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HomeMy WebLinkAboutminutes.hpc.19971210ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 COMMISSIONER COMMENTS ............................................................................................................. 1 1080 POWER PLANT ROAD - CITY SHOP ........................................................................................... 1 TRUSTEE TOWNHOMES - VESTED RIGHTS - PH .............................................................................. 2 234 W. FRANCIS - LIGHTWELL AND TEMPORARY RELOCATION ................................................. 2 WORKSESSIONS - MARCEL BREUER HOUSE (74 NORTHSTAR DRIVE) ........................................ 5 1998 GOALS ........................................................................................................................................... 5 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 Chair-person Suzannah Reid called the meeting to order at 5:05 with Roger Moyer, Melanie Roschko, Susan Dodington, Gilbert Sanchez, Jeffrey Halferty, Mary Hirsch and Heidi Friedland present. COMMISSIONER COMMENTS The Board is concerned about the furniture etc. out in Gracy's front yard. Mark Onorofski moved to Pegosa Springs and sent a resignation letter to HPC. Melanie volunteered for DEPP and Heidi indicated that she would substitute if Melanie could not make it. Roger commented on graffiti and the chemicals that remove it. He also mentioned the 6,000 sq. ft. retail limit that is going to P&Z in Dec. as an information item. Amy stated that sporting goods store are limited to 6,000 sq. ft. but clothing is not limited and gallery's are limited. It is selective. January 13th lunch with City Council. 1080 POWER PLANT ROAD - CITY SHOP Scott Smith from Gibson & Reno relayed to the HPC that the proposed roof covering for the uncovered fuel area south of the existing city shop building would be corrugated metal that would match the existing roof on the historic building and the administration office building. The covering of the fuel was intended to be included with the original construction but due to budget constraints was not completed. Covering the tanks would keep the elements from rusting and create a safer condition for city employees and individuals who refuel the tanks. Meetings were held with the Bldg. Dept. and Fire Dept. and an agreement was made that a wood structure would be ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 provided which is open at the base about 3 1.2 feet out to provide access by the Fire Department and still provide shelter. Motion: defJhey moved to approve the fuel tank shelter at 1080 Power Plant road as proposed; second by Roger. All in favor, motion carried. Heidi did not vote. TRUSTEE TOWNHOMES - VESTED RIGHTS - PH Amy Guthrie relayed to the board that the application is requesting a three year vested rights. Fred Smith was present to answer questions. No questions. MOTION: Roger moved to approve Resolution/¢8, 1997, vesting rights for the Trustee Townhomes at the Aspen Meadows, second by Mary. All in favor, motion carried. Jeff did not vote. 234 W. FRANCIS - LIGHTWELL AND TEMPORARY RELOCATION One exhibit. Amy Guthrie, City planner stated that the request is to raise the house and excavate a basement below. In addition they are requesting a temporary relocation and light wells to service the space. Staff recommends that the light wells be placed away from the street. Scott Lindeau, Studio B represented the owners Don and Gwen Mullins. A new sandstone facing is being proposed. The existing house will be raised up 6 feet. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 Art Younger, Studio B indicated that they might have to move the house horizontally depending on the condition of the existing garage structure in the alley. That structure might be demolished and reconstructed and staff had no concerns about the reconstruction of the garage. Scott stated that an extensive landscape plan is proposed for the court yard. Discussion of light wells. Art stated that two light wells are proposed on the west side facing the street with a grate over them. The Board relayed that their preference was to have the light wells on the east side because they did not want light wells facing the street. They would need a variance on the west side if light wells were approved. The Board also relayed concern about the old glass being broken in the move and it should be protected. Scott indicated that the windows might have to be replaced due to the energy code. Amy relayed that the windows should be reviewed on an individual basis and they are not part of the review. Roger suggested that historic windows should have plywood over them for protection. Suzannah relayed to the applicant that if there are window changes and screen issues they need to come back to the board. Art relayed that some of the windows have screens on them. MOTION: Roger moved to approve the temporary on-site relocation of 234 W. Francis St. and lightwells with the following conditions: 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 1) A letter of credit, escrow agreement, or bond in the amount of $30, 000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 2) The required lightwells are to be on the east side of the house as presented by the applicant. 3) The applicant will salvage if possible all the foundation stone or re-create as existing. 