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HomeMy WebLinkAboutminutes.hpc.20030611 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11~ 2003 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Teresa Melville, Neill Hirst, Michael Hoffman. Excused was Valerie Alexander Staff present: David Hoefer, Assistant City Attorney Amy Guthrie, Historic Preservation Planner Intern, Katie Ertmer Kathy Strickland, Chief Deputy Clerk Project Monitoring Amy said the Pan Abodes at the Christiania Lodge were supposed to have stucco-covered Chimneys which was what was on them before this project began and instead it ~s a cultured stone chimney. Chuck from Shaw construction said the architect changed the material of the chimney. Derek said the stone is a better choice than the stucco because it matches everything else that is going on with the project. Michael agreed. Jeffrey said he would have preferred that the applicant contact the monitor before constructing the chimneys. That is why we have approved plans. Amy said the other issues are bathroom vents, utility meters and boxes. Teresa said she was more upset with the chimney issue. Michael and Neill were also concerned about the meters etc. penetrating the historic structure. The board discussed the alternatives for the meters and vents. Derek suggested screening the mechanics and that all the electric boxes and meters be painted the dark brown, leffrey said the idea is to camouflage the objects, Amy said the Isis called and wanted to remove the copper because it was failing and she approved that with the replacement to be a black membrane with a patina copper on the edge. Instead of black they replaced it with white. It has limited visibility. Jeffrey walked around the building and said he could accept the white. There are a variety of white and black trim on buildings all through the town. The board agreed with Jeffrey. Amy said 635 W. Bleeker had an issue with the flue for the gas fireplace and Jeffrey suggested that it go through the historic chimney but that couldn't happen. The flue would come out by the side porch and it is 1 1/2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2003 feet tall and 6 to 8 inches in diameter and would be painted a dark color. This has not been installed yet. Jeffrey said this is a UBC requirement. Neil said he is not personally in favor of the proposal. Michael asked the board who would support the roof being penetrated for the gas fireplace? David Hoefer relayed that there is no requirement that they get a gas fireplace. Teresa and Neill said this ~s poor planning for an historic faCade. This is not a little p~pe it is a barrel. Derek and Michael said they would support the recommendation. Derek said it could be brought out through the wall but you are still breaking into a wall. Jeffrey was also against the proposal. The board said they would be willing to look at another proposal. Certificate of No Negative effect issues for the Tyrolean Lodge, an enu'y enclosure. MOTION: Michael moved to continue the public hearing for 432 W. Francts and 311 S. First Street to June 25, 2003: second by Teresa. All in _favor, motion carried 5-0. 21 MEADOWS ROAD - TRUSTEE TOWNHOMES UNIT 2 - MINOR - PUBLIC HEARING CONT'D FROM MAY 28, 2003 Teresa recused herself because she was not present for the first presentation. Sworn in: Victoria Smith, owner, applicant Wayne Poulson, architect Amy said at the last meeting there was a variety of opinion from the board about which potential changes were or were not of concern. The majority of the board did not support the removal of the front staircase. The applicant 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2003 has decided to remove that from the proposal. Some members had concerns about adding one new window on the front facade on the lower level and there were discussions about the front door whether it was historic or not. Amy said it appears from the drawings that the door had no glazing in it and would have had a natural finish. The proposal is to move the entry door forward and to replace the door, to modify a wall at the back of the carport, which is non-historic construction, to relocate non-historic windows on the north and south end walls and to modify non-historic windows on the rear of the unit. Staff recommends approving the project. Wayne said the plans don't say specifically that we cannot have the glazing and it doesn't say anything about the paint. In 1969 when you went to buy doors it was either Philippine mahogany veneer or birch veneer doors. Birch veneer was less porous and that would be the choice if the door was to be painted or it could be sealed. Bayer loved to use primary colors particularly for areas of emphasis like a doorway. Blue, red, black, white and yellow were Bayer's color palate. Wayne said his assumption is a little different than staff's. He said Victoria is trying to restore the facade back to the original intent. Michael asked Wayne what he thinks was Bayer's vision for the front fa9ade, above and below the deck? He said he sees revisions that were made after the concept left Bayer's hands. The deck being accessible from the ground was a later ad on. Derek said the stairs are indicated on the 1965 plans and detailed out thoroughly. Chairperson, Jeffrey Halferty opened and closed the public hearing. Comments: Derek said he is in favor of the proposal and would support omitting condition #1. The door was an historical aspect and should be retained. Michael said he agreed with Derek other than the window. The idea was to have the repeating window form down the row of town homes. