HomeMy WebLinkAboutminutes.hpc.20020410ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
April 10, 2002
110 E. BLEEKER - CONCEPTUAL - PUBLIC HEARING ................................................................... 1
434 E. MAIN ST. - FINAL DEVELOPMENT ........................................................................................... 2
501 W. MAIN - AMENDMENT TO FINAL - CHRISTIANIA LODGE - PUBLIC HEARING .......... 4
918 W. HALLAM - LANDSCAPE PLAN AND AMENDMENTS .......................................................... 5
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ASPEN HISTORIC PRESERVATION COMMiSSION MINUTES OF
April 10~ 2002
Chairperson, Suzannah Reid called the meeting to order at 5:00 p.m.
Commissioners present: Jeffrey Halferty, Gilbert Sanchez, Michael
Hoffman, Neill Hirst, Rally Dupps and Paul D'Amato. Teresa Melville and
Melanie Roschko were excused.
Staff present: Historic Preservation Planner, Amy Guthrie
Assistant City Attorney, David Hoefer
Chief Deputy Clerk, Kathy Strickland
City Planner, Fred Jarman
MOTION: Jeffrey moved to at)prove the minutes of March 13, 2002;
second by Neill. Motion carried 4-0.
Yes vote: Gilbert, Suzannah, Neill, Jeffrey
610 W. Smuggler- Monitoring issue. Amy said a condition of ~pproval
was to get the light fixtures approved and the landscape plan. Plans were ?
handed out to the board. The board determined that the light fixture was
acceptable but not the landscape plan.
David Hoefer relayed that all of the public notices have been review and
each one has been properly noticed and entered into the record.
MOTION: Gilbert moved to continue the public hearing and final review
for 629 ~ Smuggler until May 8, 2002; second by Rally. Motion carried 6-
O. Michael did not vote.
MOTION: Gilbert moved to continue the l~ublic hearing and conceptual
development for 334 ~ Hallam until May 8, 2002; second by Rally. All in
favor, motion carried 7-0.
110 E. BLEEKER- CONCEPTUAL- PUBLIC HEARING
Amy said most of the concerns centered around the position o£the addition
and its height. At the last meeting there was a residential design standard
that had not been addressed which is called inflection. Inflection means that
they are to step down in height when there is a one-story building next door
to them. The height of the addition has been dropped and the design has
been simplified. Staff supports the project and the residential design
ASPEN HISTORIC pRESERVATION COMMISSION MINUTES OF
APril 10~ 2002
standard variance. The plate height on the addition is sympathetic to the
one stow miner's cottage. They are also requesting a 325 square foot FAR
bonus and a 5% site coverage variance is needed. It is also recommended
that the pine trees in front of the house in the right-of-Way be removed by
the city and appropriate street trees put in.
Sven Alstrom, architect was sworn in.
The front porch is now a patio, which is a lowering feature that was
recommended by the HPC. The new house will be a different color in order
to have the historic house look like it is pulled forWard. Part of the design is
to have the two roof slopes of the houses the same and in order to
accomplish that, they had to lower the main level of the addition.
Chairperson Suzannah Reid opened and closed the public hearing.
Sven said whether a brick house like this has a wood porch or stone porch is
something that needs decided.
Amy said in theory the porch would go back to what originally existed.
The board agreed with staff's memo. In addition, at Final a detailed
restoration plan needs submitted.
MOTION: Gilbert moved to approve Resolution #10,
2002 granting conceptual approval for ! 10 E. Bleeker Street which include
the conditions recommended in staff's memo; second by Rally. All in favor,
motion carried 7~0.
Yes vote: Paul, Michael, Rally, Neill, Gilbert, Jeffrey, Suzannah
434 E. MAIN ST. - FINAL DEVELOPMENT
Greg Hills, Keith Howie and Richard Seedorf~vere sworn in.
Amy said staff's opinion is that the project meets all of the design
guidelines. There was some discussion about the character of the alley
faqade and what alterations could be made to create visual interest since it is
next to the park by the Library.
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ASPEN HISTORIC P~SERVAPION COMMIsSiON MINUTEs OF
April 10, 2002
Richard said the rear facade next to the alley was a concern at the last
meeting. They tried to get an easement and were granted two inches. They
will sandblast the building and patch the openings. They are actually
maintaining the existing shell and building with it. The mechanical
equipment will be up on the roof. Architectural playful relief with skuppers
projecting out have been incorporated on the roof. The windows will be
aligned as presented in the original rendering.
