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HomeMy WebLinkAboutminutes.hpc.20160713ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 1 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Nora Berko, Gretchen Greenwood, Jim DeFrancia, Michael Brown and Bob Blaich. John Whipple was absent. Jeffrey Halferty was seated at 5:00 p.m. Staff present: Debbie Quinn, Assistant City Attorney Amy Simon, Preservation Planner Jennifer Phelan, Deputy Planning Director Kathy Strickland, Chief Deputy Clerk Suzannah Reid MOTION: Jim moved to approve the minutes of June 8, 2016 as amended; second by Bob. All in favor, motion carried. MOTION: Willis moved to approve the minutes of June 22, 2016 as amended; second by Jim. All in favor, motion carried. Jim will recuse himself on the Holden Marolt item. Holden Marolt Mining and Ranching Museum Planned Development – Minor Amendment, Major Development – Consolidated Review, Public Hearing Debbie commented that the public notices are in order – Exhibit I Amy said HPC determined that it would be appropriate to move three structures that are currently at 540 E. Main out to the Holden Marolt site for interpretative museum pieces. The structures are the Zupancis house which is the Victorian era home which is partially a log cabin and partially a frame structure. There is also a shed and a barn. HPC is asked to make findings that their landing locations on that property are appropriate and the techniques to get them there are appropriate. The restoration work should also meet HPC’s standards. Relocation: Amy said the applicant has provided detail information from Shaw construction how they are continuing to investigate the best way to move these buildings. The Victorian home does not have one continuous floor level and that will be a challenge. The applicant will be doing some ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 2 investigative work inside and remove some door jams and look at the framing. It is still up in the air whether it will be moved all in one piece or multiple pieces. Certain features will be protected, doors, windows, porches, roofing and the best plan will be ironed out. When the plan is finalized staff and monitor will look at it. When the buildings land at Holden Marolt which is an historic landmark we want to make sure that where they are placed they don’t destroy something that is important out there in the process. The applicant has done an archeological survey and it was determined that nothing of the Victorian era would be disturbed. There is a ranching irrigation pond nearby but nothing detrimental to the historic significance of that property. The site plan shows where the three buildings will be set. Staff has asked that the Victorian house be squared to the road that accesses it which is normal on Victorian houses. We also ask that the shed be placed to the rear of the house. Amendment to the Planned Development: Amy said at one time the Holden Marolt was planned for free market housing and instead we got the Marolt affordable housing project and the Historical Society Museum which is a much better community outcome. There were approvals in 1991 for the museum site which indicated the various activities. We feel this is a minor amendment to the plan to add these buildings to the functions at the Marolt site. Restoration: Amy said when the buildings get to the site we need to know how they will be treated in terms of restoration efforts. Right now the Zupancis house has vertical board and batten siding around a substantial part of the structure which doesn’t appear to be original. The applicant will restore the building back to the original state. The building will also be re- roofed and go back to wood shingles as it was originally. Staff and monitor will approve the lighting etc. There is also a letter of intent from the City to the Historical Society in terms of financing. The City will pay for all of the relocation costs and foundation preparation. The City will also pay $30,000 for a preservation consultant who is a specialist in historic interior finishes. Jeffrey was seated at 5:00 p.m. Applicant: Alan Richman, Planning Services; Richard Pryor, Police Chief, Jeff Pendarvis and Jack Wheeler, Asset, Rob Taylor, Darla Calaway, Design Workshop, Charles Cunniffe, Cunniffe architects, Rich Keller, Shaw Construction, Lisa Hancock, Aspen Historical Society ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 3 Alan described the adopted PUD for the Marolt property. In 1981 this property was proposed for a significant development, 100 unit project with affordable housing and free market development. Since the 1940’s the property was operated by the Marolt family as a ranch and as the Holden Lixiviation work in the 1890’s. In 1983 a deal was struck and the property came into public ownership. In 1989 the city took ownership and entered into a long term lease with the Historical Society for the central portion of the ranch which is 1.84 acre parcel. It covers where the barn is located but also goes to the pedestrian trail and the area north of it. A few years later the Historical Society submitted an application for the construction and maintenance of the museum building, a PUD plan. 25 years ago there was a thought that this would be a good location for additional exhibits to occur. Staff has concerns about archeological sites at the location and we had a Mountain States Historical and Archeological consultant visit the site and analyze whether any such features were present. There is a foundation where the barn is to be located and it was determined that it is a 1940’s era agriculture barn that no longer exists. We feel comfortable that the location is not part of the Lixiviation works. The other area is where a pond existed for the Marolt ranch site. We feel comfortable there