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HomeMy WebLinkAboutminutes.hpc.201706141 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 14, 2017 Chairman Halferty called the meeting to order at 4:37 p.m. Commissioners in attendance: Jeffrey Halferty, Gretchen Greenwood, Jim DeFrancia, John Whipple, Bob Blaich, Roger Moyer, Willis Pember, Nora Berko and Richard Lai. Staff Present: Andrea Bryan, Assistant City Attorney Nicole Henning, Deputy City Clerk Amy Simon, Historic Preservation Planner Phillip Supino, Principal Long Range Planner PUBLIC COMMENT: None. COMMISSIONER COMMENTS: Mr. Moyer mentioned the Aspen Sojourner magazine and the full-page interview with Mr. Lai regarding the mall. He said the mall was Mr. Lai’s graduate thesis in the 60’s and then came to be built and thought it was very cool. Congrats to Mr. Lai from everyone. Ms. Berko commented that the charge of HPC seems to be to preserve resources per the guidelines and she said it’s a privilege to be an HPC applicant and this comes with bonuses and consequences. She said she hopes as a commission, they can take their charge super seriously and honor both the bones and skin of their history in Aspen and to uphold the guidelines with the utmost strictness. DISCLOSURES OF CONFLICT: Mr. Whipple says he is conflicted on 500 W. Main St. and will recuse himself once again as well as Mr. Halferty because he lives too close. PROJECT MONITORING: Ms. Simon said she had a couple of things, but will follow up privately. STAFF COMMENTS: Phillip Supino spoke on the Community Development work program. Mr. Supino mentioned there are two current items being implemented by staff already and are: Basic Gov (universal permitting and processing system used by staff to streamline internal process for taking in land use and HPC applications). The second item is the Lift 1A location study, which relates to the historic lift 1A terminal and how it will affect future land use cases. In the proposed work program items, discussion will surround an expedited tenant finish project and this is typically an improvement project for commercial units in a more expedited manner. There will also be an energy efficiency expedited process, which are permits that are putting in a renewable energy system and keep these from getting stuck in the cue behind larger projects. Ms. Greenwood asked where the general public can read about these items and Mr. Supino said they are working on the back end to develop a staff memo. He said there is a July 18th council meeting scheduled on this subject and the packet will be available to the public the Friday before. P&Z will also discuss this next week on the 20th. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTE OF JUNE 14, 2017 Mr. Moyer stated that some people that come in to do business are crooks and they need to protect historic resources from this. He also mentioned solar issues and asked if there are restrictions on putting solar panels on the roof and Mr. Supino stated that the design guidelines are ok on new construction or solar shingles on a historic building. The applicant would participate in the renewable energy program and would be required to provide the requirement or pay a fee for example, heating in the driveway for a historic property. Mr. Pember supported wholeheartedly having two tracks for sequencing permits and Mr. Supino said he’s not sure how the Building Dept. manages their permit queue. Mr. Pember asked if this includes residential permits that rise to the same scope because there is a huge imbalance in the permits that are issued. Ms. Greenwood agreed and said that for a small remodel in the Building Department, the whole process needs a complete overhaul regarding residential permits. She said the permitting process is an absurd experience in the architectural profession and that giving preferential treatment to commercial spaces isn’t necessarily fair. Mr. Whipple, in agreement, said they have to ride the waves of cycles in town and things should be more streamlined. Mr. Supino said he will discuss these issues with staff and present them to council. Mr. Lai commented that when you have a forward looking Planning Department, there is a problem because it adds another level of bureaucracy and this is an impediment to development. Mr. Halferty thanked Mr. Supino and the staff for the forward thinking. He liked what the commission is thinking and said it helps the review process. CERTIFICATES OF NO NEGATIVE EFFECT: None. PUBLIC NOTICE: Ms. Simon gave to Ms. Bryan and she said she would look it over while they move forward. CALL UPS: None. OLD BUSINESS: None. NEW BUSINESS: 201 E Main - Main St. Bakery. MOTION: Mr. DeFrancia moved to continue to June 28th, Mr. Blaich seconded. All in favor, motion carried. 500 W Main: for final major development and final commercial design review. A conceptual approval was granted in October 2016. They are reverting to what was first shown to the board in Oct 2016, which accepted size, mass and scale of the addition and also involved more commercial space than residential and involved a waiver of some of the onsite parking requirements and some setback variances. Tonight, the discussion is on landscape, lighting and materials. At the time of approval, HPC wanted the applicant to focus on the restoration plan, continue to talk with environmental health about 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 14, 2017 their trash and recycling area, talk to other referral agencies to make sure all programs addressing new trips generated to the site were properly addressed before moving to a building permit. Staff supports the proposal and thinks it is successful. HPC should focus on the materials as both buildings are proposed to have solar shingles on the roof. Staff supports the solar shingles on the new construction, but are a bit concerned about having them on the historic structure as it might be seen as too much of a departure in character. The second item of discussion will be that the applicant wants to side the new addition with composite board, but would use wood if it’s important to HPC, but staff supports the composite board. The suggested conditions will be that we want more info about historic preservation methods, detailed drawings of porch restoration, cut sheets on the windows. Part of the HPC review tonight will have to do with growth management and affordable housing mitigation. The new addition will be