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HomeMy WebLinkAboutminutes.hpc.20010328 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28, 2001 Suzannah Reid called the meeting to order at 5:00 p.m. Commissioners in attendance: Susan Dodington, Lisa Markalunas, Melanie Roschko, and Jeffrey Halfertyl Gilbert Sanchez excused MOTION: Jeffrey moved to continue 735 W. Bleeker, final review and public hearing to April 25, 2003; second by Melanie. All in favor, motion carried. MOTION: Melanie moved to continue 513 W. Smuggler and 629 W. Smuggler to April 11, 2001; second by Lisa. All in favor, motion carried. 501 W. MAIN - CHRISTIANIA LODGE - CONCEPTUAL - PH Sworn in: Mitch Haas and David Brown Fred Jarman, planner relayed that this is a continued public hearing. The applicant is proposing to relocate the Callahan Cabin and two Pan Abodes , and bring them up on the Main Street frontage and demolish all of the rest of the building on the site. A number of revisions were made to the duplex and four-plex and they simplified the material palate. They have also offered an alternative design with a gable element to give more of a connection to the tri-plex. They have also provided a re-design of the four- plex which staff supports which will be located adjacent to the main lodge building on the alley. It is the largest building on the lot. AC 3.lB is the new design.. Staff was concerned with the mass and scale of the building as well as the complexity of the roof forms. Essentially the applicant has taken the roof forms, and made a one long gable. In that gable there are several gable dormers. The four-plex is the only building of concern. Mitch said they are fine with everything in the staff recommendation except the four-plex. They have flexibility in the design of the four-plex. The general opinion was that the roof forms were too complex and the massing was a problem. The hip massing design came out of recommendations from the HPC at the last meeting. Mitch reminded the HPC that the building is set back about 75 feet from the street and is behind a landscaped swimming pool and a landscaped area. David Brown 'said the four-plex has a one-story porch element and the roof steps down to a two-story height at the front elevation. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28~ 2001 Mitch said at the last meeting there was concern about the landscape plan and the fencing along the front property line. The fencing will be the same type that you see up and down Main Street, wrought iron and 36 to 42 inches tall open work like what you see at the Sardy House. The landscape plan will be submitted at final after it goes through P&Z. Susan said the removal of the chimney simplifies the project. David went Over the material palate. The duplex originally had horizontal siding, wood shingles and stone. The alley structures have been simplified to just wood shingles and horizontal siding. The shingles will be stained. Chairperson, Suzannah Reid opened and closed the public hearing. Jeffrey inquired about reducing the plate height of the four-plex six inches on a couple levels to reduce the mass. Jeffrey commented that he preferred the first complex roof scheme as opposed to the new design which is a long ridge running east and west. It will also cast a huge shadow. The new scheme presents a three-story wall on the east and west sides which is imposing on the neighboring small-scale buildings and Pan Abodes that are only 50 feet away. The triplex is a great bookend building for Main Street. The direction of the Pan Abodes and cabins are good. On the lodge elevations the tower seems too squatty, the fenestration patterns are not so consistent with that faqade, inside the tower itself and that should be looked at for final on AD3 lb. The work session process has gone well on this building. Jeffrey said with the mentioned revisions he could move forward on conceptual. Jeffrey said he preferred elevationAA31b. Melanie also agreed with Jeffrey. The concern of the tower is the fenestration, it seems too busy. The windows seem to be too busy; possibly do fewer lights in each one. Her concern on the four-plex is the massive roof but she can go forward with conceptual. Lisa said in terms of the four-plex she likes the original design and agrees w/th Jeffrey that the plate heights could be lowered. In terms of the lodge the second scheme is better with the lower tower and the fenestration is OK as it will be more transparent than in the drawings. 2 ASPEN HISTORIC pRESERVATION COMMISSION MINUTES OF MARCH 28~ 2001 Susan said the four-plex in the back the first plan with the hip roof is better. The main lodge is much improved with the chimney gone and the lower tower. Suzannah said she prefers scheme AC3.b for the four~plex as it is much simpler. She would rather see a simple plane of roof then a lot of things going on. The lodge building is much improved. Melanie said she likes the change of materials and the simplicity of it and would recommend that the color not be dark and stay with the mountain feeling. She also likes AC3.b for the four-plex. MOTION: Jeffrey moved to approve Resolution #12, 2001for50! W. Main Street approving the conceptual review for the Christiania Lodge for 1)an on-site relocation for two pan-abodes and the Callahan cabin; 2) the demolition of the existing main lodge building on the corner of fourth and Main Streets, the existing four-plex and duplex located at the back of the site On the alley, and a one-story dark brown structure located on the corner of 5 and Mare Streets; and 3) the constructzon of a new trzplex; duplex, four-plex and a main lodge structure. Not to approve the design of the new four-plex to be.located on the alley to the main lodge structure and conditions set forth in this resolution 1-17. Condition #18 states that we will approve the conceptual and request a restudy of the four-plex on the alley for final review; second by Melanie. Motion carried 5-0. Yes vote: Jeffrey, Melanie, Susan, Lisa, Suzannah HPC recommended restudy of the plate heights and possibly create a valley between the two buildings so that a view can be created between the two buildings of that size from the street. Jeffrey said at final maybe the architect can show the committee two roof massings. 