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HomeMy WebLinkAboutminutes.hpc.19960508 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Meeting was called to order by chairman Jake Vickery with Roger Moyer, Melanie Roschko, Susan Dodington, Sven Alstrom, Suzannah Reid and Mark Onorofski present. Excused was Martha Madsen. Melanie was seated at 5:10 p.m. MOTION: Roger moved to approve the minutes of April 24, 1996; second by Sven. All in favor, motion carried 7-0. 320 LAKE AVENUE - MINOR DEVELOPMENT Amy Amidon stated that this application is to relocate an existing hot tub and the property is located along Lake Ave. There was an issue with the Hallam Lake environmentally sensitive area where you cannot have development close to the edge of the slope. They are being required to relocate the hot tub and it will be behind the existing house and extending the existing deck and replacing the hot tub. Staff found that it has no impact on the character of the house and is not visible from the street. Staff is recommending approval with the condition that Staff and Monitor see an elevation of the proposed railing which was not in the packet. Jim Cook represented the applicant and stated that the railing would be the same as existing. He stated that he would supply a picture. He stated that he is trying to rectify the problem in a timely manner. Roger asked what the height of the existing railing was that sits on the existing deck. Jim Cook stated that he was not sure but it appeared to be 30 inches. It is a typical 1920 handrail with posts and spiral spindles. Mark asked if it was a formed handrail with tapered spindles. Jim Cook stated that the spindles were spiral and around 50 years old. Amy stated that after HPC the application goes to P&Z for review. Susan stated that she used to live in the house next door, the Hume house, and she wanted to know if the hot tub was visible to that house or property. ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Jim Cook stated that it would be less visible than where the illegal hot tub is. There are bushes and that is one of the reasons for stepping it back from the property line to avoid tampering with the existing vegetation. Melanie asked how high the deck was raised. Jim stated that the existing porch is 24 inches above grade and they are stepping down at 6 inch increments to grade. Melanie stated that the hot tub would then be at grade and why the necessity of a handrail. Jim stated that it is 8 inches above grade and the handrail is only needed at the house itself. There area two sections that need handrails and we will be reusing the existing handrails. Suzannah asked about the re-vegetation of the bank and will that occur. Jim stated that there is a cut into the hillside and they will back fill and compact it and the owner added landscaping originally in 1990 so basically it would be reseeding of the area. He also stated to his knowledge that there were not trees in that area. MOTION: Roger moved to approve the minor development application for 320 Lake Ave. with the condition that the elevation of the post and railing be submitted for review by Staff and monitor; second by Mark. Melanie asked if something about re-landscaping shouldn't be added to the motion to make sure the hill gets filled back in property. Jim Cook stated that in the submittal they stated that it would be revegetated. Amy stated that the revegetation will be discussed at P&Z. VOTE: All in favor, motion carried 7-0. MOTION: Roger moved to add the Meadows Trustee Townhomes to the agenda as a worksession; second by Sven. All in favor, motion carried. 2 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 TRUSTEE TOWNHOMES WORKSESSION Amy stated that a site visit was previously done. The town homes have been sold off to new owners who are coming in and wanting to improve the units and do something different. Minor changes have been approved. A few weeks ago we talked about the west side of the building, the back side and reconfiguring windows and the Commission said OK as long as they stayed within the same module and window type. Now they want to change the fronts of the buildings. Some people want the car port changed and some don't. The balconies are now being addressed and some have a stairway across the window that is awkward and some do not so it is not consistent as it exists. Some individuals want to shorten the balcony and have the window open. The Commission needs to decide how consistent the units should stay. Roger stated that the association should meet and apply to IAPC and bring in one application as opposed to bring in ten individual applications. They can make a determination of what they want or don't want. Roger stated that he felt the designs should be consistent with Herbert Bayer but allow a little latitude. Amy stated that they do have a home owners association. Sven and Susan stated that they agreed with Roger's comments. Melanie stated that when they purchased the homes there had to be approved drawings. Amy stated that approved drawings existing as to what HPC would accept and it was a very long process. Roger stated that we should not deviate from the original HPC approved drawings that were done all together. 123 W. FRANCIS - EXTENSION OF CONCEPTUAL Jake stepped down. 3 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Amy stated that conceptual was granted May 24, 1995 and the code requires that you come in and file within a year or conceptual approval will lapse and the applicant has asked for an extension of one year. Staff recommends conceptual development approval be extended until May 24, 1997. MOTION: Melanie moved to extend conceptual approval for 123 W. Francis until May 24, 1997; second by Roger. All in favor, motion carried. 