were no archeological resources that were identified to be preserved. Relocation Plan: Shaw construction, Rich Keller Rich said he is leading the effort on the relocation and working with Amy and her staff to make sure all the bases are covered. The structure was built in three different pods and if they are moved in three different pods we need to make sure they are intact. The initial idea is to remove doors and frames after they have been initially documented by the preservation specialist. The building has been shored on the interior to keep the roof structures from collapsing. We will probably have to do some structural upgrades and we will look to see whether that is done before or after the move. As we move forward we will be able to determine the different layers that are on the structure. Charles said working with the specialist we will develop the final preservation plan onsite. Bill Baily house movers will be involved in moving the structures. With the relocation plan we will return it back to a ranching environment and how ranchers lived in the 1890’s. Over time the house has had additions and we desire to bring it back to what was original in materials. The end result is to be authentic as possible. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 4 Lisa Hancock, Aspen Historical Society Lisa said with the addition of these assets it will be like a campus that tells the story of Aspen. This grouping will be a great interpretative opportunity for us and for the community. Alan said we are very excited about the opportunity to bring these structures back to an environment where they will be at home. Jeffrey said typically a diagonal bracing is done around the interior and exterior and the shoring up of the windows. A bond is also needed. Charles said it will all be done professionally by that standard. We will also record the existing conditions as they are should anything crack or move. Amy said Derek Skalko will on the site taking photographs of the interior of the building for a documentary so that they can be used to show the before and after the character of the house. Gretchen asked what parts of the building are requiring new materials. Charles said they are removing added materials that were done over time. We will try to find what the original was. Rich Keller said the vertical siding is not original. The original was a horizontal clapboard. We believe what is on the existing front where the porch is we believe is original. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Willis identified the issues: Relocation, restoration, PUD amendment Willis said this is a great outcome and a great asset that synergize the Marolt and Aspen Historical Societies function to reach the public with a great story to tell. Michael said he is prepared to support the resolution as proposed and it is great that the City and Jack have been working with the Historical Society and they reached a resolution to move the structures and restore them. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 5 Bob said this is a great project and I am totally in support and the resolution as drafted by staff meets all the requirements as necessary. Gretchen said she was initially in favor and there is a lot of erosion of historic buildings in downtown Aspen and through the excellent presentation and research and work with the Historical Society this will be a good asset at the Marolt property. Jeffrey said he has been paying attention to this project a lot and it is a fantastic project. On the original proposal having the historic building sandwiched between two other buildings made them not visible. My concern is about the mobilization of the historic buildings to make sure they are rigid and diagonally braced. MOTION: Willis made the motion to approve resolution #20 as proposed; second by Bob. Roll call vote: Jeffrey, yes; Gretchen, yes; Bob, yes; Nora, yes; Michael, yes, Willis, yes. Motion carried 6-0. 540 E. Main Street, Planned Development, Detailed Review, Major Development-Final Review, Final Commercial Design Review and Growth Management Review for the development of Affordable Housing, Public Hearing Jim was seated. Debbie said the affidavits of the public notice have been provided, Exhibit I Jennifer said the property has been conceptually approved to demolish two existing structures on the site and formally approved to relocate the three historic resources to the Holden Marolt property. The property will be redeveloped with a new police station with a subgrade garage and a new building at the rear of the property that will contain 8 affordable housing units. Part of the project is a relocated trail connection from Main Street to Obermeyer Place. Tonight’s review focuses on the final details of the project such as materials, landscaping and lighting. Some of the design objective for the commercial core are to promote creative contemporary design that respects the historic context; maintain the traditional scale of the buildings in the area and reflect the variety of building heights seen historically and accommodate outdoor public spaces where they respect the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 6 historic context. With regard to materials the police station contains brick, sandstone, wood and glass. The affordable housing is located behind the police state is proposed to be brick, metal panel, wood and glass. Staff feels these materials provide a contemporary composition. The police station along Main Street promotes a contemporary design while maintaining a traditional scale of building from the downtown. With regard to landscape the site includes a public courtyard in front of the police station which is intended for public gatherings. There is a walkway ramp to tie the Main Street to Obermeyer Place as well as taking people