Materials: The roof will be a dark gray metal standing seam. The structural
elements will be painted black metal. The infill will be a patina copper.
The lattice work on the front will be painted black steel with wood trim. A
fixed wood trellis is proposed but an alternative material is being discussed
in conjunction with the solar calculations which would require HPC
approval.
Suzannah stated that the renderings presented and the elevations in the
packet are different. Suzannah asked about the mullions and Keith said they
will be horizontal mullions.
Chairperson, Suzannah Reid opened and closed the public hearing.
Neill stated that a definitive set of drawings with every detail that is
necessary for final review be submitted so that the monitor can make sure
what is intended by this commission is carried forth.
David Hoefer stated that the motion should include that two copies of the
correct elevations be presented; one to Amy Guthrie and one to the Clerk's
office. The plans should be consistent with what is being presented tonight.
MOTION: Jeffrey moved to approve Resolution l l, 2002, grantingfinal
approval for 434 E. Main Street with Conditions set forth in the resolution,
one through five and condition six that two sets of revised elevations that
are consistent with A2.1 be submitted within ten days to Amy Guthrie and
the Clerk's Office; motion second by Michael. Motion carried 7-0.
Yes vote: Paul, Michael, Rally, Neill, Gilbert, Jeffrey, Suzannah
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ASPEN HISTORIC PRESERVATION COMMISSi0N MINUTES OF
April 10, 2002
501 W. MAIN - AMENDMENT TO FINAL - CHRISTIANIA LODGE
- PUBLIC HEARING
Greg Hills, Keith Howie, and Richard Seedorf presented.
Rally recused himself.
Amy said in December the Christiania Lodge received final approval which
included moving the pan abodes and the log cabins to a more prominent
position on the site and rebuilding the rest of the 'structures. The applicant
now has a different architectural team who have done minor modifications
to the project. There are some changes to the main lodge building and some
restudy of the four-plex. They will also go over the treatment of the historic
cabins. The changes to the main lodge are appropriate but staff has some
concern about the changes to the cabins which includes building a new roof
with a thicker profile then what exists now.
Keith said most of the changes to the main lodge are materials. The tower
material will be standing searn: Regarding the four-plex they have
attempted to reduce the mass of the building by positioning the gable in the
center of the building instead of off-setting it. The plate lines will be
brought down. The roof fabric will be standing seam and cedar shingle.
The pan abodes currently have a two by deck roof system and a 2 x 6 rafter
on top of that. The decking Will remain and they will infill them with a 2 by
8 R panel that is attached to steel beams which will not be evident on the
exterior. If we renovate the cabin we have to bring the current roof
standards up to code. The cabin will be identical to what is existing and the
pan abode will grow approximately 2 inches on the fascia profile. We are
not thickening the roof profile, it will only be 1 ½ inches or so. The roof
composition will change to make it a closed roof system to make it more
energy efficient.
Amy indicated that she has no concern with a maximum increase of two
inches on the fascia. She also requested that the owner go to the site and
verify what alternations are going to be done on the cabins.
Chairperson Suzannah Reid opened and closed the public hearing.
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ASPEN mSTORIC PRESERVATION COMMISSi0N MINUTES OF
April 10, 2002
MOTION: Gilbert moved to approve Resolution #12, 2002, Christiania
Lodge amendment to the Final approval as presented at this meeting with a
condition that the cabin issues be addressed by staff and monitor; second by
Paul. Motion carried 5-0.
Yes vote: Paul, Neill, Gilbert, Jeffrey, Suzannah
918 W. HALLAM 2 LANDSCAPE pLAN AND AMENDMENTs
David Hoefer stated according to the city ordinances a motion can only be
reviewed at the next public hearing. The applicant has requested an
opportunity to speak with the board. The landscape plan will be a separate
issue.
Fred Jarman, planner went over the revisions from the last meeting. 1. A round oval window front door was put in instead of what was
approved on the plans.
2. A door on the north elevation in the rear, facing the alley was
installed and it was not originally on the plans.
3. They also presented a handrail on the front porch.
4. Two light sconces were installed on the front that were not on the
plans.
5. A grass-crete slab was on the plans but the applicant desires a
concrete slab. The board approved a concrete slab.
The board voted to keep the rear door.
The board voted against the handrail.
The board voted to have the oval window door removed.
The board voted to have the sconces removed.
The board approved a solid concrete slab.
Fred said the main issues are the light sconces, front door, and landscape
plan.
