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HomeMy WebLinkAboutminutes.hpc.19960327ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27~ 1996 Chairman Jake Vickery called the meeting to order at 5:00 with Sven Alstrom, Susan Dodington, Martha Madsen and Roger Moyer present. Melanie Roschko was excused. MOTION: Moyer moved to approve the minutes of Feb. 14, 1996; second by Alstrom. All in favor, motion carried. 216 E. MAIN - MAINTENANCE LOAN Amidon stated that the city offers up to $10,000 for owners of historic properties to help them with maintenance cost. Fred Pearce is asking for the loan. The owner wishes to replace the asphalt singled roof with another asphalt shingled roof. Possible the applicant would be interested in replacing the roof with a wood shingled roof or laminated asphalt singles like we have on city hall and are thicker and look like wood shingle. Fred Pearce, owner stated that he is dealing with ACE roofing and the estimate was $15,280. Moyer asked if the owner could get an estimate on the laminated shingles for comparison and also asked if insulation would be installed under the roofing. Pearce stated that everything would come off the roof and the adjoining apartment but he did not know the particulars on the process. Amidon stated that the plans indicated installing flashing. Alstrom asked what color the roof would be. Pearce stated probably black. Amidon stated that a roofing permit has to come through and she will review the color. Pearce stated that the house had wood lap siding on originally and then asphalt shingles were put on. ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27, 1996 MOTION: Moyer moved to recommend that City Council work with the applicant on a maintenance loan and that the applicant look at the possibility of pricing both the standard three tab shingles and the laminated shingles like the ones that are on city hall and leave it up to the economic situation of the applicant as to which he chooses; second by Madsen. All in favor, motion carried. St. MARY'S - 533 E. MAIN - MINOR Amidon stated that HPC allowed the top panels to come out of the doors and glazing put in order for the offices to have light. They are requesting a cut in the door so that it swings open like a dutch door, the top half for ventilation. Staff' s primary concern is whether it causes moisture damage to the doors. It probably will not be that noticeable. John Keller representing St. Mary's stated that one of the offices is on the west side and it is the secretary's office and there is no fresh air. He thought if a saw cut could be made below the second panel and put in another hinge it would work. The hinges would be interior and the door would swing in. Madsen asked if it would only be the west door. Keller stated he wanted to change the door on the west and the east which would be Hunter Street and next to the elevator. The doors at one time were used to go in and out of school. There were wooden steps there and they are now demolished. They are sold core doors with panels. MOTION: Alstrom moved to approve the modification of the doors as presented indicating a saw cut below the second panel on the door on the west and the door on the east; second by Moyer. All in favor, motion carried. Moyer stated when the saw cut is made and the bare wood is exposed, Abatron makes a liquid wood product and that should be put in first to let it harden and then after it dries sand, prime and paint. 2 ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27, 1996 939 E. COOPER - UNIT B - FINAL Vickery stepped down. Moyer chaired. Amidon stated that generally the drawings did not respond to the conditions placed on the project. 1 .The concerns were to limit the stone to the exposed foundation walls and a sample needs presented. 2. Remove all cut stone detailing (stone on second floor). 3. Revise windows to be more compatible with the historic house in terms of numbers and placement of mullions. 4. Remove the windows on the garage door and replace with siding. 5. Provide samples of all proposed material. Amidon stated that the applicant has presented another revision at this meeting. Amidon stated that two of the houses had to have their garages on the street because they do not have an alley access and when HPC approved them HPC said make the garage door go away as they did not want them to be a focal point. Unit A garage door is covered with siding and she feels the other door should be the same. They may want a few windows but she feels the two doors should match. Mark Ward presented the Commission with blue prints. Ward stated that the stone has been lowered to the window ceil height. A lot of the cut stone detailing has been eliminated. The window fenestration has been changed and the windows in the garage door were eliminated and siding placed on the door. CLARIFICATIONS Moyer asked what the last motion stated about the how far the stone should go up on the facade. 