through the site. The front or Main Street property provides a lawn like setting. There are heavier tree plantings toward the rear of the property indicating a more privatized housing portion of the project. Overall the landscape is a mix of trees shrubs, perennials and grasses. During the conceptual reviews the previous conditions were to review the garage elevation along Rio Grande Place and to work on the alley elevation to make sure it is softened as much as possible. Some planting is provided around the short term parking for the employee housing. Two designs are being proposed for the Hunter Street trail connection. The ramping portion is the same in both proposals but there are two options for a stair connection between the police station property and Obermeyer Place. One of the stairs is located on the police station property while the other one would be located both on the police station property and Obermeyer Place. Those designs will be finalized at the Building Permit stage. Jennifer said with regard to the housing APCHA reviewed the application and there are 8 units proposed onsite. They are all above grade. Each unit provides a private deck or balcony and there are exterior storage units for each unit. Overall staff feels the review criteria are met and recommends approval of the project with either of the stair designs. Alan Richman, Planning Services Alan said we are here to review materials, lighting plan, landscaping plan and the conditions of conceptual. There was a work session with city council on July 5th and at that point council was supportive of the basic design and having the project move forward into the construction process. We are seeking HPC approval so that it can be implemented. The elevations on the Rio Grande side of the property have been modified to reduce the height which was recommended by council and HPC. Richard Pryor, Police Chief ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 7 Richard thanked the public for coming to the meeting. We have had solid community support. This is an essential public facility and it is about improving our ability to provide professional and respectful police services to the members of our community. This building will enable us to do that more effectively. We would like to parallel the county building and have completion in 2018. Charles said the mass and fenestration of the building were previously approved. Regarding the stair connection we have two options. One stair is entirely on our property and the other one in hoping we have cooperation with Obermeyer is to replace the one that exists now with something that works better for the site. Regardless of that outcome we are prepared to move forward. Regarding materials the building is sheathed in brick, glazing, sandstone and wood. The police station and affordable housing are compatible but not identical. The police station has brick and stone and some wood siding and metal flashing details. There will also be wood columns and the benches would be a concrete with a wood top. The landscaping will create a real community gathering. The affordable housing has the same materials but with different variations. The brick from the police station would be mildly incorporated on the affordable housing units. There are raised planting beds and there is a green roof over the parking garage. The exposed garage level at the bottom was minimized with additional landscaping and trees were added. We were asked to soften the elevator and we did so by a detailed element of glass. Charles said there was one change made which is a stair that comes down from the second story meeting room. There was security concerns about exiting through the police station in the event of an emergency. There is an open brick wall that extends out from the stair which is more like a trellis rather than a solid wall. Darla Calaway, Design Workshop There will be a flush mount light integrated into the wall completely shielded to direct people to the employee housing area. One street light will need to be reconfigured as part of the improvements. There will be can down lights at the front of the police building on Main Street and at the rear of the building. They will also be in the soffit of the walkway and at the entry to the elevator below where the parking is. There will also be lighting near the bench. The public courtyard will facilitate interaction between the public and the police. We will also be doing right-of-way improvements on ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 8 Main Street. There is also an employee courtyard. The Hunter Street trail connection will also be realigned. We will also have employee housing internal circulation and some outdoor employee housing spaces. The site materials include brick veneer for the sight walls and linear paves in the front entry courtyard. Scored concrete sidewalks and retaining walls start to make the transition into the design language of the Obermeyer development. The landscape of the streetscape includes narrow cottonwoods and ornamental grass. Some elements of steel are brought into the landscaping including the thin perforated steel panel that wraps around the police station outdoor courtyard. Darla said there has been some question brought to us about what it feels like from out site to the Obermeyer Crescent building. There is a site wall and a fence that separates the Obermeyer sidewalk to an asphalt parking lot that exists there today. To create a uniform grade across our site there is about 5 feet of grade change that we need to accommodate. We will have to raise the back of the site to create a level pad over the parking structure and a level grade change between the police station and the employee housing building. What that means is a raised landscape that would be less than the height