4) No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 5) All windows be covered for protection during construction. 6) Any changes or additions to the windows to come before Staff and monitor. 7) All conditions of Oct. 8, 1997 minor development approval must be met. Motion second by Susan. Discussion: Suzannah stated as a standard condition a detailed description of the temporary move of the house should be provided. The Board had concerns with the relationship of the grade and the base of the siding. Amended motion: Roger move to amend his motion to include that a detailed description of how the house will be moved and determining the final location be submitted as condition ~8, second by Susan. All in favor of motion and amended motion. Suzannah relayed that if an issue comes up with the windows it is to be reviewed by Staff and monitor. Susan indicated that she would also like to be a monitor. 4 Historic Preservation Commission December 10, 1997 234 W. FRANCIS - LIGHTWELL AND TEMPORARY RELOCATION Amy Guthrie, historic preservation officer, reminded the HPC this temporary relocation and lightwells was discussed at the last meeting, and the project was reviewed for minor development in October. This is a request is to raise the house and to excavate a basement below. HPC is looking at a temporary relocation and as well as a request to put light wells in to service the space. Ms. Guthrie recommended approval of the application. The conditions of approval lay out HOC requirements, including a letter of credits. Ms. Guthrie recommended the letter of credit be in the amount of $30,000, which is a standard amount. The applicants need to provide HPC with some information about the current appearance of the foundation. Ms. Guthrie said she supports the alternative which places the light wells away from the street. Ms. Guthrie pointed out she has added condition to clarify HPC’s position on removing any materials from the property without HPC approval, historic exterior materials. Scott Lindeau, Studio B represented the owners Don and Gwen Mullins, presented photographs depicting the current foundations details. It was originally built with robowall and is predominantly covered with tin just because of the leaking problem. The applicants are proposing to re-use and make a new stone foundation similar to what is there. There is a drawing showing how that would work. That would be a stone facing on the on the exposed parts. Ms. Guthrie asked if the current material would be salvaged. Lindeau said new sandstone will be used otherwise it will crumble everywhere. The house has settled. Lindeau said the existing house will be raised up 6 feet. They are not moving it off the site. Ms. Guthrie said the temporary relocation means it is moving from where it is now. In this case, they are just moving the house straight up 6 feet. Art Younger, Studio B, indicated that they might have to move the house horizontally depending on the condition of the existing garage structure on the alley. That structure might be demolished and reconstructed and staff had no concerns about the reconstruction of the garage. Younger said it may make excavating easier. In order to bring the existing garage structure up to code, it is probably cheaper to demolish it and rebuild rather than to attach new members to all the existing members to bring it up to code. If that 1 Historic Preservation Commission December 10, 1997 structure is removed, they will not have to lift the house vertically but just slide it back. Moyer asked if a $30,000 letter of credit is enough. Ms. Guthrie said that is the traditional amount and the city has never, to date, drawn on any of these bonds. The garage demolition has not been approved but it is not a historic structure. Ms. Guthrie said staff was under the impression earlier that this was a remodel. If HPC has a concern with this structure being replicated, they should mention it. Ms. Guthrie said she does not have a concern. Applicant said the wall are currently 2 by 4 walls and in order to structure, they would have to tear a lot out to insert a ridge beam. The floor currently is 18 inches off grade and in order to use it as a garage, it will have to be brought down to grade. It will be easier to tear it down. Art Younger asked if it is possible to put the lightwells on the west rather than the east. Younger said they will have a 6 inch concrete curb with a steel grate over it. The lightwells are needed for light and egress. Scott Lindeau stated that an extensive landscape plan is proposed for the court yard and the 2 lightwells on the east side would detract from that, the west side would be 20 feet from the street, put a grate over it and it is essentially invisible. That is what the applicants would prefer. Staff’s recommendation was for the east. Ms. Guthrie stated Ordinance #30, design standards, states that lightwells are not to face the street; therefore, they should be on the east side. Sanchez asked the concerns about the plan with the lightwells away from the street. Younger noted there is a walkway going from the main house to the carriage house and this has been designed to have the residual space be landscaping. HPC member said she is concerned about the moving and the windows; if they are historic glass not being broken as the house is moved. The big window that faces the west is old glass, at least the top pane is. It is important to save those windows. The applicant should be careful not to destroy the old glass when