net leasable and the apartment is exempt and one of the last projects to add a free market unit due to the moratorium. They are adding 1620 square feet of new net leasable space and they can make a cash in lieu payment or buy affordable housing certificates from other projects in town that have created new units. They have provided a transportation analysis report. Mr. Pember asked if they had samples of the solar panels. Mr. Roland answered no, but it is exciting technology from Elon Musk/Tesla. John Roland and Dana Ellis with Roland & Broughton Architecture presented and spoke on the project. Mr. Roland mentioned that the restoration efforts are a little over a quarter of the project budget. This building is on the corner of Main St. and 4th. Somewhere between 1963 and 1999, the owners made a change to the covered deck, which they will take back to the original along with the upper windows. They want to keep the historic foundation intact and redo the covered stairs and add wood shingles to the roof. They will replace the appropriate lighting on the building and they are now going to pursue the wood shingles on the historic structure due to pricing and availability. They will be submitting for a lot of tax credits. The historic structure has a non-historic door and window on the rear so they are bringing back the historic proportions for the door and windows. The color palate will retain the slate blue that is there now and work with the white trim and this will be the influence for the addition. For the siding materials, they are open to doing wood, but have had great success using the composite. The addition is setting 10 ft. back from the Mesa building and the linking element is 10 ft. back from that point and is hard to see. They are proposing two types of siding on the addition for the upper and lower sections, which will distinguish the use of the building. The lower half will be commercial and upper half will be residential. The commercial fenestration won’t be very visible from main street and our hope is the windows will provide a nice day lighting element. They are looking into what was used as the roofing material for the front porch and was possibly a painted wood shingle so they are still looking for the appropriate material to use and are working with Amy on this. They will not do a lawn at all, they are going with a garden instead. The neighbors just installed a fence and the area of the planter is where an existing concrete accessibility ramp is and will be removed and will retain all existing trees, but may not work as the Engineering Department may not allow due to how the drainage is set up. Kolbe has a great line of historic windows, which are currently used at the Jerome. Steel clad windows will be used for the addition that have a good sound rating since they will be right on Main St. Flowers and grasses will be 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 14, 2017 used that are good for the bee population with a muted palate and all peaking at different times. They do not want the light fixtures to be “in your face” as the current ones are. They plan to have a company We cycle account and will provide a wellness benefit to purchase bicycles and bus passes. Mr. Moyer asked why they didn’t go back to the more historic red color and Mr. Roland said they are so nervous about sanding and what might wear through so they thought it best to work with the existing color. Mr. Moyer asked who the GC will be and Mr. Roland answered Schlumberger. Ms. Berko asked about the concerning planter up close to the building and Ms. Ellis said there are water issues and they are unsure if they will move forward with it. Mr. Lai mentioned that when looking at the rear view and the color choices for the addition, he feels that by choosing two different colors, it makes the two buildings distinctly two buildings and asked what their reason was behind that. Mr. Roland said the off white would be the trim that is currently there. They want to make it benign and singular and allow the white to be a compliment. They want to have an element of blue on the addition to relate the two buildings. Ms. Greenwood asked about gutters and downspouts and Ms. Ellis said they will apply a gutter and they don’t really have a choice. There won’t be any snow guards, but a little bit of heat tape. Ms. Ellis said the garage is for the residence, which is a free market unit and one is a bit larger to be van accessible. The city just installed a bike path through this neighborhood as well. Mr. Lai asked about fenestration and wanted to know if the connecting neck is transparent and Mr. Roland answered yes, that it is a continuous piece and is all glass. PUBLIC COMMENT: Mary Sue Bonetti who resides at 518 W. Main in the red house said she likes this project. Public comment closed. Ms. Greenwood mentioned that the Tesla shingles on this historic building horrifies her, but loves the project otherwise. She said it’s a very successful project and would like to see it move forward tonight with the set conditions. Mr. Moyer stated three other conditions: 1. Historic building retains historic lighting on the exterior 2. No siding torn off and replaced 3. The composite on the new addition, be dealt with in a proper manner. MOTION: Mr. DeFrancia moved to approve with the seven conditions presented by staff, Mr. Blaich seconded. Mr. Pember made a friendly amendment to review Mr. Moyer’s conditions. They should consider period fixtures to be reviewed by staff and monitor, minimize removal of historic materials on false front 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 14, 2017 building and bring in a sample of the Tesla materials for the roof and gutter. Add a staff monitor to review the shingles on the main roof and verify roofing materials of the reconstructed porch. MOTION: Mr. Moyer motioned to accept the amendment, Mr. Blaich seconded. Roll call vote: Ms. Berko, yes; Mr. Pember, yes; Ms. Greenwood, yes; Mr. Blaich, yes; Mr. DeFrancia, yes; Mr. Moyer, yes; Mr. Lai, yes. 7-0 Amendment to the motion carried. Roll call vote: Mr. Blaich, yes; Ms. Greenwood, yes; Mr. DeFrancia, yes; Ms. Berko, yes; Mr. Lai, yes; Mr. Moyer, yes; Mr. Pember, yes. 7-0 original motion carried. Project monitor will be Mr. Moyer. Mr. DeFrancia motioned to adjourn, Ms. Greenwood seconded. All in favor, motion carried. 6:20 p.m. ______________________________________ Nicole Henning, Deputy City Clerk