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HomeMy WebLinkAboutminutes.hpc.20210414Chairperson Thompson opened the meeting at 4:30 p.m. Commissioners in attendance: Kara Thompson, Scott Kendrick, Roger Moyer, Jeff Halferty, SheriSanzone Commissioners not in attendance: n/a Staff present: Amy Simon, Planning Director Sarah Yoon, Historic Preservation Planner Kate Johnson, Assistant City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: Mr. Kendrick moved to approve February 17th and March 24th minutes. Mr. Moyer seconded. Roll Call: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Ms. Thompson; Yes. PUBLIC COMMENT: None COMMISSIONER COMMENTS: Ms. Thompson asked Ms. Simon if they have hired anyone for the open historic preservation positions. Ms. Simon said that they are still in the interview process. Mr. Halferty asked about the discrepancy in the new paint on the Wheeler Opera House and if it was paint, a sample, or bonding. Ms. Simon said that there was research put into the historic paint color for all the woodwork around the windows. Ms. Simon said that he could be seeing some of the sampling processes. She said that Sara Adams might be able to answer some questions since she is working on this project. Mr. Halferty asked if there was a monitor on this project. Ms. Simon stated that this project is being handled administratively. She added that maybe a hardhat tour can be arranged. Ms. Simon asked if Ms. Adams wanted to add any additional information. Ms. Adams said that some test patches were done with paint colors trying to get as close to the original color that was found underneath some of the old layers of paint. She said as far as a site visit, she is willing to set that up. Mr. Moyer asked why they are painting when it is freezing at night. Ms. Adams stated that she does not know about the timing of the painting and will follow up with staff. Mr. Moyer stated he would like to know what the paint is and the primer. Mr. Halferty stated he would like to take a guided tour. DISCLOSURE OF CONFLICT: Ms. Sanzone has a conflict of interest with 211 W. Hopkins Avenue. PROJECT MONITORING: Ms. Yoon stated that 920 E. Hyman has been elevated to the board level review. Ms. Sanzone is the monitor with staff reviewing the project. She said that the project received approval at the beginning of 2020 and staff and monitor determined that the scope of change that is being presented tonight should be reviewed by the full board because the alteration deviates from scale and proportion. Ms. Yoon stated that all of the changes are concentrated on the elevations of the non -historic edition. Dylan Johns with Zone 4 Architects. Mr. Johns said that they are working with Bob Boden on this project. He said the reason that they are presenting today is because of two factors. The first being is the discovery of some existing structural conditions in the non -historic edition which prompted a change to some floor plan layouts which forced the move of some windows, and secondly, design direction shift, to add mullions to the windows on the non -historic edition. He stated that his team believes that all of these changes are keeping in conformance with both previous approvals and the historic design guidelines. Ms. Thompson stated that they are relatively minor changes on three elevations and two windows. She added that because they are on the addition, she'does not see many issues with them. Mr. Halferty stated that he agrees with Ms. Thompson. Mr. Kendrick stated that he does not think the changes are inappropriate and is in favor of changes. Ms. Sanzone said this was brought back up to HPC because the applicant was making changes that were on each of the elevations, and they felt like it was beyond the project monitor scope. She added that the mullions start to connect a historic reference that is not appropriate to Aspen. Ms. Thompson stated that she agrees with Ms. Sanzone. She said that she finds it odd that the windows on the south -facing elevation are not centered on the gables. Ms. Thompson asked how visible the windows are from the street. Ms. Sanzone said one would have to really crank their head, and they are somewhat visible. Ms. Thompson stated that since the windows are not so noticeable, she would not reject the application. Mr. Moyer asked Ms. Sanzone if her recommendation regarding the mullions not be added. Ms. Sanzone stated that she is on the fence and wanted to hear what the rest of the board thought. Mr. Moyer asked why the windows were not centered. Mr. Johns said the change in location of that door was due to a structural condition. He added he walked by the project, and from the street, there is only a small portion of the very top part of the doors visible over the existing gable. Ms. Thompson stated that she would like to see the window and door centered. She explained that at night with the lights on in the house the off centering will be much more noticeable. Ms. Thompson said that she does not mind the mullions on the addition and that the relation is more with form and material and not fenestration. The board echoed agreements. Ms. Yoon stated that HPC has given the applicant direction to restudy the south elevation to see if the windows and door can be centered and work with staff and monitor with that direction. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Simon stated that there was a certificate of no negative effect issued for 549 Race Alley, a Victorian in the Fox Crossing subdivision. She said they are doing some landscape improvements around the connector and the historic building. STAFF COMMENTS: None Ms. Sanzone left the meeting. NEW BUSINESS: 211 W. Hopkins Avenue- Final Major Development. Ms. Simon stated that this project is a voluntary designation of an AspenModern property and is a Pan Abode home that sits on Hopkins. Ms. Simon stated that staff is recommending approval. APPLICANT PRESENTATION - Sara Adams with BendonAdams, representing the owner. Ms. Adams stated that when this project was presented to City Council, they agreed with all of HPC's recommendations, and it received unanimous approval. Ms. Adams reviewed the benefits that were asked for and received. Ms. Adams reviewed the restoration plan that was proposed. She pointed out a newly added historic marker that was requested by Mayor Torre and agreed upon by the City Council. The marker will sit in front of the Pan Abode on a simple wood post. She said that there will be an added sidewalk in front of the Pan Abode for much easier access than what is currently there. Ms. Adams showed the proposed lighting and materials for the new addition and the Pan Abode. She explained that the Pan Abode is being restored so there is not a lot of material to be present. Ms. Adams said for the new addition there will be board form concrete for the foundation, and different