of the fence that exists there today. Two site plans are being considered. One is a wider stair connection which makes a clear urban design gesture to the lower north end of the Obermeyer Crescent development. These improvements are on Obermeyer property and at this time are not approved. The second option includes a staircase directly to the ramp that exists today. Carla said there were questions about the height of the retaining wall and the garage doors as you exit the police station garage. We have made design changes to mitigate the impact. The police garage doors have been narrowed from 20 feet to 16 feet in width and that allowed for planting pockets and trees at the highest point of the retaining walls. The treatment of the retaining walls will be a finer gesture of the Obermeyer walls which include scored concrete caps and vertical joints to break up the mass of the vertical panels and a sand blasted texture to improve aesthetics so it won’t feel like raw concrete. The railings and handrails are designed to be open and transparent to create a visible connection. Jeff Pendarvis said they are continually in negotiations with Obermeyer to come to a resolution that is satisfactory to both entities. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 9 Willis said it looks like the police parking garage would create a lot of conflicts with one vehicle going into a police bay while a sheriff’s car is going in the opposite direction. Charles said they worked with the sheriff’s office in coordinating both buildings. In the event that the Rio Grande is blocked off then the sheriff’s vehicle could egress through our garage out to the alley. It is an emergency backup. Michael asked the applicant to explore “quiet” garage door openers which will be nicer for the employees living above. Jeffrey also mentioned the tight turning radius in an emergency when you have vehicles coming from two different departments. Jack Wheeler pointed out that the garage area width is two lanes wide. It is 48 feet wide. Charles pointed out that the turning radius is inside the garage. Bob asked about maintenance of the space and will it be heated for snow removal? Jack Wheeler said we are working on a maintenance plan and the snow melt will be addressed in that plan. Michael asked if the applicant had easements to access the garage? Jack said currently we have easements to access the road that is behind the jail and we are working together with the county on just about everything. Willis said in the rendering the windows are bricked in on the west façade of the police station. Charles said there is no glazing and we were asked at a previous meeting to put punches into the building to break up the mass. Willis pointed out that the signage is facing eastward and there should be signage presenting to the west also. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 10 Jeff Pendarvis said the addition of the exterior stair is only for emergency purposes. We were faced with someone pulling the fire alarm and gaining access to the secure area and it wasn’t acceptable from a security standpoint. Charles said the screen wall in front of the steps reduces the mass. Chairperson, Willis Pember opened the public hearing. Jerome Simecek, Obermeyer Place Condominium Association We feel this is a good project and we have been working with everyone. There are concerns and one of the big concerns is the stair. Residential and commercial owners support the stairway into the property and we haven’t committed until all the issues are addressed at one time. The stairway connection was part of the overall Hunter Creek trail access design as Obermeyer went through its approval. We believe this is a key component to the Hunter Creek trail component as well as the adjoining properties. Michael said it seems like there is a lot of benefit in 3A.2 for Obermeyer Place. Jerome said 3A.2 is the open stairway. That is the existing condition right now. The ramp comes down from Main Street and exits onto the stairwell. We concur that the stairway does add value. Now the trail has to stay high above the garage door where currently its slopes down where the garage door is. We would like to keep a similar condition as existing. Charles said they worked in cooperation with Concept 600 to reconfigure the ramp to avoid conflict with Obermeyer Place and to keep it entirely off their property. Jerome said another concern is the maintenance of the ramp. Another concern is the garage use for the residential parking spaces which the full burden for maintenance falls on the Obermeyer place association. This goes back to a lease for a land swap and the association wants this resolved prior to signing agreements on this component whether the city necessarily agrees or not remains to be seen. Bridget Bielinski, practice administrator for Aspen Medical Care located in the Crescent building in Obermeyer place. We are supportive of the majority of this project. Our prime concern is the stair. We function as the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 11 only urgent care clinic in town. We see a large number of visitors every day. Our location currently is very challenging to guide people in. 3A.2 is our preference. 