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HomeMy WebLinkAboutminutes.hpc.20030709 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9~ 2003 Chairperson. Jeffrey Hal£erty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Teresa Melville, Valerie Alexander, Michael Ho£fman and Neill Hirst. Sta££present: David Hoe£er, Assistant City Attorney Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chie£Deputy Clerk MOTION: Valerie moved to approve the minutes of Apri! 23, 2003 a~ amended; second by Teresa. Ail in favor motion carried 5-0. MOTION: Nei[ moved to approve the minutes of May 14, 2003; second by Teresa. Al! in favor, motion carried. 6~0. Disclosure: Amy will recuse herself on 114 Neale Ave. Derek will recuse himsel£ on 320 W. Hallam Jeffrey said he was contacted about 135 E. Cooper but gave no advice. Project Monitoring - 635 W. Bleeker - The request is to continue the sandstone around the base a little further from where it originally existed. The sandstone wrapped 3~ around the front and the back portion is historic. At some point someone dug a basement and removed the rock and they would like to put it back. Staff has no objection to that request but they would also like to do it to the 60's addition and staff feels there could be some other kind of foundation detail on that addition. The board approved the stone up to the 60's addition. MOTION: Michael moved to continue the public hearing and Minor Development of 311 S. First to August 13. 2003; second by Valerie. All in favor, motion carried. MOTION: Derek moved to continue the public hearing and Major Development to August 27, 2003; second by Valerie. All in favor, motion carried. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9~ 2003 114 NEALE AVE. - FINAL Affidavit of posting entered into the record as Exhibit I. Letter from Bret Thoeny entered into the record as Exhibit II. Staff memorandum dated July 9, 2003 entered into the record as Exhibit III. Exterior materials pamphlet entered into the record as Exhibit IV. The model is Exhibit V. Sample of materials is Exhibit VI. Sworn in: Suzannah Reid. Bill Sharpies James Lindt, planner relayed that the proposal is to develop a single-family residence on 114 Neale Ave. The lot was created through an historic lot split. In reviewing the lighting staff feels that we need cut sheets to further review the lighting. This condition can be added to the resolution and approved by staff and monitor. Staff believes that the proposed architecture detailing is appropriate given the modem architectural style of the proposed residence. Staff also feels that the horizontal hardwood siding is appropriate and consistent with that of the historic structure and is complementary of the clapboard siding on the historic structure. Staff feels that the Corten steel roofing material ~s inappropriate and the texture is not consistent with the neighboring historic cottage. Guideline 11.7 speaks to that issue. At conceptual review many of the HPC members felt that there was a great distance and separation between the historic house which is on the neighboring property to the north and the proposed structure. Staff feels that the historic property and new structure still have some sort of relationship in plan. Staffrecommends that the applicant restudy the roofing materials to make it slightly more compatible with the historic structure. Staff recommends continuation of this project. If action is taken it should be taken on the revised resolution which includes the Engineering Departments conditions. Suzannah said the key issues tonight are landscaping, materials and lighting. The form of the building determines the requirements for the materials for the walls and roof. The two choices are a metal material or an DPDM material which ~s a rubberized sheet that goes on flat roofs. The two vertical walls, which are the east, and west walls are primarily wood siding, 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2003 which is similar to clapboard. That would be the primary surface that you come into contact with as a pedestrian. The Corten rusted metal appears on the north side and wraps over the roof and creates the brow that is above the glazed south wall.. The design limits the choice of materials that we have. The Corten rusted metal is very common in Aspen. It is very much the color of the landscape and it is a material that is often chosen for buildings that want to blend in with the landscaping. The Corten steel responds to guideline 11.7 which states that roofing materials should have a matt and non-reflective surface. With the roof planes it was important to have a roofing material that is kind of recessive. She also stated they brought different samples of metals for comparisons. Bill Sharples said they did historic research and talked to many architects locally to determine what material should be selected. They reviewed each of the potential metals. Weathered zinc is very durable and easy to install. The Corten rusted steel develops a patina that blends with the landscaping. The ipe wood was chosen because it typically only tends to shrink an overall 1/8 of an inch. The range of colors in the palate are consistence with Red Mountain and the traditional miner's sheds. The rusted metal as a wall surface is really a back drop for the landscaping. Bill said they are using two types of lights: LSI lighting which is a light plank that will be located within the exterior ceilings and diffuses the glow and creates a clear direction of path, The B-K lights are quite small and ora galvanized metal and painted gray. They light directionally down. They run from the ADU parking spot to the ADU entry. Bill said they added additional information on the cut sheets and could provide luminar ratings. James said he reviewed the cut sheets and they are in compliance with the lighting code. Suzannah said in terms of the landscaping ir is what you see on the site right now. The goal is to preserve as many of the existing plantings as possible and to come in where necessary with grasses and native plants~ It will be a very natural landscape. One tree which is where the ADU parking is will be relocated to the Neale side. Some shrubs that are in the view angle will be removed. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2003 Teresa asked for more clarification about the choice of roofing material in reference to the design of the house. Bill said the roof pitches are shallow and when the dimensions get to a certain point you have to use a different type of material for load capacity and drainage. The way this building is tecktonically formed and the geometry lend themselves to this particular metal. Metal is the only consideration. Valerie inquired about the landscaping. Bill said the site plan represents existing trees. They need to determine the site line before prumng or addition more vegetation, All vegetation will be natural to Aspen. We can submit cut sheets if the board desires. Valerie also inquired about the welding pattern of the Corten and if that was the proposed dimension. Bill said right now it is one foot three which is a standard dimension for sheet metal, The seam m the north south direction will be an inverted seam and the seam m the east west direction will be an overlap. The palates will be laser cut and bent and prefabricated. The material is much more rigid then zinc or lead and a heavier gauge. Valerie said her concern is the level of detail and its relationship to the historic structure. If we are looking at something with a finer detail and possibly more seams that we would see, it would help break down the scale and you would feel a bit of pattern that was somewhat like clapboard. Bill said there will be a mockup of the system. They could weld on an element that adds scale or they could shorten the panels. This will need to be discussed by the applicant and manufacturer. The sample of Corten presented has a three year age process to it. Michael said staff has made the point that this material is inappropriate to be placed on an historic lot split and presumably it is the relationship to the historic structure. Michael requested a demonstration by staff that there is such a relationship. Julia Ann Woods said our concern is the magnitude of the north side and its relationship to the historic house. It is primarily roof and one idea would be that the siding wrap around so that the context between the historic house and the siding would have a relationship. We are concerned about the historic building looking at the Corten steel roof. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9~ 2003 Jeffrey inquired about snowmelt or a heating element. Bill said the engineering for this house is based on 150 pounds per square foot. It is designed for a 50 pound dead load. The intent is to have the house hold snow. Jeffrey said his concern is drainage when the snow melts on the north elevation. Bill said the roof is a rain screen. Suzannah addressed the historic relationship between the buildings. As a pedestrian you are looking at the historic house and the west wall of the new house. The Corten steel is less impactive on the view from the historic house. Chairperson, Jeffrey Halferty opened and closed the public hearing. Comments: Neill relayed that he has no problem with the rusted metal as long as it coordinates and compliments the landscaping plan. He also agreed with Valerie that a landscape plan should be a condition of approval. Julie Ann said at final landscape plans are not included. There needs to be a code amendment to address this. It is in the guidelines but it is not in the code itself. That is why it was not included in this case. Neill said historic landscaping is an important part of our mission. Michael said the guidelines fall within our jurisdiction and the landscape plan should be a condition of approval. In this particular lot split the facts of this particular site are so unique he is not concerned about precedent setting. He was happy to see that the Corten would be weathered for three years. More landscaping could be planted between this structure and the historic structure. We also need a more detailed landscape plan as Valerie suggested. Teresa said she is compelled by both arguments. Neill recused himself. Derek said the Corten steel over years will get darker and darker and blend with the vegetauon. This is a good choice of material due to the geography or this site. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY % 2003 The vast majority of the elevation that staff is concerned with is ipe wood. Derek said he would also like to see alu .man chart. This project will be a fantastic opportunity for Aspen. Valerie said the lighting choice is used here often and a good choice and nice application to the project. Regarding the landscape guidelines the applicant is providing three out of five of the guidelines. The Corten metal is ~n compliance with Chapter 11 and it is a matter of scale and detail. The dimensions of the seams will provide visual relief and help to tie it to the historic structure. Jeffrey said he originally has massing issues with the roof facing the historic resource up the hill and more of the historic resource looking down on the new proposed architecture of the north elevation. The architecture ~s very intriguing and well detailed. Keeping some of the historic plantings and sage bushes tie in with the historic structure. He would like to see some sort of revision to the north facade. The patina of the Corten steel will help. The existing roof is painted composition. The landscape plan could be submitted to staff and monitor. Bill said they will provide representation of the plant list and screening elements with regards to the relationship to the miners cottage. MOTION: Michael moved to approve Resolution #16, 2003, final development of114 Neale Ave. which was handed out at the meeting with the following changes: 1. Exterior lighting must be consistent with the representations made in the presentation today. 2. Regarding condition #6 and the contractor license add if applicable. 3. Condition #10 would be that a more detailed landscape plan be submitted and approved by staff and monitor. That landscape plan should include an effective screening of the historic structure. Discussion: Valerie requested adding a sample or mockup of the welding pattern. A 25 foot panel would not be appropriate with one seam. What is the pattern in detail? 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2003 Suzannah said the drawings represent what is going to be used and it'it changes it would come back to the board. Bill said they will be doing a mockup and will provide images of that mockup. For clarification the board is accepting the pattern submitted in the packet. Motion second by Derek. Yes vote: Derek, Michale, Valerie, Jeffrey No vote: Teresa Motion carried 4-1. Monitors will be Valerie and Derek 320 W. HALLAM - FINAL - PH Affidvait of posting entered into the record as Exhibit I. Staff memo Exhibit Il 7