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HomeMy WebLinkAboutminutes.hpc.20151028ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 28, 2015 1 Vice-chair, Jim DeFrancia called the meeting to order at 5:00 p.m. Commissioners in attendance were Nora Berko, Sallie Golden, Gretchen Greenwood and Michael Brown. Patrick Sagal, Willis Pember, John Whipple and Robert Blaich were absent. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Preservation Planner Kathy Strickland, Chief Deputy Clerk Sara Adams, Senior Planner MOTION: Nora moved to approve Oct. 14th minutes as amended by Michael; second by Michael. All in favor, motion carried. Nora will recuse herself on 200 E. Bleeker 533 E. Main Street – Conceptual Major Development, Growth Management, Special Review and View plane Review MOTION: Michael moved to continue 533 E. Main to January 27th, 2016; second by Nora. All in favor, motion carried. 200 E. Bleeker Street – Minor Review and Variations, Public Hearing Nora recused herself. Debbie Quinn said the public notice is in order – Exhibit I Amy said the Aspen Community Church is a very beautiful Victoria era building in the West End of town and it sits on a property that is zoned for residential development. The applicant has asked to re-work some of their mechanical and service areas at the back of the building. On the rear façade there is an entry that appears to be historic although we don’t have any documentation. The steps that lead to the door are nice big pieces of sandstone like the rest of the building and it appears to be part of the original construction. The applicant would like to reconstruct a non-historic roof that shelters the area. In doing so it will be longer than it is now and closer to the alley and both those issues affect the setbacks. They will also reconstruct the steps that approach the door and reorganize the mechanical equipment ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 28, 2015 2 and clean up the space and make it more functional. We suspects that the door leading to the interior mechanical room are historic but we are not sure. We aren’t going to insist that they be restored. We recommend that HPC approve the application as designed including the waiver of the rear-yard setback. The rear yard setback is ten feet. The church and the entry canopy already sit in the setback. Jim Curtis, represented the Church Dave Ellis, Trustee of the Church Jim said the back of the church is in shambles. In 2013, 2014 we did major work to the roof. We want to make it a nice appearance and safe and functional. Amy said they are matching the existing materials and there will be a retaining wall that is a colored concrete. All the materials are compatible. You are also asked to make a finding that the variation standards are met. Vice-chair, Jim DeFrancia opened the public hearing. There were no public comments. The public comment section of the hearing was closed. Sallie said the back of the church has always been a little messy and this is a great improvement. Jim DeFrancia said the motion should read to approve 200 E. Bleeker, minor review and variations including a finding that the variation standards are met. MOTION: Gretchen moved to approve 200 E. Bleeker, second by Sallie. Roll call vote: Michael, Sallie, Jim and Gretchen. Motion carried 4-0. Draft revisions of HPC guidelines Sallie recused herself. Nora was seated. Chapter I – Site Planning & Landscape Design Site planning - Amy said we wanted applicants to think about the character of the site carefully. How buildings sit on the lots; try to create useful street ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 28, 2015 3 facing spaces; traditional gardens in residential neighborhoods instead of setback to setback consuming the lot and leaving nothing. We talk at more length about planting design and landscape lighting. A lot of landscapes are installed without permits and we tried to make it clear that the guidelines apply whether you are in the HPC review process or not. We will try to make it easier to find maps and identify where they can be found. Gretchen suggested adding a section on properties being on the National Register and what that means or entails. Michael said it would be helpful having a red line version. We need to see where we are coming from and where we are going. Jim suggested highlighting the meaningful changes in the new version. Ask people to organize their open space and usable space. Provide more information and consider the impacts of a design decision. 1.1 Amy said we want to preserve the system and character of historic streets and alleys. In general HPC believes that alleys in some places should not be paved. There should not be curb cuts off the street. No pull in parking on the side streets unless it is historic. 1.4 Amy said there are some carriage houses that face the side street and come off the street. We want that to be maintained but maybe the driveway can be downplayed with gravel or tracks or use something that is not hard in character. Design a new or existing driveway in a manner that minimizes its visual impact. Walkways and Patios Amy said we see over scaled pathways and non-native materials. We have provided examples of appropriate walkways and the appropriate materials. Aspen modern properties are on a case by case basis. Hot tubs and fire pits need to be screened. Sara said the way plants are arranged can be more contemporary and that is not what we are looking for. Use of a cone area in front. Simplicity and modesty should be used in the front for landscaping. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 28, 2015 4 Landscape lighting Amy said Aspen Modern might have low lighting but not so much on Victorians. The only exception is if there is a safety issue. An example would be if the front door is a long distance from the street. Fences Amy said where there are historic fences we want to see them preserved. Where fences are added we want to see something designed close to that period of time. A wood picket fence is appropriate. A wrought iron fence would need discussion because that is a fancy fence for most of the buildings we have in town. 1.17 Amy said we do support a twisted wire fence. It is a type of fence that showed up in the 1900 in the rural parts of Colorado. There are lots of examples of it in Aspen. 1.19 Amy said this deals with privacy fences. A low fence in the front and a privacy fence in the back. Fences should avoid blocking public views. There are a few guidelines regarding walls. Amy said there are a few guidelines about unique landscapes. We have basically stressed to leave them alone and don’t alter them. Amy said we would also like add a guideline about storm water. Retention ponds etc. should be placed away from the building. Sara said we could request a conceptual landscape plan or something that shows the direction they intend to go. Gretchen said we need a conceptual drawing of the entire property. Nora agreed. Chapter 12 is the catch all chapter. Exterior lighting should be simple. Most historic buildings did not have outside lighting. Original light fixtures must be maintained. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 28, 2015 5 Amy said there is also a guideline that states minimizing the visual impact of lights and we might want to eliminate that. Michael and Gretchen felt that the guideline should remain but should be discouraged. Gretchen said light pollution needs to be balanced if it is on a Victorian property. Nora said light spills from one property to another is a concern. Jim suggested that the guideline be softened. Amy said the mechanical equipment should be neat and not visible if possible, make it go away. Amy said awnings should only be used on doors and windows. Amy said signs should not obscure or damage the historic building fabric. MOTION: Jim moved to adjourn; second by Michael. All in favor motion carried. Meeting adjourned at 6:20 Kathleen Strickland, Chief Deputy Clerk