3A.1 will make what is already a difficult job to get people into the office more difficult because the entrance will be more hidden than it already is from Main Street. Susan Welsch said the design is beautiful and it will probably enhance Obermeyer place. I live at Obermeyer place. My only complaint living at Obermeyer place is that there is absolutely no guest parking. Parking is important in this town. Possibly guest parking could be incorporated in the project. Steve Seifert, board member of Obermeyer Place We have been trying to initiate dialogue with the applicant. We are not opposed to the police department proposal. Richard Pryor has been absolutely great. The wrap around is a poor design. We were told that the grand stair will not be approved until we agree to the terms and conditions. There are other items that need addressed and are ignored. The access off Rio Grande is not shown. That access is shared with Obermeyer and a handful of parking spaces. It is also shared with the jail and county building. That access will have a significant impact and needs addressed. Right now the Hunter Creek trail connection doesn’t flow well when it comes out of Obermeyer Place and between the Crescent building and the other building. Once it hits Rio Grande it has to jog out toward the skate board park. I really believe there needs to be better flow in this design. A lot of people use the skateboard park and the recycle center. Traffic in that area does not flow and it is a poor pedestrian interflow. There are a lot of issues unresolved and council directed the applicant to work with the neighbor. Steve said there are 5 parking spaces for Obermeyer and a handicapped ramp that flows along that area as well and it is not illustrated. Jim commented that the parking spaces and ramp are on Obermeyer property and not part of this project. Steve said that driveway does share with Obermeyer and there is no discussion how that will impact Obermeyer so we can’t respond. Jim said the parking and driveway is on your property so therefore there is nothing they can do to impact you. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 12 Steve said the driveway is shared with the jail and county building. I see a flat drop into the parking garages of the county and police department. That area ramps up to the existing parking spaces. Jim said there will probably be a grade change. Steve asked how that will impact the existing parking spaces that currently ramp up into the jail and county building and Obermeyer. Chairperson, Willis Pember closed the public comment portion of the public hearing. Rebuttal Jack said we have been in a process for the last two years that included public open houses and outreach meetings. We presented to Obermeyer specifically on a lot of these issues. We have been available and if they call we respond. That broke down about four months ago. There are lease negotiations between Obermeyer and the City of Aspen that have made it tenuous at best. The City Attorney can deal with those issues. We have 12 parking spaces in Obermeyer that we have a current 30 year lease. There will be no additional parking other than the two spaces for short term and ADA use. We have not addressed the parking at Obermeyer because we are not impacting that in any way. The civil engineers have devised a plan. The 5 spaces that they are referring to are not Obermeyer property, it is City of Aspen lease holdings that are reciprocal to the parking in the garage that we have with the agreement with Obermeyer. We are not touching the parking. The stair is an existing stair that may need some modification. We are not touching anything north of those two parking spaces. We are happy to build the grand staircase and in order to do this we need a letter form the property owner to build on their property. We have not been successful in getting that. We went to the design team to get an alternative so that we could submit a land use application that doesn’t require their approval. We have ADA access and have worked with the Parks Dept. to make sure the biking connection and pedestrian connection is maintained in a well manner. We have submitted both site plans in this application for approval and we would like HPC’s support. Jeff Pendarvis said there are 20 spaces in Obermeyer and 8 parking spaces will be allocated for the affordable housing. The lease goes for another 30 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 13 years. We have a commitment through the City Manager’s office that the affordable housing parking will at the Obermeyer or Rio Grande parking garage. Willis identified the issues: Fenestration, materials, landscape, planned development and GMQS. Jim said this is a good project and makes good use of a difficult site. All the needs have been addressed. It is attractive to the public and has good public space. I would like to see the grand stair case but if the property owner in question doesn’t agree we can do the alternative proposal. Signage is also needed on Main Street. The material selections are compatible and I can support the project. I would encourage the applicant to pursue 3A.2 regarding the stair but it is out of our control and theirs. Gretchen said 3A.2 strengthens the relationship of the density of all the buildings. To go through this amount of building and not create a strong link among Obermeyer and the police department to Main Street would be amiss. I’m a little disappointed in the material selection that is hiding the stairs that are being required to put in. It just feels like an afterthought. Maybe there could be another solution such as a sandstone material. This is a great project and I am in favor of everything you are asking for. Bob said the applicant has listened to our concerns from the previous meeting and resolved most of those questions. 