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HomeMy WebLinkAboutminutes.hpc.20020626ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, JUNE 26, 2002 129 W. FRANCIS STREET, REVIEW OF EXTERIOR LIGHT FIXTURE .................................... 1 233 W. MAIN ST.- INNSBRUCK INN - FINAL ............................................................................... ~ ........ 5 POST WORLD WAR II HISTORIC coNTExT STATEMENTS .......................................................... 6 WORKSESSION- NO MINUTES ................................................................................................................ 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, JUNE 26, 2002 Chairperson, Susannah Reid called the meeting to order at 5:00 p.m. Commissioners present: Gilbert Sanchez, Jeffrey Halferty, Rally Dupps, Paul D'Amato, Neill Hirst, Michael Hofknan, and Melanie Roschko. Teresa Melville was excused. Staffpresent: Assistant City Attorney, David Hoefer Historic Preservation Planner, Amy Gutkrie Chief Deputy Clerk, Kathy Strickland lames Lindt, Planner 129 ~W. FRANCIS STREET - Review of exterior light fixture Amy informed the board that the project is almost finished and turned out very well. One of the standards of approval is the exterior lighting which needs approved by staffand monitor. There is some discomfort with the fixture that is located at the front door. The HPC has spent time trying to come uP with a sheet that demonstrates examples of fixtures that might meet our guideline, which talks about the design to be simple in character and fixtures should not be misleading about the time period of the house. The owners installed a fixture, and the glass would need to be sandblasted to comply with the lighting code. Staffhas concerns about allowing this because it is not consistent with the decision that the HPC made recently on another house with a similar fixture that was simpler than this. This kind of coach light is too much of a period and not just a simple idea that we were trying t0 convey in the guidelines. Sworn in: 'Barbara Long, Garrett Brandt, Nancy Alciatore, Guy Alciatore Garrett said the house is a brand new building. The house has been designed to be very traditional looking, very straight forward and a traditional front porch. The light fixture chosen does some self-expression With the house. The light fixture is a modern reproduction ora carriage light. Some of the fixtures picked out by staff are too contemporary for the style of the house. They look more like commercial fixtures rather than a house fixture. The applicant could understand the concern if this was an historic house or there were five fixtures across the front but having the one fixture is not going to have anyone come up and say this is a 1910 Victorian. Garrett pointed out that some of the fixtures that the HPC has 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, JUNE 26~ 2002 approved actually are modem reproductions of historical light fixtures. Garrett asked for clarification about the light fixtures chosen for the back exhibit (B). Staffaccepted the light fixture with the condition that it be frosted to meet the lighting code. Amy also mentioned that the landscape plan submitted had a sidewalk that curves to the front door, which is against the guidelines. Garrett said the slight meander in the path which was designed to go between two trees, curves about three feet to the left as you are walking up to the front porch. Garrett presented two pictures of historic houses that have curved walkways and that is prevalent in the west end. The curve is merely to get around the trees and you also add a little aesthetics to the front yard. Being that this is a non-historic house maybe adding that slight curve to the path will tell people that this isn't a true historic structure. Amy said the guideline states the walkway should be perpendicular from the street to the front entry. Meandering walkways are discouraged except where it is needed to avoid a tree. The examples presented could have been pre-dated from the guidelines, which were done in 2000. Nancy stated that the guidelines refer to historic houses; this is not an historic house. Amy said the guidelines refer to any development that HPC has purview over. The entire site is an historic landmark. Rally said on the north elevation it shows two "A" fixtures. Nancy said they agreed to eliminate one fixture in order to comply. Nancy said the light fixture chosen would be copper and brass. When they first came to the HPC they stated that they were from the mid-west and come from a traditional background and this type of house is what they are comfortable with. It is very traditional. Nancy also pointed out that she had a different light fixture that was denied by staff so she selected this one. Nancy said the slight sidewalk curve is coming from the street between the trees and approaching the house without being like a freeway. Amy said this was a lot split and the house on the adjacent lot is a nice example of a miner's cottage. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 26~ 2002 Melanie asked where else is this not complying other than it should be simple in form and that is not real definitive. This light could be simple in form as far as they are concerned and not simple to us. Amy said research was done at the archives of the Aspen Historical Society and most houses of the 19~century had no fixtures on the outside. The intent is to not have new fixtures take on too dramatic of a character. Nancy pointed out that the cut sheet has no appropriate light fixture listed that would work on a traditional house. Neill said the final designs on the cut sheet could change. Amy said the concern is the fact that the light fixture is mostly glass rather than solid and it has a carriage type character, which was denied on a project recently. Rally said his role, as a commissioner is to follow the guidelines. They clearly ask for a straight shot from the street to the house. The lighting guidelines are ambiguous and on this particular lighting fixture it is OK. Melanie said the sidewalk guideline is straightforward and straightening the sidewalk will not make that big of a difference in the appearance of the house. She also finds the lighting guideline ambiguous and simple in form is not real definitive. Once the frosted glass is on the fixture it will be appropriate. Regarding the cut sheet, Melanie felt that none of the designs were appropriate for this traditional house. Neill also supported the guideline on the sidewalk. He wished that HPC had formulated the guidelines for exterior fixtures. He personally would like the light fixture smaller. Paul agreed with Melanie and Neill regarding both issues. Michael stated that he also feels the light is a little big. The policy issue is whether this lighting fixture identifies this home as being something other than a new home and does it draw attention away from the historic resource. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, JUNE 26, 2002 Michael stated in his opinion the large fixture draws attention away from the historic house. Jeffrey agreed with staff regarding the light fixture. Guideline 14.6 is a little loose but simple in form and detail is referenced. Fixture A is not simple. There is too much volume of glass. Jeffrey agreed with Michael regarding the size but our criteria doesn't talk about scale. The guideline is very clear regarding the sidewalk. Gilbert said consistency in deliberation is important and the result is development that doesn't detract from Aspen's historical character and hopefully it enhances it. The elements that the applicant is requesting flexibility on do not detract from the ultimate result here. The light fixture could be acceptable with the frosted glass. The modest curve is OK and it doesn't detract from the overall success of the project. Suzannah said there is enough strength in the overall design to support the light fixture. The frosting will change the character of the fixture from being a carriage/lantern type. The guidelines are very clear regarding the sidewalk issue. MOTION: Gilbert moved to approve the installation of one frosted glass Type A light fixtUre for 120 W. Francis; second by Melanie. Motion carried 4-2. Yes Vote: Gilbert, Rally, Melanie, Suzannah No Vote: Jeffrey, Michael NeiIl, abstained MOTION: Rally moved to approve the site plan of the slightly curved sidewalk as submitted finding that it complies with the guidelines; second by Melanie. Motion denied 5-2. Yes vote: Michael, Gilbert No vote: Neill, Melanie, Rally, Jeffrey, Suzannah 233 W. MAIN ST.- INNSBRUCK INN - FINAL Sworn in: Mitch Hass 4 ASPEN HISTORIC PRESERVATION coMMISsION MINUTES OF, JUNE 26, 2002 James Lin&, Planner informed the HPC that the applicant is requesting final approval for 233 W. Main Street, Innsbruck Inn. The applicant is proposing to add four new lodge rooms to the western portion of the property as well as one employee dwelling unit. The Innsbrnck Inn is not historic but is in the Main Street Historic District, therefore HPC must review any exterior changes to the structure. Conceptual and partial demolition was approved in Nov. of 2001. Stafffeels the addition is very modest and is consistent with tl~e applicable review standards. The proposed architecture and roof form is consistent on the proposed addition with the existing structure. Differentiating between the existing structure and the new addition would detract from its design. The applicant has maintained the architectural character of the existing lodge through the addition by maintaining window forms as well as detailing and materials. There is no proposed renovation to the east side of the property. In summary the proposal meets the HPC criteria that was in place at the time of conceptual and recommends that HPC grant final design. Mitch Hass said with this type of addition it should be identical with the existing since it is not a landmark structure or on the inventory but it is in the historic district. When this project is done you will not recognize that an addition occurred. The four-room proposal with an employee unit below is as consistent as a project can be with what is there. Affidavit of posting was entered into the record. Mitch stated that the light fixtures to the extend possible match what is already there and comply with the outdoor lighting regulations. Chairperson, Suzannah Reid opened and closed the public hearing. MOTION: Gilbert moved to approve Resolution #25, 2002 approving the final development plan and conditions of the Innsbruck Inn expansion located at 233 W. Main Street; second by Michael. Motion carried 7-0. Yes vote: Jeffrey, Gilbert, Rally, Melanie, Neill, Michael, Suzannah. POST WORLD WAR II HISTORIC CONTEXT STATEMENTS WORKSESSION - NO MINUTES ASPEN HISTORIC PRESERVATION coMMIsSION MINUTES OF, JUNE 26~ 2002 MOTION: Gilbert moved to adjourned, second by Jeffrey. All in favor, motion carried. Meeting adjourned at 6:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 6