the house is moved. Lindeau noted that single glaze windows do not meet current standards of the energy code. They may be able to get around that because the house is historic but they may contemplate replacing all if it and making the sashes and sills look identical. Ms. Dodington asked if this is allowed in old buildings. Ms. Guthrie said this is a difficult question. In some cases HPC has required windows visible to the street to remain and allowed other windows to be replaced or changed. It 2 Historic Preservation Commission December 10, 1997 is case by case; what is the condition of the windows, how significant is the building. Ms. Guthrie said she did discuss this with the applicant on site, but HPC has not discussed this. Ms. Dodington said she is concerned about the windows that look historic, the big window that faces west is obviously old glass. It is important to keep the prominent windows. Younger said the two larger ones might be able to stay with them the way they are. The window on the west catches the light and one can see the undulations in it; it is important in an old historic building. Roger noted in some instances in the past, the contractor deliberately threw the windows away and suggested that as a condition that as much as possible be done to insure the protection of the existing historic windows to include even plywooding them over for vandalism and so that the applicant is fully aware just because they are lifting the house, moving it on the site or a different lot, that HPC would look very unfavorably upon windows being broken. Ms. Guthrie pointed out there is a condition that the applicants cannot remove anything without prior approval. HPC could add some about extra caution to prevent accidental damage, that would be a good idea. Moyer said it is important that whoever the contractor is, that person is well versed in what HPC expects because most contractors are not. If they do not care, they just rip the siding off assuming it can’t be saved, where it could be or throw a window away when it could be fixed, just because it might be a little more difficult. Ms. Reid suggested part of the condition that if anything happens to the windows and they need to be replaced that HPC needs to review it again. Younger said his clients would like to put screens on windows; how does HPC feel about that. this would be only the operable windows, not the larger ones. Moyer explained what was historically used on windows to keep the bugs out rather than the aluminum framed ones. These are a full panel on the outside. HPC said if there is a viable option for the lightwells without having to grant a variance, that would be preferable. A variance should be granted only when there is no other option. Ms. Dodington said she said the lightwells should be on the east side. Ms. Reid said if something is to happen with the windows and screens, this needs to come back to HPC and not be decided by the monitor. 3 Historic Preservation Commission December 10, 1997 MOTION: Moyer moved to approve the temporary on-site relocation of 234 W. Francis Street and lightwells with the following conditions: 1) A letter of credit, escrow agreement, or bond in the amount of $30,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 2) The required lightwells are to be on the east side of the house as presented by the applicant. 3) The applicant will salvage if possible all the foundation stone or re-create as existing. 4) No exterior materials on any part of the historic structure may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1997. 5) All windows be covered for protection during construction. 6) Any changes or additions to the windows to come before Staff and monitor. 7) All conditions of October 8, 1997 minor development approval must be met. seconded by Ms. Dodington. Ms. Guthrie said the HPC wants to make sure the building is protected, whether the building is moved horizontally or vertically, the contractors make sure that people do not have access to the building when it is in a precarious state. Ms. Reid stated as a standard condition a detailed description of the temporary move of the house should be provided and that the city knows what the new relationship to grade will be, and what the existing relationship to grade was. This is important for the records. The Board had concerns with the relationship of the grade and that the base of the siding stays the same and that the house is put back on the original site. Amended motion: Moyer moved to amend his motion to include that a detailed description of how the house will be moved and determining the final location be submitted as condition #8, second by Susan. All in favor of motion and amended motion. Ms. Friedland asked if it is sufficient to have staff and monitor review on the windows. Ms. Reid said if staff and monitors do not want to sign off on any changes, it will be brought back to HPC. Ms. Guthrie said if HPC is concerned, they can assign an additional monitor. Susan Dodington was 4 Historic Preservation Commission December 10, 1997 assigned along with Jeffrey Halverty. Suzannah relayed that if an issue comes up with the windows it is to be reviewed by Staff and monitor. All in favor, motion carried. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF December 10, 1997 Worksessions - Marcel Breuer house (74 Northstar Drive) 1998 goals 34orion: Roger moved to adjourn; second by Susan. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5