll call vote: Jay, yes; Jamie, yes; Sallie, yes; Jane, yes. 305 S. Mill St. Minor Review and View Plan Review— Continued public hearing—Above the Salt Jay recused himself 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 Amy said at the last meeting the Popcorn wagon was approved to be moved facing the Wheeler, moving sheds and walk in coolers and changing planters and paving. All we are talking about tonight is the trellis. The trellis is only over the outdoor seating and not over the cooler or Popcorn Wagon. Some of the beams were also removed. Craig Cordtes Pearce, owner Craig said he had people over to look at the drawings and a lot of comments were that it looked quite big. A beam was removed from each side and the Popcorn Wagon is not more airy. The material is 7x7 beams and I get the imperfections in the wood that I want. With the trellis I won't need the umbrellas and it will give the restaurant a fresh look. We just want to cover the patio. I will shrink the patio space on the mall. Craig also presented his lighting scheme and the awning. Amy said he is asking for approval of the awning. Craig said the awning would be placed in the middle and a hand crank. Craig said if the board doesn't like the choice of beam he can get manufactured ones. Jamie said her concern with the trellis is the height and getting rid of two beams makes it a lighter design. I think the trellis might feel too low. You have gotten rid of the mass. The height should be 9 feet to the bottom of the beam and the drawing is incorrect. Vice-chair Jamie McLeod opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. MOTION: Jamie moved to approve the trellis as drawn with the number of posts and beams as indicated and the awning in the middle. The applicant and staff should review the height of the beam on site. Is it 9 feet or 9.6 feet. I am in favor of the lighter material. Motion second by Sallie. All in favor, motion carried 3-0. Amy said you are also approving a view plane exemption. Sallie is the monitor. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 605 W. Bleeker, Final Major Development and Variances —Public Hearing Debbie said the affidavit of posting has been properly provided and the applicant can proceed. Justin Barker said this is a landmark property at the corner of Bleeker and Fifth. An historic cottage exists on the side with a non-historic addition. During conceptual their received approval for side and rear yard variances which need to approved for final as well. One of the conditions from conceptual was to study the stair element and connecting piece to provide a little more space between the historic house and the addition. The applicant removed the mass of the addition 2 1/2 feet south to create more space. The connection is 9 feet long. There are no fences in the photo and the applicant is recommending a metal fence. Staff suggests a wood picket fence similar to what exists there now. Staff recommends that HPC grant final with the following conditions: setbacks that were approved at conceptual be approved with the one foot and 1/2 foot encroachment on the east and west side. Restudy the roof porch roof element to be approved by staff and monitor and submit a full fence design to be approved by staff and monitor. Keith Howie —presented The project is on the corner and in the context are single family houses and a lodge building within a half a block away. The Harold Ross house was built in 1888 and three additions took place over 60 years. In 1983 a sizable remodel was undertaken and there was infill behind the original structure. In 1999 that portion of 1983was taken down and a back piece of the property was put up and infill done. It is on the historic register. We are proposing to keep the original house and reconfigure the back portion that was done in 1999. There are large pine trees on the corner and large pine trees on the site. In 1999 a lot split occurred. Lot B took the majority of the FAR. Lot A is our lot which has a FAR of 2339 and that cannot be increased. The biggest design change is the master bedroom which is on the main level and we want to put the stairs in a different place and put the master bedroom on the second level. We are creating an upper level deck that is tucked under the gable which will be hidden from 5th Street and Bleeker St. We are keeping the roof form of the original house and basically mimicking the original form. We feel the new addition should be clad in a more modern material. At conceptual we were asked to study some elements for final. We elongated the link and have 9 feet between the face of the existing 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 historic house and the face of the stair. The garage element has been moved back. The stair enclosure has one side closed off to eliminate light pollution on 5t'' Street. A steel canopy is being proposed for the north side of the house which is the entry. We would like