Sworn in were Jaylean Park and Robert Witek,
Ms. Park said she chose that site in order to live in town and she realized
there were restrictions on the property.
ASPEN HISTORIC PRESERVATION COMMI~Si0N MINUTES OF
April 10, 2002
She feels it is confusing what HPC wants...should or shouldn't the house
look historic. Her contractor asked her what kind of door she wanted and
the sconces were chosen because they were affordable and the style simple.
She also said she would be Willing to give up the handrail because she
hasn't spent the money for it yet.
On the landscaping, the owner desires to bring the concrete right up to the
house and eliminate the shrubs. The adjacent property owner gave
permission to transplant the lilac bush onto their property. They will
comply with the Engineering Dept. and put in the sidewalk. The owner
would like to put in flowering shrubs between the retaining wall and the
sidewalk.
Suzannah suggested that a revised drawing of the landscape plan be
submitted indicating the retaining wall.
Discussion:
Michael said he agrees with the owner regarding the oval door, railing and
lighting fixtures; they do not detract from the historic resource. The light
fixtures do not meet the lighting code. He also agreed that a revised
landscape plan needs submitted.
Paul said he can accept the landscape plan and feels moving the shrubs in
the back due to the narrowness is a good idea. Paul said he is unclear about
the retaining wall, and it w°Uld be beneficial to know where the stairs end in
relationship to the house. A contour drawing would help. The oval window
door is acceptable and the lights if they are brought up to code.
Neill said he is not comfortable enough with the landscape plan and its lack
of detail. He cannot vote until the issues are clear. He also stated he is not
in favor of the door or railing.
Gilbert agreed with the other commissioners regarding the landscape plan.
The front area of the house should be included on the plan. Gilbert said at
the laSt meeting he apprOVed the door and handrail. He voted against the
sconces because they were an element that confused the house.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
April 10~ 2002
Jeffrey said the rear door is acceptable but he still has concerns about the
sconces and door,
Suzannah informed the owner that the focus on this house during the review
was to make sure it was not Victorian and a more generic style of house.
The bay window is moving the house back in the direction of a Victorian
and is not really consistent with the rest of the design of the house. The
oval window in the door leans toward a Victorian style. Suzannah objected
to the oval window in the door. All of the issues being discussed were part
of the original approval of the house and were considered as a whole in
terms of the character of the building. The light fixture could be more o£a
modem style.
Michael told the board that he felt the landscape plan could be approved
with specific direction to the applicant.
Michael also stated that all of the records are available for the applicant to
review. If you are buying a property it is incumbent upon you to look at
everything.
Michael moved to approve the landscape plan for 918 PK. Hallam with the
following conditions:
1. Show the retaining walls on the landscape plan.
2. Substitute the lilac for the three quaking aspen trees on the south-
west portion of the lot.
3. Show the contours of the grade on the front portion of the lot.
4. Show the sidewalk that is to be in the public right-of-way for
contextual purposes.
5. Show the deletion of the shrubs adjacent to the garage between the
evergreen and the concrete drive eastward to the garage.
6. Further refine specific landscaping area around the retaining wall
and front walk area.
7. Indicate "planter bed" rather than "Planter" by owner on the south
property line of the lot adjacent to'the sidewalk.
8. Show the shift in the rear driveway pad to the east adjacent to the
house/garage.
9. Landscaping plan to be approved by staff and monitor.
Yes vote: Michael, Gilbert, Paul, Jeffrey, Suzannah
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
April 10, 2002
No vote: Neill
Motion carried 5-1.
MOTION: Gilbert moved to approve the handrail as proposed with
detailed drawings of the handrail and balusters to be approved by staff and
monitor; second by Paul. Motion denied 4-2.
Yes vote: Paul, Gilbert,
No vote: Michael, NeiIl, Jeffrey, Suzannah
MOTION: Gilbert moved to approve the light sconces presented by the
applicant; second by Jeffrey. Motion denied 4-2.
Yes vote: Michael, Paul
No vote: Neill, Gilbert, Jeffrey, Suzannah
MOTION: Gilbert moved to approve the front door(oval window in door)
as submitted in the requested changes; second by Michael. Motion fails 3-
3-.
Yes vote: Michael, Paul, Gilbert
No vote: Nei[l, Jeffrey, Suzannah
For clarification, the denial of the light sconces are on the front facade only.
MOTION: Suzannah moved to adjourn; second by Jeffrey. All in favor,
motion carried.
Meeting adjourned at 7.'05.p.m.
Kathleen J. Strickland, Chief Deputy Clerk
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