3A.2 is a better solution of the two and hopefully that can be resolved. I have no issue with the proposed screen. Jeffrey said he feels the applicant has done a good job responding to staff’s direction. It is a very important civic building. All of the conditions of approval have been met. The landscape and lighting plans are thoughtfully done. The affordable housing components are excellent. The Green certification is nicely done and the material plate is good with the mixture of sandstone, brick and metal. I do prefer the staircase 3A.2 and it would be a good improvement getting to the doctor’s office at that location etc. The applicant should continue working with the neighbor to work out the stair. Nora thanked the public for coming to the meeting and adding onto the conversation which was helpful. For the community and everybody 3A.2 is ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 14 a better solution. I would concur with Gretchen that the screening of the staircase is a concern and it should be looked at. Michael said overall I am supportive of the project and like the material choices. I also have the same reservations concerning the stair. It looks like an afterthought. There are a few things that should be developed more for a building that is going to be there a long time. The west wall above the garage doors could be addressed. The fake brick windows do not work. I also support 3A.2 for the grand staircase. Willis said he has no concern with the stair and likes the screen. The signage is not well thought out and it is facing the wrong direction. Incoming traffic needs addressed coming from Main and Mill. The signage should be legible from both directions. The bricked in windows are a blind window and I would suggest that you look at different materials to tone down the contrast. The concept is workable and maybe the use of the same materials would work. The elevator tower could also be addressed. Regarding the driveway you currently drive up to get to the garage bays and the jail and something seems off a little. Maybe a site survey that brings all the contours into proper alignment. Gretchen said the civil engineer should address that street elevation and explain it to Obermeyer place. The material infilling the blind windows should be looked at. Perhaps bringing in wood one story above the garage to break it up and have a strong linear line. Willis also said the elevator tower needs simplified. MOTION: Jim moved to approve resolution #21, 2016 granting final approval for 540 E. Main subject to the conditions and designation of a monitor to address the issues raised by the commission, Simplification of the north elevation flashing of the elevator tower and restudy the material infilling the blind windows on the west façade. Additional signage on Main Street. HPC recommends 3A.2 for the grand stair case. Restudy the screened wall for materials. Motion second by Jeffrey. Roll call vote: Michael, yes; Nora, yes; Willis, yes; Jim, yes; Bob, yes; Gretchen, yes; Jeffrey, yes. Motion carried 7-0. Jeffrey is the monitor. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 15 533 W. Hallam Street – Conceptual Major Development, Relocation and Variations, Public Hearing Michael recused himself. Debbie said the public notice has been appropriately provided – Exhibit I Suzannah Reid presented Suzannah said conceptual is height, scale and massing. This is a small historic house with a lot of rambling piece meal additions on the back. The applicant is proposing to remove all of those and leaving a T shape of the historic house plus a gable that extends off the back that is presumable part of the original house. The removal of the additions will greatly improve the distinction of the historic house. During demolition any evidence that shows what was historic on the south side of the house that those areas be respected during demolition. The relocation is moving the historic resource forward 7 feet on the lot. On that block there isn’t a specific development pattern so moving the house forward doesn’t affect anything else that is happening on the block historically and will improve the ability to separate the historic house from the proposed new addition. They are including a one-story connector that complies with the 10 foot requirement of the guidelines. The variances requested are related to the rear yard on the alley. The garage is allowed to be at the five foot setback but the basement under the garage and the space above the garage would require a variance to occupy that space. This encroachment reduces on the setback on the rear yard from what is currently existing. Suzannah said the new addition is separated from the historic house by a one story linking element and there is a two story addition proposed with an increase of 711 square feet including the historic house. The area of the footprint is similar to what exists. The bulk of the addition is being moved to the back of the site creating more open space between the addition and the historic house that would be visible along the side, 5th Street. The main concern with the addition is the overall height and the wall that faces the 5th Street side. It appears to be an 8 foot plate height on the second floor and a 10.6 floor to floor on the main level. Overall the proposal complies with the majority of the design guidelines. The concern is the height and the tall vertical wall on the 5th Street side. They propose to reopen the porch on the north east corner of the historic house which is totally appropriate. There is a small garden shed that is currently on the side yard of the 5th Street side ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 16 and the applicant is proposing to move it to the east side. Staff is recommend that it would be more appropriately located on the alley which would require a setback variance. Suzannah pointed out that the application is under the old guidelines and it is on a corner lot. Patrick Leeds, architect presented Patrick said the minor cottage has two front porches. Our plan is to extract the additions and move it to the north which will bring it into better view on the street. We will take the pitched porch roofs off and restore them to flat roofs which is visible in the historic photograph. We will relocate the entrance that is currently on the west side to face Hallam. There is a lot of vegetation and it is difficult