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HomeMy WebLinkAboutminutes.hpc.20001011ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, octOber 11, 203 S. GALENA STREET - MINOR - PUBLIC HEARING Sworn in were Wayne Stryker and Steve Buettow, architects for the project. The affidavit of posting was entered into the records. Amy Guthrie, Historic Preservation Officer stated that currently there is a skylight that you walk out of to get to the top of the roof. There is a deck space and grill already up there. They are proposing to increase the usability of the area to add more deck, covered deck, planter boxes, railings etc. The primary concern is the visibility from the street. With other buildings the board has been very careful to what is allowed and most of those buildings are three stories or more. You get the additional advantage of more height. The staircase is very prominent on the rear and staff would not support the covered deck that is being proposed. At the site visit the architects stated that they intend to widen the existing staircase but also making it taller. Staff has concerns with that proposal regarding pushing the height limit'because there is no drawing indicating what that height limit is. Most of the other objects are not an issue but mockups are needed of the proposed elements which is consistent in how other applications were dealt with. Staff recommends continuing the project. Wayne said the two objections are the covered structure and the structure covering the stairway. The structure that encloses the stairway descends at an angle steeper than the stairway and it is a head problem. They would like to enlarge that structure to correct the head problem. The high point of the structure is at the building height and maybe we could raise the low portion a bit. The owner would like to have a covering over the deck. Not having trees is fine. The hot tub is the major new element that began the whole idea of using the roof top. QUESTIONS Rally asked about raising the stair structure. Wayne said they only need what is necessary to correct the head problem regarding height. Maybe 12 inches or so but they do not want to go over the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, October 11, 2000 height limit. The edge of the existing structure is at the height limit already. They are not intending to ask for a variance. David Hoefer asked what element was at the height limit right now? Wayne: The very peak of the pyramid stairway element. Lisa inquired how you could raise that without exceeding the height limit? Wayne said the head problem is further down as you go down the stairs. The space enclosed beneath that is so small that the only thing possible is a small spiral staircase. Suzannah relayed that a mockup is needed in order to determine the headroom and the increased width. The geometry of the top will also need changed. Steve said there is a foot to 14 inches of additional room above that stair tower to get to the 40 feet height. Suzannah stated that needs verified and the board needs to see the exact mockup of what you are actually proposing for the change in shape. Wayne stated Steve is say that we are going to the height limit but not over. Wayne requested that the board address any issues that can be resolved and continue the stair tower. Susan agreed with the memo that the railing on the north wall should be open for drainage and snow issues. Lisa said the mockup would do all of the major elements including the hot tub. David Hoefer said HPC cannot do partial approvals so whatever they do tonight will help them move along until the next meeting. No final approval can be done until after the mockup is presented. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, october 11, 2'000 ...... Jeffrey asked if there was a view plane issue? Amy said no. Lisa asked if the materials on the bulkhead would be similar to what is existing, glass etc. She also asked how much larger the new deck would be? Wayne said some of the glass will remain but he needs to address the roof material due to temperature concerns. The deck would be at least twice as large but he did not have specific numbers. Suzannah opened and closed the public hearing. She also said this meeting is basically a work session. Rally relayed that covered roof items have not been approved in the past and not the direction he want to see. A far as enlarging the stair and the bulkhead anything up to the height limit within reason that seems feasible he will consider that. Lisa would not approve the covered structure on the rooftop. She could go along with the railings and additional decking as long as appropriate measures are taken to protect the parapet wall. She is concerned about the visibility of the hot tub from the west. The vegetation should be in a low form assuring that there is no damage to the roof structure. No sizable or tall trees or vegetation. Susan said the hot tub Should not be visible from the west elevation. The parapet wall needs protected. As far as the staircase it is for people who live there using it so she cannot see raising it much higher. The vegetation and open railing are acceptable. Jeffrey encourages roof top living but the roof above the sitting portion is beyond appropriateness and he would consider something simplified with the view planes taken into account. The location of the hot tub is far enough to the west. The bulkhead structure for the stairs needs to be restudied i.e. mockup. It also needs code compliance. The vegetation is OK as long as it is low. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, October 11, ~000 Suzannah said the access piece needs restudied and mocked up as to whether it will be a solid or glass roof. She shares staff's concerns about the solid walls and would rather see something more open. She agreed with the other members of the board that the covered Out door area needs to be something extremely low and minimal or nothing at all. The hot tub is OK. The 42 inch height of the solid walls could be lowered that could protect the view of the roof stuff. The west wall could be solid but not attach to the parapet. Steve said the wall is slightly taller than the parapet. Summary: Amy said the board does not want any deck covering. A mockup of the alternation to the staircase that exists. Open railing on the north side but the West Side could be solid but lowered and not attached to the parapet. Look at lowering all the other solid walls. A clear demonstration of what the 40-foot height limit is, schematic elevation. -MOTION: Jeffrey moved to continue 203 S. Galena Brand BuiMing to Nov. 8th; second by Susan. All in favor, motion carried. Yes Vote: Susan, Lisa, Rally, Jeffrey, Suzannah MOTION: Jeffrey moved to adjourn; second by Lisa. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 4