428 E. HYMAN AVE - CONCEPTUAL - VARIANCES - PARTIAL DEMOLITION - PUBLIC HEARING - KOBEY BLDG. 3 ASPEN HISTORIC pRESERVATION COMMISSION MINUTES OF MARCH 28, 2001 Affidavit of posting entered into the record as Exhibit I. Amy relayed that the project involves restoring the front of the building and is much needed and will be a great contribution to the block to reinforce the 19th Century character on Hyman Ave. They will remove paint from the brick and restore the storefront. On the back of the building they propose to open up the wall and have pull in parking and that falls under the partial demolition standards. Staff feels garage doors should be installed to be consistent with other buildings throughout town. The concern is that the large opening would create a huge void in the back of the building without the doors. They are proposing a pent house on the roof, At the site visit the condition of the roof might affect the pent house. They are requesting the 500 square foot bonus which is appropriate due to the efforts they are going to put forth on the front of the building. The application also mentioned the idea of replacing the windows and after the site visit that would not be appropriate. Overall, the windows are in reasonable condition and with some minor repair and replacement they could be functional again. Sworn in: Chris Beebe, Janet Lapin, Michael Fuller Michael said it is the intent to take out all of the materials inside and bring it back to code. The front door has been pushed forward and the intent is to remove the paneling which was added at a later date and restore/repair the wood on the front faqade and restore the recessed entry close to the original as we can find. On the upper portion the paint will be removed and the cornice is OK. The issues are the upper portion and the addition of the pent house. In order to stay under the height limit the roof would need to be restructured and lowered in order to keep the added penthouse under the height limit and have a descent size space. The roof is at the height of the parapet. They talked to the structural engineer about keeping the roof intact and preserving the historical integrity. In order to do that every rafter would have to be sistered. At some point in time glue lams were added to the roof in order to hold it up probably due to fire damage. Some of the original ridge beams are gone and they new ones need put back. In the reconstruction of the roof they would like to take the roof apart on the back side and drop it and reassemble it and keep as much of the historic materials 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28~ 2001 as possible. The entire structural system has smoke damage that might be compromised in some areas. There are two cast iron columns in which the paint will be stripped off. Questions and clarifications. The board discussed lowering the roof and the placement of the mechanical equipment on the roof. If the roof is kept in the same configuration it is now that would cause the pent house to come up two to four feet which involve height issues. Michael said we would have an 8-foot ceiling in a 2million dollar pent house. The pent house is set back from the edge six feet and that distance is negotiable. Chairperson, Suzannah Reid opened the public heating. Mark Haldeman asked what the addition would be on the third level. Michael said residential at 850 square feet and it is at the height limit of 44 feet. Architecturally the pent house doesn't go with the Victorian building. Chairperson, Suzannah Reid closed the public hearing. Jeffrey said the restoration on the historic faCade is commendable. You will see this from upper buildings and maybe there is a simplification in the fenestration and roof forms that can work. The addition is a contemporary addition. Jeffrey has concerns about the depressed roof in order to get the height of the pent house. The garage door closure off the alley is recommended, He would recommend restoring the windows. Regarding the skylights he needs time to review them. The application abides by the guidelines and he could go forward with conceptual. Due to the restoration on the front faCade he can approve the 500 square foot bonus. Jeffrey recommended a mockup of the skylights. Melanie said she couldn't more forward with conceptual due to the changes that have been presented tonight. She is not in favor of restructuring the roof. She also is in favor of granting the bonus. The architecture on the 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 28~ 2001 roof is simple and different. She also can support the garage doors but they are overpowering and possibly two doors can be installed. She is also not in favor of the roof monitors. Lisa said her concern is about removing 2/3rds of the back wall and the historic framing. She also cannot support the roof monitor but could accept the garage doors if they were detailed to appear that there were two instead of one. Restoration of the windows is commendable. On the south faqade the far west window the glass appeared to be historic and that should be retained. Susan also agreed that the roof should not be lowered. The historic glass should be kept and windows repaired. She is not concerned about the architecture of the penthouse. Suzannah said she appreciates the restoration of the storefront. She also has concerns about lowering the roof. In this case she feels the hardship applies because we are asking them to maintain an historic roof and we are only talking about a couple of feet. The barrel-vaulted roof could be depressed. She would support a low skylight as opposed to the monitor. She also agreed to support the garage door and making it lo0k like two doors. MOTION: Melanie moved to continue the conceptual review and public hearing of 428 E. Hyman to May 9, 2001, second by Jeffrey. All in favor, motion carried. Amy said the concern is the request to demolish part of the roof structure and the applicant needs to look at all possibilities of retaining it. The only way to retain it is to ask for a height variance and demonstrate a hardship. MOTION: Jeffrey moved to adjourn; second by Melanie. All in favor. motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. 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