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HomeMy WebLinkAboutminutes.hpc.20130814 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 Chairperson, Jay Maytin called the meeting to order at 5:00 p.m. Commissioners in attendance: Nora Berko, Patrick Sagal, Willis Pember, Sallie Golden. Jane Hills was absent. Jay welcomed our new members, Jim DeFrancia and John Whipple. MOTION: Jay made the motion to approve the minutes of July 10, 2013; second by Patrick. All in favor, motion carried. Jay will recuse himself on 517 E. Hyman John will recuse himself on 701 N. Third Monitoring issue: Debbie Quinn Under the code for amendments to existing approvals there are two ways to go about it. It is either a substantial or an insubstantial amendment. If it is insubstantial a monitor committee can make the decision. This is not a public hearing, it is input so they can make the decision. 435 W. Main — Monitoring issue —Jay is the monitor and will make the decision after consultation with the commission. Arthur Chabon, architect said we had a series of meetings with the Engineering and Water Department in order to bring water to the Jewish Center from Third Street and navigate around the parsonage. The new changes now preserve the porch which is approved by both departments. Exhibit I - new elevations Arthur said the reduction in square footage is 289 square feet. The dimension between the cabin 18 and the parsonage went from 31.6 to 27 feet 1 '1. The changes in elevation toward Main Street are extremely subtle. With the water line there are changes to the play roof which moved out four feet five inches. The length of the building went from 57 feet to 53 feet. Patrick said he feels this might be a substantial change and what determines whether it is substantial or not. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 Amy said she feels the changes are massaging the project and the porch is back. Jay said he feels he can move forward with this application. Patrick said he is OK with this because it fits in the same design and isn't changing the roofs. Nora and Sallie agreed on the changes. Jay said his only concern is that we lost a little view on one of the cabins to Main Street. The front porch is substantial and is a statement on the house. After reviewing the elevations I can approve the changes. 204 S. Galena — Monitoring issue - Jay, Willis and Patrick are the monitors. Charles Cunniffe, architect said this is basically one change on the building. On Hopkins we have an approval for four bays. We are proposing five bas as it ties in better and allows us to have more compatibility wrapping around Galena Street. It allows the pilasters to be similar to the Galena side and gives it more continuity. Basically we are adding a window to the Hopkins street fagade. Jay said he feels changing the fagade should be up to the board. Willis, Sallie and Jim said the street looks better. John said he likes the symmetry and continuity and can approve this. Patrick said are we creating a wall of windows rather than windows in a wall. There isn't much brick in between. Jay said the windows are recessed back. Willis said the scale is now more proportioned than it was before. We aren't getting close to a wall of windows. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 Amy pointed out that we are always looking at ways to reinterpret so we aren't exactly copying the old store fronts. Patrick, Jay, Willis all approved the changes. 701 N. Third —Major Development, Final, Public Hearing John Whipple recused himself Alan Richman represented the owner, Steve Whipple Debbie Quinn said the affidavit of public notice is in order and the applicant can proceed. Amy said this is final development for an addition on a landmark lot in the West End. There is a Victorian house on the lot that has alterations to it and a one story addition. This proposal is to build a master bedroom on top of the rear portion of the non-historic addition. HPC granted a setback variance on the rear yard which is actually the side of the lot. The deck which was approved is bigger but still respects the 10 feet which HPC requested at conceptual. Amy said the roof material is proposed to be copper. Staff recommends reconsideration of the roof and gutters from copper to some other metal. Staff feels the copper is too "high styled" and fancy for this type of house. Staff recommends a different type of metal and color for the roof and gutters. Alan Richman said conceptual approval was granted to add a master bedroom. There are no substantial changes to the scale and massing. There are no changes proposed to the landscaping on the site. Our final submission is based on materials, fenestration and the lighting. Steve Whipple, owner said the color is basically white. We have chosen copper and we can tone it down so that it will have a brown tone to it. Copper is a natural material like wood. The copper material would have a seam. The patina is extremely perfected and very easy to do. It would have a more of a warm feeling. The lighting on the house will remain. There will be three down lights one on each door and by the garage. The landscaping is p g 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 not changing. The siding will be slightly wider from three inches to five inches. Steve said basically we are building the addition on piers that have to be hand dug. Sallie asked about the standing seam. Steve said the seam has a break in it and I am not sure of the dimension. The glass railing will be as clear