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HomeMy WebLinkAboutminutes.hpc.19960814 ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14~ 1996 Meeting was called to order by 1 st Vice-chairman Roger Moyer with Melanie Roschko, Susan Dodington, Sven Alstrom, Suzannah Reid and Mark Onorofski present. Mark was seated at 6:00 p.m. Donnelley Erdman and Jake Vickery were absent. MOTION: Sven moved to approve the minutes of dune 12, 1996; second by Roger. All in favor, motion carried. 315 E. HYMAN - BENJAMIN'S - MINOR Jeffrey Haugherty represented the owner David Green. Jeffrey stated that they are proposing to change the facade of the building and the theme of the restaurant is Thai. The existing brick will be removed and the front reclad with an articulated teak wood. They are requesting permission to do a light trellis, board on wood with accent pieces. Suzannah asked if the siding would wrap around the to the side of the building. Jeffrey stated no, just on the front. Susan asked about the distance the trellis would go out in the patio. Jeffrey stated to the wall. It would be similar to the Cantina. From the Wheeler the angle of the wood would stream that activity. Roger asked about the three openings and would they remain open. Jeffrey stated that they are doors which would be opened up in the summer. The main entry is on the side which exists. The trellis would be conventional lumber 2 by 8 painted out to match the color palate. Sven asked about the lighting. Jeffrey stated that they would probably use candle light. Melanie stated that she has a problem with the different windows from two different sides. To do the one side of the building doesn't really work. ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14~ 1996 Suzannah stated that the windows are square inside the corridor walkway. Sven stated that there is an advantage breaking the building up instead of referring to it as a mall building. He also stated that he is concerned with the lighting. Suzannah stated that there should be a transition around the comer either with the brick or wood. Roger stated that teak wood is high maintenance. David Green, owner stated that the idea was to use a mountain mahogany in order to not deplete the rain forests. It can be stained the appropriate color. Jeffrey stated that plantings will we incorporated in the existing planter that work in with the historic area and theme of the restaurant. Susan moved that HPC approve the minor development application for 315 E. Hyman Ave. with the condition that materials' are approved by Staff and monitor; second by Sven. All in favor, motion carried. Suzannah will be the monitor. 935 E. HYMAN - CONCEPTUAL & FINAL - PH 1 st Vice-Chairman Roger Moyer opened the continued public hearing. Amy stated that the owner at 905 E. Hopkins stated the HPC should be consistent. She also stated that a decision has to be made concerning the FAR bonus. At the last meeting it was determined that there was no over whelming reason for the bonus. The volume issue related to Ord. #30 needs addressed. A predominant window or active space on the street facade needs addressed. The materials for building A, stucco should be discussed and possibly something is needed to break it up. A landscape plan also needs presented. Ron Kanan, contractor stated that he has a landscape plan. He stated he visited neighbors who are endorsing the plan and presented a letter in support of the project. 2 ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14~ 1996 Sven stated that in order to get the FAR bonus the program has to enhance and not detract from the neighborhood. Melanie asked if the FAR was used for a window wells. Suzannah stated that every bedroom has to have a second form of egress when it is not on the ground floor. Ron stated that he thought he met the egress requirements for building A which presently has two bedrooms that open onto the courtyard. Sven stated that is an issue with the Building Dept. If they see a closet and bathroom they usually consider it a bedroom. Suzannah asked for clarification on what the 250 sqfl. bonus would include. Ron stated that the window well allows bedroom #2 to exist in the space downstairs. On the top floor the living room and dining room walls have been moved back. Suzannah stated that she favors FAR for the light wells below grade. She indicated without the light wells a bad space would be created. MOTION: Suzannah made the motion to approve 100 sqfi. of the requested FAR bonus for the purpose of lightwells in separate areas on Unit A & B; second by Susan. Melanie wants to see how the light wells relate to the plans with both houses on it before she can make a decision. She indicated that the middle plan does not relate to the elevations. Sven stated that before he could grant the variance for the light wells or any FAR bonus building A has a covered storage area and doesn't the covering generate some FAR. Suzannah stated yes. 3 ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14~ 1996 Sven stated you are by choice using FAR for covered storage and in the case where the code requires FAR use for light wells you are asking HPC to grant an exemption. Unless compatibility is met he does not see why HPC should give a bonus for code required things that could be solved otherwise. Amy stated that the storage and garage area the first 250 sqft. are free and then it is calculated FAR above that. Some of the storage will probably be counted. As far as the lightwells are concerned they are applying a bonus to it to make it bigger than what is required. Amy stated that there are too many drawings presented at this meeting to make a decision. Mark stated that he would consider a partial bonus. Susan stated that she would consider a partial bonus but the drawings need to be clear. Sven stated he would consider some FAR bonus if it is clear on how the language of the building is put together. If the gable ends, stucco did not go above the plate height that the gables spring from. That would make it more compatible with the neighborhood. Adjusting the plate heights will pull the building down. Roger stated that he would approve the FAR with clarification of drawings and with the two minor alterations suggested by Sven. Roger stated that in order to be pro-active would you amend the motion to show the FAR calculations, clear set of drawings, gable ends, stucco not to go above the plate height that the gables spring from. Adjust plate heights to pull the building down. Suzannah amended her motion with the following conditions: 1) Indicate that the plans show the FAR calculations. 2) Clear set of drawings. 3) On gable eh&, stucco not to go above plate height that the gables spring from. 4) ./Idjust plate heights' to pull the building down. 4 ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14~ 1996 MOTION WITHDR,4 l/l/W with the above recommendations for the next meeting. MOTION: Suzannah made the motion to table conceptual and the F~IR issue until ~lugust 28, 1995; second by Susan. ,411 in favor, motion carried. Discussion Amy stated that the applicant should come back with clear plans, landscape plans, materials, and we will do conceptual and final at that date. Roger asked if the no window zone issue should be discussed on the street side so the applicant is clear. Sven stated that he is in favor of the south facing alley glazing. Roger indicated he would only address the window issue on the entrance street side of B building. Leave the sides and alley as is. Ran reiterated that he has a large window to deal with on the street side but is there a problem on the A building. Staff indicated no problem on the window issue on the A building. Amy stated that materials on building A, which is predominantly stucco we might want to suggest some breaking up of that surface with other materials. Ran stated that he could drop the beams down to the plate height and bring in a single dormer. Sven stated that would help. Suzannah said that should not be a definite but to bring it back at final. Ran showed the board a sample of the beams and stucco to differentiate between the A & B building. The A building is behind the rock. 5 ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14, 1996 MOTION: Sven moved to adjourn; second by Roger. All in favor, motion carries. Meeting adjourned at 7:30 p. m. Kathleen J. Strickland, Chief Deputy Clerk 414 N. 1ST - WORK SESSION NO MINUTES 315 E. Hyman - Benjamin's Minor Development ................................... 1 935 E. Hyman Conceptual & Final ......................................................... 2 6 ASPEN HISTORIC PRESERVATION COMMISSION AUG. 14~ 1996 7