sized horizontal wood boards for the siding to help break up the massing of the new addition. She added that there will be a dark bronze finish on the windows that will match the historic windows of the Pan Abode. There will be a standing seam metal roof for the new addition. Ms. Adams said that there will be square sconces for the light fixture on the secondary entrance, and there will be lighting on the pathway to the new building. She stated that the light that will be used on the exterior of the Pan Abode will relate more historically than what is there currently. The light fixture will be frosted to meet the lighting code. Ms. Adams stated that there will be sod placed at the front of the Pan Abode and varying plants to soften the walkway to the new addition. She pointed out that there is a wood deck proposed coming off the Pan Abode on the west side. There will be hard landscaping of concrete in front of the new addition. She explained that this will be a subtle way to distinguish between the asset and the new addition. Ms. Adams stated that when the Pan Abode is picked up, the historic brick chimney will be taken down and rebuilt with an opening to the outside that will create a nice fire feature for the deck area. She added that the deck area will be hidden behind a fence and the large spruce trees that will be kept. Ms. Adams addressed the concerns about the drywell lid. She said that they will be repurposing a large stone paver to create a seamless top for the drywell. Ms. Adams showed a rendering and reviewed the venting and mechanical design plan. She said the venting will be consolidated in the chimney enclosures of the new addition and that the mechanical will be consolidated on the alley and will be fenced in. Ms. Adams added that there is a proposed air conditioning unit on the east side of the Pan Abode. She explained that they are trying to sink the unit 30 inches into the ground. Ms. Adams reviewed the fence details that were presented at the conceptual review meeting. Ms. Adams reviewed the conditions of approval. Ms. Thompson asked if all the path lighting starts behind the front fagade of the Pan Abode. Matthew Moritz stated that is correct. Ms. Thompson asked if there was any lighting proposed for the Pan Abode walkway. Ms. Adams said no lighting is being proposed. STAFF COMMENTS: Ms. Simon reviewed the conditions of approval. She said that staff is very supportive of this project. Ms. Thompson asked if the paver would sit on top of the drywell or if it would fit at the top acting more like a cap or if the sand bed would be intended to cover the drywall cap. Mr. Moritz stated that there will be one stone paver to sit on top. Ms. Thompson asked if all the stones would be set in the sand and if there would there be edging. Mr. Moritz stated that yes, the stones would be set in sand, and most likely there would be edging. Mr. Halferty asked what the existing and proposed elevation is for the chimney. Ms. Adams said that the chimney will stay relatively the same height as it is now. Mr. Kendrick asked if there was glazing to the outside fire feature or open air. John Rowland stated that there will be glazing. COMMISSIONER COMMENTS: Ms. Thompson said the biggest things to discuss are the landscaping plan, light, and equipment. She said that Bluegreen has done a great job with the landscape plan with the different landscaping between the existing structure and the proposed structure. Ms. Thompson stated she agrees with all of the conditions for the landscape in the resolution for approval. She said that they should revise condition #5 to state that the walkway should replicate what currently exists. She added that the detail for the drywell is great and the light fixtures are pretty typical and is in favor of them. Mr. Halferty said that the profile is a bit high, but maybe with staff and monitor this can be addressed. He said that the lighting plan and landscaping complies. He said he would like to see the fireplace hidden a bit more. Mr. Halferty said he is fine with staff and monitor as far as the mechanical units are concerned. He added that trying to reduce the mechanical units inside a sub grad area sounds good and visually sounds good, but there should be a consult with a mechanical engineer about airflow. Mr. Kendrick stated that he agrees with Ms. Thompson's comments especially condition #5 and Mr. Halferty's comments about the fireplace being hidden a bit more. He said the fire will be noticeable even with the tree placement. Mr. Kendrick stated that the restoration plan looks amazing. Mr. Moyer said he echoes the fireplace comments. He said that if there is a generator, that is something that needs to be dealt with. Mr. Moyer said that he has a concern about the 5-foot wide sidewalk when they normally encourage 3 feet. Mr. Moyer stated that he thinks this will be a great project. Ms. Thompson stated that the generator has to have a maximum of 80 decibels of sound level at the property line. She added that it's outside of HPC purview, but it has to be met. Ms. Thompson said that if the walkway was historically 5 feet and there is evidence to prove that, then it should remain. Ms. Thompson asked Ms. Adams if she had evidence or knowledge of the original path size. Ms. Adams stated that all of her photos show the path covered in snow. Ms. Simon stated that they want to make sure the pathway is proportionate to the size entry to the building. Certainly, she is happy to work with everybody to keep that in place. Ms. Thompson stated that she agrees with the fireplace comments. And added that staff and monitor can help in this situation. She added that they may want to add a condition about the fireplace detail. Ms. Thompson moved to approve Resolution #08, Series of 2021 with added conditions, Mr. Moyer Seconded. Roll call vote: Mr. Kendrick, Yes; Mr. Moyer, Yes; Mr. Halferty; Yes, Ms. Thompson; Yes. 4-0, motion carried. The staff monitor will be Mr. Halferty. Ms. Sanzone rejoined the meeting. OTHER BUSINESS: HPC Awards. Ms. Simon stated that the HPC awards are normally held during the second council meeting of May. She added that May is National Historic Preservation Month. She said that it's up to HPC to decide categories and style and anything else they would like to include for the awards. Ms. Simon reminded the board that they discussed the awards last year in April, but the world turned upside down and no decision was made. She stated the awards may be presented at the May 25th council meeting virtually. Ms. Simon showed a video clip of the candidates from last year that includes 301 E. Hopkins, 534 E. Cooper, 124 W. Hallam, 602 E. Hyman, 541 Race, 506 E. Main, 223 E. Hallam, and 210 W. Main. Ms. Simon reviewed the criteria and categories for the awards. The HPC board reviewed the candidates and criteria. Z)eba — s raham, Deputy Clerk