some shelter as guests come up to the door. Currently there is no covering at the front door. The second idea would be a porch element. Guideline 5.5 says porches can be constructed that are similar in nature. In the landscape we are proposing to remove four of the pine trees on the corner of West Bleeker and Fifth. Thinning out the trees will preserve the longevity of the other trees and allow us to straighten out the porch at the front of the house. Currently there is a walk and it will be straightened out with a grey granite. The walkway at the side of the house will be removed which was a condition of conceptual. Around the property we are proposing a metal fence. In the memo it is recommended to be a picket fence. We disagree because there was no fence there originally and we would like a fence that is more transparent than a picket fence. We can work the fence design out with the monitor. For the materials of the building the dark colors of the addition and link will contrast the off white color of the house. It will be a dark sanding seam metal roof and the link areas will have a grey cement panel and the gabled element will have a grey type screen and on the kitchen area grey stucco. We feel we have addressed staff's concerns and the HPC guidelines. We feel this project fits into the neighborhood and gives deference to the original houses and we are hopeful for an approval. Jane asked for clarification of the area by the stair. Keith Howie said it is a gray metal panel and the edges would fold over. The ballast is a black washed river rock which is not visible from the street. Jane asked if the roof could be a green roof. Keith said on the interior of the house the floor to floors aren't that great. Technically we can't do a green roof with the heights. The only lighting we are proposing is code mandated lighting on the doors, steps and deck. Shielded down lights would be used on the deck. Keith presented samples of the materials. Justin added the condition about the call-up requirements. Vice-chair, Jamie McLeod opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24 2013 Issues: Setback approvals Restudy of front porch or canopy Fence, metal or picket Jay said he is OK with the variances and is not in support of the porch because it was not there initially. The fence could be approved by staff and monitor. Sallie agreed with Jay's comments. Kim Weil said we are trying to protect people as they come to the front door. Jane said she has no issues with the porch because whether the kit originally had it or didn't have it having a lot of relationships with miner's cabins it is an element that is wonderful and could be a great addition to the project. I feel the metal fence is a better fence and the monitor can deal with that. Sallie asked about the front porch. Kim said there isn't one but we feel there should have been one. Howie said if we are straightening out the front sidewalk the porch helps announce what is front and what is side on this house. Jamie said she is in favor of the porch. It is a better strategy than the metal canopy. I am in favor of the nine foot connector. I would also like to see the cute sheets of the lighting and that can be presented to staff. I am also in favor of the metal fence. I would approve this based on a lighting plan being submitted to staff that was represented from this meeting. MOTION: Jane made the motion to approve the setbacks as stated; approval of the traditional front porch, that the fence design be metal to be approved by staff and monitor. The lighting plan be approved as presented in the final conceptual meeting and will be approved by staff and monitor; motion second by Jamie. Sallie asked if we are setting a precedence about the porch since one was never there. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 24, 2013 Amy said every case is different. In the past we have approved a roof or hood over a door but never a porch. Maybe staff and monitor should look at the porch design. Amy said at the last meeting the door presented was denied and the door was left opened and they came back with a metal canopy. That doesn't mean you can't change your decision. Roll call vote: Jay, no; Jamie, yes; Sallie, no; Jane, yes. Motion dies. MOTION: Jay moved to approve all the variances and the metal fence to be approved by staff and monitor and no porch. The lighting plan to be approved as presented in the final conceptual meeting and will be approved by staff and monitor. Motion second by Sallie. Vote: Jay, yes; Jamie, yes; Sallie, yes; Jane, yes. Worksession — 233 W. Hallam — no minutes Debbie Quinn reminded the applicant that the worksession is non-binding and the applicant cannot rely on anything that is said by the commission as a whole or by any individual commissioner. MOTION: Jay moved to adjourn; second by Jamie. All in favor, motion carried. Meeting adjourned at 7:00 p.m. athleen J. Strickland, Chief Deputy Clerk 9