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HomeMy WebLinkAboutminutes.hpc.20140625 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25, 2014 Vice-chair, Willis Pember, called the meeting to order at 5:00 p.m. Commissioners in attendance were Sallie Golden, John Whipple, Patrick Sagal and Jim DeFrancia. Absent were Nora Berko and Jay Maytin. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Historic Preservation Officer Kathy Strickland, Chief Deputy Clerk Jonathan Hayden, Intern Chris Bendon, Community Development Director MOTION: John made the motion to approve the minutes of May 28" and June 11,2014; second by Willis. All in favor, motion carried. Conflict: John said he will not vote on 400 E. Hyman because he was public noticed His office is located within 300 feet. Project Monitoring - 623 E. Hopkins — brick selection Michael Noda, architect Paul Schultz, Shaw construction Michael said he brought a sample of the non-tumbled brick. The proposal is a grain finish with sharp edges by Shefield Brick Company for the infill building. The important thing about the color is the oxidization of the brick. With the right joints and smooth edges it will give us exactly what we all want. Patrick said he was the project monitor and felt the brick was identical to the Berg building and he recommended a shade lighter brick. If the brick is identical or darker it will overwhelm the historic resource. Michael said the issue is that we wanted the structures to contract each other and we wanted the back building darker as a backdrop for the Susie's cabin which doesn't have brick on it. Patrick asked about the window trim and will it be aluminum. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25, 2014 Michael said the window trim will match well with the brick in a lighter gray color and it would be a painted finish. The Berg bldg. has a tumbled finish and is a little lighter and a browner brick. John said he likes the brick choice and the brick joints should remain the same. Sallie and Jim agreed with John's comments. HPC input on upcoming Community Development Department work program Chris Bendon, Community Development Department Head Chris asked HPC what they would like the department to work on for the next year. Willis said the permit process would be a good thing to focus on— 3-D renderings, streetscape elevation etc. Amy suggested HPC's design guidelines Improve the AspenModern negotiations John said he feels the terminology of the different guidelines should be addressed rather than having them sound one and the same. I am also in favor of the lift one renovation. We need the quaint ADU's. 135 E. Cooper— Minor Development MOTION: Jim moved to continue 135 E . Cooper to August 27th, 2014 second by John. All in favor, motion carried. 400 E. Hyman Ave. — Minor HPC review and Commercial Design review, Public Hearing Jonathan said the building houses a high end jewelry store. The proposal is composed of six elements: changes to the fagade windows, removal of the decorative column, outdoor lighting, signage alternations and the addition of five condenser units to the roof top north east corner and the construction of a railing to the roof top access and building edge. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25 2014 Windows: The applicant is proposing to replace the upper and lower level windows with larger store front style windows. This will bring it into conformance with the adjacent corner building and provide more cohesion on the pedestrian mall. The size and number of the proposed windows meets the intent of the design guidelines. Removal of the decorative column: The column is currently in front and is visually obstructing the view. Without the column it would create a more transparent retail level. The columns also clash with the architecture. Outdoor lighting additions: The applicant is proposing 8 LED exterior down lights flush with the entryway. The lights are low intensity and are directed toward the storefront entry way and they are consistent with the land use code. They will also help with safety and reduce glare. Signage alterations: The sign would be brushed stainless steel with LED backlighting and small in scale and simple construction. Only one lit sign is permitted. Condenser units: The condensers will be in the north east corner and will be away from the Hyman mall and Mill Street and set back 19 feet from the Hyman mall which exceeds the 15 foot setback requirement of the code. They are 4'5" in height and under the city's six foot height restriction. Railing: The railing will be in the far north west corner of the building and run east to west to gain roof top access. It is 3'6" in height and constructed of steel rails. Public notice: Exhibit I Louis Loria, architect Louis said the design is almost identical in style to the corner building that I also did. We are going to restore whatever is removed which will be the same color and match the existing. All the equipment will be hidden. The column will be removed as it doesn't work well in scale and the way it appears from the street. It will be much cleaner without the column. The column didn't add character and it also blocks the entryway. There will also be awnings as indicated in the elevations. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25 2014 Patrick said he doesn't feel the windows comply with guideline 6.0 which indicates the windows should have a vertical emphasis. Louis said they are identical to the building on the corner which was approved. Willis opened the public hearing. There were no public comments. The public hearing was closed. Jim said the column doesn't fit the design of the building and it is appropriate to have it removed. Willis identified the issues: Window changes Column removed Outdoor lighting Signage Mechanical equipment Roof top railing Sallie said the architect did a good job on the first building and it is appropriate to have a complimentary building. I also am pleased that the column is disappearing. The downtown vitality is picking up and this adds one more sparkle to the mix and the design is inviting. Jim said he is delighted to see the column go away. Patrick said we are losing the historical character by not having the upper windows having a vertical emphasis. We should look more for the guidelines for guidance rather than variances from the guidelines. Sallie pointed out that the windows are in scale with the building. Enforcing a guideline that would sacrifice good architecture would be a mistake. Jim also agreed that the windows are proportioned. Willis said the windows create vitality and ads diversity on the street. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25 2014 MOTION: Willis moved to approve resolution #17 with the conditions as recommended; second by Jim. Motion carried 3-1. Roll call vote: Patrick, no; Willis, yes; Sallie, yes; Jim, yes. 407 E. Hyman Ave. — Minor HPC Review, Commercial Design Review, Public Amenity Review, Public Hearing Affidavit of public notice - Exhibit I Amy said this is a remodel that contains as much of the existing structure as possible. They are trying to update the building in an affordable manner. There are already height relationships established and floor to silling heights established. On the upper floor windows the applicant has done a good job of trying to create the tallest windows that they can. On the ground floor is glass with a spandrel beam to give the perception that the building is as tall as possible. This building currently has two separate tenants and the owner wants to make sure they have exposure from the street. They are proposing recessed entries even though they are losing precious square footage. It is important that the board fully understands what the materials are going to be. We should also see some kind of mockup in the field as to how this fits in with the block. The City has a requirement that all development provide a public amenity. The public amenity allows for people to contribute money toward beautification around the building, cash-in-lieu payment or 10 % of the property be left open to the sky. HPC needs to determine which form of mitigation is appropriate here. Staff is not recommending the physical space on the site because this is a small lot and it seems unnecessary on the pedestrian mall to add additional outdoor area. The rough calculation for the cash-in-lieu would be around $20,000. It is not something that HPC can actually reduce. It will be addressed at the Building Department stage. Staff has_some concerns about the materials.- This proposal is a significant- - - - - approval to the relationship to the street over the existing building. Patrick ask in the interest of entrepreneurship would a 10 x 20 square foot parcel of a public amenity to be used as a commercial space be beneficial of the Hyman area mall. Amy said there is no opportunity on the site for that type of cart and this building is only 1.5 feet from the property line. Staff would not recommend pushing back the building. The applicant would probably be opposed to the 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25, 2014 loss of net leasable space. There is an enormous amount of space provided on the pedestrian mall. Willis said the front fagade would move forward to the streetscape. There will be recessed airlocks. Frank Woods said the ownership is a partnership with his family. There is a 10 year lease on the ground floor. We feel these improvements would be a significant upgrade to the fagade. We intend to give the second floor more natural light. We aren't gaining any square footage. All that we are doing is taking down the existing fagade and putting up a new fagade and we question why it is coming under a redevelopment subject to the public amenity. - - - - - - - - - - - Amy said the Planning Office interprets the public amenity and the applicant can have a discussion with the Department Head. In the future if you paid now you probably would get some kind of credit on the next redevelopment. Judd Clarence, contractor: This is a small building and we are dealing with low heights and we are only dealing with the fagade. The material fabric would be Colorado bluff stone with spandrel glass lentils. We also have a parapet addition of 2x8 in case the building changes in the future and we might need to put mechanical equipment up on the roof. The door will have an air curtain and we don't intend to have awnings. The second floor comes out over the ground floor. We could have clear glass behind the spandrel. John suggested breaking the windows up with stone may add verticality to the building. Patrick also agreed the windows on the second floor should be separated up with stone. Judd said they can widen the steel mullions but the stone is difficult to work with. Jim suggested widening the steel mullions. Willis suggested the sill be steel on the ground level. John said the sill should not stand out. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 25 2014 Judd agreed with Willis and they can do metal the whole way down for the sill. There will be two lights on either side of the entry and one on the second floor. Willis said he is fine with the submittal. The cash-in-lieu is fair the way it is assessed. Colored elevation—Exhibit II Willis opened the public hearing. There were no public comments. The public hearing was closed. Sallie said staff and monitor can review the color of the stone and mullions between the windows. Jim said staff and monitor can pick the palate color. MOTION: Jim moved to approve resolution #18 granting minor development for the property at 407 E. Hyman with the conditions recommended by staff. Staff and monitor to deal with the detail on the window mullions and detail at the base. There are two different textures of the stone being proposed. Motion second by John. All in favor, motion carried 5-0. Willis and Jim are the monitors. MOTION: Jim moved to adjourn; second by John. All in favor, motion carried. Meeting adjourned at 7:00 p.m. y �7 t-- L Kathleen J. Strickland, Chief Deputy Clerk 7