as possible. Nora asked if the gutters will be the same color as the roof. Steve said it would be a subtle color. Metal roofs are very unimaginative and that is why we chose copper. The top of the railing is a brushed finish stainless. Patrick inquired about the skylight and if it will be leveled flat during the remodel so the snow doesn't get caught on the north side. Steve said that section has a leak but we don't know if it can be leveled or not. Chairperson, Jay Maytin opened the public comment portion of the agenda item. Jim Curtis said he lives at 411 Pearl court across from the house. Steve's design team did a great job and the neighbors are very appreciative of that. As a neighbor it would be great if the existing lilacs were retained as they define the entrance to Pearl Court. I support the copper roof and it will be very attractive. One concern is the glass railing and how that is being treated. Chairperson, Jay Maytin closed the public comments. Sallie said the applicant has done a great job. To go to a standing seam roof seems foreign. I would prefer wood shingle or asphalt. The copper gutters and downspouts are appropriate. Willis said he is in support of the copper and glass and having the glass rail copper would enhance the look of the project and tie everything together. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 Nora thanked the applicant for all his work. Nora said she is struggling with the copper and maybe when it is toned down it will work. Keeping the lilac hedge is very important. Patrick said the copper roof bridges the gap between old and new. The glass should be clear and non-reflective not green. I feel the cap shouldn't be stainless and copper would work. As a suggestion the use of sand blasted glass for the cap might work. Jay said he is in support of the roof material and the project. I w a condition for staff and monitor to approve the cap, railing and clear glass. The lilacs should be maintained to the highest degree possible. The copper that is being installed should represent what was presented at this meeting. g Willis clarified that the monitor should approve the clear glass. Amy pointed out that the lilacs are in the public-right-of-way and are owned by the City of Aspen but are maintained by the Whipple's. Steve said he will do a copper plated cap on the clear glass railing. MOTION: Jay moved to approve resolution #24 as written striking #2 and adding that all copper is to be patina prior to installation. The clear glass material on the railing and copper cap on the connector to be approved by staff and monitor. All consideration should occur during construction to preserve the lilacs. Motion second by Nora. All in favor, motion carried 6- 0. Roll call vote: Jim, yes; Jay, yes; Patrick, yes; Nora, yes; Sallie, yes; Willis, yes. Monitors will be Jim and Patrick 517 E. Hyman Avenue—Minor Development and Partial Demolition, Public Hearing continued from July lot, Jay recused himself John was seated. Debbie said the affidavit of posting is in order and the applicant can proceed. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 Stan Clauson and Associates presented. Amy said the Little Annie's building is located in the Aspen Core lot which also contains the Benton studio and the new mixed use building on the corner. This was a voluntary designation of the Benton and Little Annie's building. At the time the project went through, nothing was presented for the Little Annie's building. At the council meeting it was brought up about accessibility to the restaurant. The property owner feels that might be feasible. The review tonight is an interior gutting in order to drop the floor down to meet the sidewalk and you will be able to come right in the front door. There is also a proposal to do an addition on the second floor. Some of that is enclosed space for food storage, new bathrooms and an elevator to the roof and a second stair case for egress and a deck for outdoor seating. Staff recommends approval of the project. The building is considered rustic style and the only commercial example of that in town. There was an open front porch that is now enclosed. The fagade was rustic and unfinished. The proposal is to apply a white wash to the wood and staff is not in support of that. We think the transparent natural finish that is in place now is important. We feel the material for the stair case should be restudied and approved by staff and monitor. Possibly look at brick or a wood siding or something that will be quieter visually. The entry sconces are proposed to be coach light which is a little too ornate for the rustic style and a different style should be studied. The roof top deck would be a nice amenity. Stan Clauson and Associates presented. Connie Woods, Integrated Design Ideas, architect Stan said right now Annie's is not accessible presently. Council also discussed that the restaurant remain affordable based on community pricing. The Benton building will be restored to its original condition and the Aspen Core will be built on the parking lot. We would remodel the first floor with a roof deck seating. There would also be an on-grade ADA compliant entrance and an elevator provided to the roof deck. The front fagade would remain intact, however there is a proposed color change. There will be limited demolition at the rear to provide for the electrical transformer and to provide an increased area for the trash and recycling area. The restaurant will remain affordable per the ordinance and the stairwell to the