939 E. COOPER UNIT D - FINAL DEVELOPMENT Jake stepped down. Amy stated that there are five units on this parcel and some are affordable housing and three are approved and this is the fourth and one is still left. This is a new building and from conceptual to final there was little deviation. There were some changes in color. Arthur Yunger represented Scott Lindeau of Studio B who did the design of the building. Art stated that materials would be a subdued galvanized metal that has an acid wash on it. Sven stated that this is an historic parcel with an historic barn on it. He also stated that this unit is a perfect example of keeping with the original conceptual approval. Roger asked if the metal is going to wash out on it own or be treated. Art stated that the metal would have a wash to patina it out. Susan stated that this building fits in with the HPC's ideals. Roger stated that this is one of the better designs of the over scheme on the parcel. 4 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Suzannah stated that when the next building comes in that a streetscape be provided for the Board to review. Art stated that skylights were presented. Sven stated that reflective glass should not be used and language should be incorporated in the motion about reflectivity of glass. Art stated that the skylights would be flat against the roof. MOTION: Sven moved to approve final development for Unit D 939 E. Cooper with the condition that the architect submit a full sample palate of materials for Staff and Monitor to review, second by Melanie. All in favor, motion carried 6-0. 426 E. HYMAN - FINAL DEVELOPMENT Jake was seated. Amy stated that the applicant is proposing to redo the street facade as part of his lease. Conceptual was approved with five conditions: 1) At final bring a restudy of the second floor windows. 2) Restudy of stone banding. 3) Address Jake's concern of the upper cornice being plainer. 4) Present a lighting plan. 5) HPC waives Ordinance #30. Amy stated that there was discussion about the second story window arrangement and possibly having more verticality to them. The applicant is concerned about having a more display window. There was previously stone courses and now revised to steel beams to correspond to the window. On the third floor there was a cornice and that has been eliminated. The third floor was show as brick and how is shown as stucco. There is recessed lighting and ordinance #30 is being waived. 5 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Dick Fallin, architect for the project stated that the new window proposal works for the applicant George Lathan. He stated that they modified the entryway and created an angled entrance similar to the entrance of the Paragon. The Paragon front has five foot doors with a 60% angled opening at the plane of the building and tums into about a 7 foot wide opening which allows light into the store front. They had to adjust the second floor windows slightly to accommodate the design. George Lathan stated that he would prefer drawing C which has three windows because it opens up the interior more from the mall. Roger asked if the windows would open on scheme 3. Dick Fallin stated that they were going to try and open the windows. Melanie inquired how the roof drains. Dick stated that there are interior drains. Dick stated that the cap on the second floor will be rose stone and the spandrel above the first floor steel beam would be stone. Sven inquired about the type of glass that would be used on the windows. Dick stated that it would probably be a low E glass. Sven stated that a sample of the glass should be included in the conditions. Dick stated that a sand faced brick will be used and a natural cement colored grout. The materials will be similar to River Park Condominiums. Sven stated that he would be an advocate of colored mortar. He also stated that the stucco was not an issue to him. Melanie stated the accent with steel will set the building apart and the selection of materials is appropriate. She also wanted to know if the windows on exhibit C were going to be operable or are they too large to accomplish that. Melanie also stated the alignment was appropriate and a huge improvement from what existed before. 6 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Susan stated that the entry change was a great improvement in the design. Sven stated that the display entry on C was an improvement and the mall frontage was addressed. Suzannah stated that possibly the piece over the stairs should not be the same material, possibly slate so that it becomes a slot visually. Dick commented on the colored mortar and concluded that it tended to blend the building too much. They liked the idea that the brick is brick and lets see the mortar. MOTION: Roger moved that HPC grant final approval for 426 E. Hyman Ave. as proposed to include exhibit C with materials to be submitted and approved by Staff and monitors Mark and Roger; second by Melanie. Sven stated that he would like the applicant to look at some kind of metal instead of the use of bead board. Roger stated that the issue of metal and bead board could be worked out with Staff and Monitors. Mrs. Lathan stated that she would be willing to look at the change with Staff and Monitor. Roger amended the motion that the applicant look at other possible materials for the kick plate under the ground floor window to be worked out with Staff and Monitors. All in favor of motion and amended motion. 123 W. FRANCIS - WORKSESSION - NO MINUTES Jake moved to adjourn; second by Roger. All in favor, motion carried. 7 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 Meeting adjourned at 7:45 p.m. Kathleen J. Strickland, Chief Deputy Clerk 8 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 320 LAKE AVENUE - MINOR DEVELOPMENT ............................................................. 1 TRUSTEE TOWNHOMES WORKSESSION ................................................................... 3 123 W. FRANCIS - EXTENSION OF CONCEPTUAL ........................................................ 3 939 E. COOPER UNIT D - FINAL DEVELOPMENT ......................................................... 4 426 E. HYMAN - FINAL DEVELOPMENT ..................................................................... 5 123 W. FRANCIS - WORKSESSION - NO MINUTES ........................................................ 7 9 ASPEN HISTORIC PRESERVATION COMMISSION MAY 8, 1996 10