3 ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27~ 1996 Amidon stated that the condition was to limit the stone to the foundation wall. Ward stated that as a trade off he would eliminate the windows in the garage in order to keep the stone to the window ceil. Ward stated that the stone is limestone from Kansas and they will use a beveled siding. Moyer stated that historically the stone for Aspen came from Peach Blow which was red sandstone and he wondered if that was available. Ward stated that red sandstone was available on the front range and the limestone was quoted at $30. a square foot and limestone lasts longer than sandstone. COMMENTS Alstrom asked if the stone tile band by the roof was still proposed as you could accomplish the same thing with wood trim (freeze board) and he is against the stone band. Ward stated that the drawing indicates wood but he is proposing the stone band. Dodington asked what the stone dimensions were from A to the new drawing. Ward stated that it is 2.3rds lower. Dodington stated that she liked the new drawing but would still prefer it down to the height of the other building. She stated that she liked the improvements made and they are in keeping with the historic house. Sandy Schonwald, owner stated that he wanted to differentiate between the landmark house and this house. In order to make it different it needs the stone to the window ceil and he doesn't want a house that is an exact duplicate of the historic house. Going to the ceil with stone looks better and it takes it away from looking just like the house next to them. The band of stone does the same thing, it takes the house away from looking like an all 4 ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27~ 1996 siding house. Landscaping and when it snows will make the stone bank less visible. Alstrom asked the committee to look at the model regarding the garage door and bay window. He feels the bay window is an awkward proportion above the garage door. He also stated that he was not particularly concerned about how high the stone goes up but how the entire project fits into the conceptual approval of the Aspen vernacular. He would approve the stone if the project was a little more home spun. Vernacular is a style that is a derivative of buildings that are existing in Aspen and not from some other location. Also as a condition of approve restudy the garage door facade. Madsen stated that she is in favor diminishing the stone but has no problem with the garage door. Ward stated that he would take another look at the bay window. Alstrom stated that it could be worked out with Staff and monitor and another alternative could be a small roof over the garage door. It is very vertical and makes the building look taller. Moyer stated that the applicant made a good argument on the stone foundation from the window ceil down. He stated that the HPC does not want to create another house that looks like it has been here since the 1890' s. He also stated when he give tours a lot of people think that many of the newer houses are in fact older victorians and in fact they are not. They are a little too much like the victorian. Moyer strongly recommends that the applicant keep the stone foundation as presented. It is compatible and works better. He is also in favor of the change in the windows. The materials are great but the stone banding seems strange but he could go either way. The face of the facade of the garage door is too linear and that could be handled by Staff and monitor. Madsen and Dodington stated that they had no problem with the garage door. Sandy Schonwald, owner stated that the stone was an architectural creative thought. 5 ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27~ 1996 Moyer stated he was OK with the garage door but understood what Alstrom's concerns are. Ward stated that he would like to keep the stone at the window ceil and keep the stone band around the top but before the stone would be applied he would work it out with Staff and monitor. Also that he would work with Staff and monitor on the garage. Amidon stated that she feels stone is a heavy material to have above clapboard but she is willing to work with the applicant. MOTION: Madsen moved that HPC approve the final on Unit B 939 E. Cooper as presented with the following conditions: 1. A better solution for the stone banding be found with Staff and monitor. 2. That a solution to the bay window/garage wall be resolved with Staff and monitor if possible. Second by Dodington. Passed 3 - 1. Alstrom voted no. MAINTENANCE GUIDE Amidon passed out the maintenance guide for the Board to review and present changes to her for final revision. MOTION: Vickery moved to adjourn; second by Dodington. All in favor, motion carried. Meeting adjourned at 7:00 p.m. 6 ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27~ 1996 Kathleen J. Strickland, Chief Deputy Clerk 7 ASPEN HISTORIC PRESERVATION COMMISSION MAR. 27~ 1996 216 E. MAIN - MAINTENANCE LOAN 1 St. MARY'S - 533 E. MAIN - MINOR 2 939 E. COOPER - UNIT B - FINAL 3 MAINTENANCE GUIDE 6 8