roof will be the only visible addition from Hyman Avenue. There would be a revision of the entry so that the steps are gone and that is accomplished by lowerin g the 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 entire interior floor. On the second floor there is seating in the center section of the building and is set back considerable from the street and also setback from the alley. There have been several e-mails about the noise from the roof deck and the disturbance to the people from the Aspenoff. The seatin g is 60 feet from the back and 16 feet from the street. Noise is a Police and Environmental Health matter that would be covered in other sections of the code. The rear elevation is 21.7 feet. It is considerably lower than the allowable height for a two story building. Connie Woods said the stair enclosure proposed would be a contemporary idea with an opaque poly carbonate panel. We also showed options for a metal panel and some wood wrapping on the stair tower so the board could see some other ideas. The intent is to keep the building light and do a white or gray wash. We want to keep the boards existing as much as possible. The idea is to see the texture through the white wash. Little Annie's is getting swallowed on that block and it should be visible and that is why we like the opaque wash. The wash would preserve the rustic siding. With the wash the restaurant would "pop" out. Stan and Connie did a power point on the options for the stair tower fabric which his located against the Ute City Banque building which is a brick finish. Stan said they are happy to work with the monitors on the exterior sconces and the final coloration for the building. We believe the roof deck will help with the long term viability of the restaurant. Willis thanks the applicant for a good presentation. Willis opened the public comment portion of the agenda item. Exhibit II - Bill and Jane Cobble email regarding noise concerns and the dimension clarifications. Nora asked about the coolers on the second floor. Willis inquired about the wet bar on top. Connie said there is a wet bar and cooler and they are screened from the alley. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 14 2013 Connie said they reduced the seats in Little Annie's from 100 to 80 seats and we have also accommodated two bathrooms on the main level. We intend to retain the existing windows and paint them black and clean up the planter boxes and put them back. The front door would also be painted black. The roof top additional seating will help the restaurant. We couldn't put the coolers on the main floor because we lost room due to the transformer and also all of the recycling. Currently they have two walk-in-coolers and we lose those due to the stair case and elevator and bathrooms. Charles Cunniffe said in lowering the floor two feet and the ceil of window stays up high you won't see out the windows at the right heir ht. Maybe the window ceils should be lowered so you can have interaction from the passer by. Ron Erickson, manager of Aspenoff condominiums 520 E. Cooper. The residential owners have asked me to come here and express their concerns and their opposition to the roof deck. Aspenoff has been around for 40 years and all of the residential units are on the third and fourth floor and all of the bedrooms are in the back of the building on the alley. The 21 foot height is not going to mask the noise or light and activity on the deck. I can for see a lot of noise after 10:00 p.m. If this is dining I don't think it will be that much of a problem, however if there is a bar up on top their will be a lot of complaints and the Police Dept. will get involved. Maybe there is a way to limit the noise after 10:00 p.m. Willis closed the public comment section of the agenda item. Sallie commented that she likes the proposal except the white wash which is a little too quaint and not enough of a Western look. Nora said she supports staff's recommendations. One concern is the hei ht creep and I also agree with Sallie regarding the color. g Patrick also agreed with Nora and staff. Keeping a natural transparent finish is preferred to keep the historic perspective. John also agreed with staff's recommendation. The texture is good. Willis said he likes the vertical glass enclosure as it is much lighter. We can have a natural finish with a 10%pigment. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 144 2013 Connie presented samples of a white wash and gray wash. John said the gray tone is very characteristic of the Rocky Mountains. Amy said adding a pigmented color is taking away from the significance of the building. MOTION: Willis moved to approve resolution #25 with the following conditions. Approve the materials for the stair enclosure to be glass or polycarbonate as presented in the application. Final material to be approved by staff and monitor. Condition #2,#3 to be as written. Motion second by John. Patrick said he would support a brick enclosure. If it is light you would need to have it light up and it will be visible across the street. Nora said something lighter on the stair would make it somewhat go away. Y Sallie, yes; Willis, yes; Nora, yes; John, yes; Patrick, no. Motion carried. 4- 1. Sallie is the monitor. Work session - 300 E. Hyman Debbie Quinn said this is a work session and there can be no approvals 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 Willis. All in favor, motion carried. Meeting adjourned at 7:30 r Kathleen J. Strickland Chief De ut Clerk 7 � � _.--- � r 2 9