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2003 Victoria said by saying she can live with the staircase, the staircase blocks one of the existing windows. She would very much like to ad the middle window. Neill said taking this purely on the facts Herbert Bayer did not intent a lot of glazing on his walls: He was very symmetric and deliberate about the two sets of windows On the primary faCade. Now the proposal is to have three on the bottom and two on the top. He is not for changing that front faCade or adding windows. All the plans through the years had no historic basis. It is not ethical for this commission to make alterations to the historic facts that have been given to us. The important thing about the front door is that it doesn't have a window in it. He is ambivalent about moving the door forward. Jeffrey said a lot of great knowledge has been presented to the board tonight. It is clear that these buildings have a different use then their original designl It doesn't make it OK to change the appearance because the use is changing. The key elevation is the east faqade because it is the most visual. He also said he is concerned with the new window penetrations. He realizes that there are precedent issues that were given before and we need some sense of flexibility for that. He is not as concerned with the other elevations. We have very little left of the record but we are trying to accommodate the owner. Victoria said before she asked for a window at the second level to match the one on the lower level and gave that up. If you are talking about being consistent with Bayer's view of these matched verticals you could have two levels of matched verticals. Would it be acceptable to have two windows top and bottom so that there are three verticals puncturing instead of only one at the bottom. That would be more of the way Bayer designed. The board said the east faCade should remain unchanged. Wayne Poulson said in terms of consistency other units have had windows added. Victoria's proposal is more consistent. Amy said we now have new design guidelines that need to be taken into account. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11~ 2003 MOTION: Michael moved to approve Resolution #14, 2003 as proposed by staff with the exception that condition #! not be included and an additional condition added that the request for the addition of a window on the east fagade be denie& second by Jeffrey. The brick east fagade should remain unchanged. Discussion: Amy said the door proposed would be a glazed door. Derek said he ss thankful that the owner has decided to keep the stair. He could accept the door with the glazing and the addition of the window. The door identifies the front. It might make more sense to ad an upper and lower window ro be consistent with the actual design. The overall character of this town home is not pristine. This is not a high example of Herbert Bayer architecture. Neill said if the law is there it should be upheld. Ifa proper ,fy is designated you shouldn't corrupt either the property or the intent or the designation itself. Neill said we need to have a work session on what historic preservation is. You cannot reinterpret documents. This is not a matter of structural integrity, it is a matter of redesigning a prominent designers piece of work. Michael said there are two issues, the windows on the east faCade and the question of the front door as to whether it can have glass. Michael asked the board to respond to the glass in the front door. Jeffrey said it is hidden and not in a key defining area. Neill said no. Vote on the motion which included glas~ in the door. Yes: No: Neill, Michael. Jeffrey, Derek Motion denied. MOTION: Michael moved to approve Resolution #14, 2003 as recommended by staff with the following conditions: Condition #1 be removed from the resolution and instead condition #1 to read as a solid wood door be used as the front door with no glass permitted as specified in the Bayer 1965plans, no carving, no molding etc. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2003 The request for new windows on the east fafade is not approved. Motion second by Neill. Motion carried 3-1. Vote: Yes: Michael, Neill, Jeffrey No: Derek MOTION: Michael moved to adjourn; second by Jeffrey. All in favor, motion carried. Meeting adjourned at 6:45 p.m. Kathleen J. Strickland, Chief Deputy Clerk '6