to see the front of the house. The historic asset will move forward with a one story linking element to link the two story structure at the back. The bulk of the two story structure is to the south east. Pulling the historic asset forward reveals it on the street. There are matching proportions in the gable ends and the fenestration matches. Volumetrically it is sympathetic to the Victorian cottage and others found in the West End. Materials will differentiate the different volumes. Gretchen is the lot is 60 x 100 and the historic house is 640 square feet. Patrick said in the design the second floor plate height is 7’6” and the ground floor is 10’6”. Patrick agreed that the shed is better on the alley. The verticality is well under the height limit by two to three feet. The connector has a 9 foot plate height and it tucks under the eave. Chairperson, Willis Pember opened the public hearing. Kristin Henry said she lives at 525 W. Hallam Street, the adjoining property owner. This project greatly impacts my property. Visually the height has an impact. The addition is much higher than my two story garage. In the staff memorandum my concerns are the same as staff’s. The north south ridge line is 4 feet higher than the existing ridge of the historic house. The east façade is a concern as it creates a very tall vertical wall. The addition dwarfs the historic structure. Maybe the scale and mass needs reduced to be more compatible with the neighborhood. The addition is very imposing and will impact my property. The out building is better on the alley. Kristin asked if there were plans for the fence line between my property and this property. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 17 Kristin said she would support the project if a few changes could occur. Kristin also mentioned that her house is a landmark. Willis pointed out the fences and landscaping will be addressed at final. Patrick said a one story addition is not the programmatic interest of the client. The proposal fits pretty well on the site. Jim said staff is recommending an overall height reduction which is commensory with the neighbor’s comments. Willis identified the issues: variance request; location of the shed. Gretchen said she agrees with staff’s recommendation about the overall height. The whole building needs restudied as it doesn’t meet guideline 10.8. The roof forms need restudied to bring the building height down because it competes entirely with the historic resource. I do commend you on the restoration of the Victorian and the link is very important. It is nice to see that old building emerge in the plans. The height of the building with the narrow forms overwhelms the historic structure. I also feel we should not be giving variances when it is the new part of the building. This addition doesn’t have any kind of hardship and we should be scrutinizing variances that we give. I would not support the variance on the deck or the basement. The shed should be moved to the back of the property or removed altogether. Nora said the staff memo was very thorough and helpful. You look at the house coming down from Hallam to 5th Street. The addition is massive and I understand it fits within what is allowed but I am not sure that is the best solution for all the restoration work that is going into the house. The entire block is “low”. The design needs to feel more compatible and it is totally imposing as you move down Hallam Street toward the east. I concur with staff’s recommendations and am glad the porches are coming back. Jeffrey said this was an excellent presentation. The restoration effort on the Victorian is extremely well thought out. The link is extremely effective. The materials are a good selection. The shed seems like it just blocks the area and the better location would be in the rear. Because of the landscape the height doesn’t bother me that much. Maybe you could get six inches out of the plate height on the lower level. There is a great separation and the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 18 forms are small and thin. It is commendable that the applicant has asked for any addition FAR bonuses. The decks are screened from the vegetation. Moving it closer to the street will only help the historic resource. The variance over the deck with the garage should be an accessible use. The architecture is very well defined. Maybe on the west there could be a material change. I could support this project with a couple minor tweaks. Bob said he agrees with Jeffrey’s analysis of the project. Bob said when you talk about scale immediately across the street to the west is a pretty big house. We aren’t imposing anything in the neighborhood. I do not have that big of a problem with the context. Jim concurred with Bob’s statements. Willis said he would prefer the outbuilding in the south west corner off the alley. The dialogue is based on the width of the bays and volume. With the decrease in height the relationship of the width to the historic structure wouldn’t be lost. How much reduction is up to the applicant. With the reduction in height you wouldn’t lose the handling of the volumes. Jim said he feels the height should be pulled down a little. Nora suggested stepping the height down. Gretchen said there needs a tweak of the breakdown of scale. Bob said he supports staff’s recommendation. MOTION: Gretchen moved to continue 533 W. Hallam Street to August 24th based on staff’s recommendations one and two. Jim second the motion. Willis added that the outbuilding should go to the south west corner. Amended motion: Gretchen accepted the amendment, second by Jim. Roll call vote: Jeffrey, no; Gretchen, yes; Jim, yes; Bob, yes; Nora, yes; Willis, no. Motion carried 4-2. MOTION: Jim moved to adjourn, second by Jeffrey. Adjourn 8:00 , Kathy Strickland, Chief Deputy Clerk