HomeMy WebLinkAboutminutes.hpc.19980909ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 9, 1998
Chairperson Suzannah Reid called the meeting to order at 5~00 p.m. Present
were Mary Hirsch, Susan Dodington, Melanie Roschko, Roger Moyer,
Jeffrey Halferty. Excused were Heidi Friedland and Gilbert Sanchez.
MOTION: Mary moved to approve the minutes of Aug. 12, 1998; second by
Melanie. All in favor, motion carried.
Jeffrey disclosed that he will step down for 520 E. Cooper
735 W. BLEEKER - CONCEPTUAL - PH
continue until Sept. 23, 1998
Chairperson Suzannah Reid opened the public hearing and continued
Conceptual until Sept. 23, 1998; second by Roger. All in favor, motion
carried.
Affidavit of posting was presented.
510 E. HYMAN - ELKS PLAZA- Landscape plan
Amy Guthrie, planner relayed that members had concerns because the project
was not built out exactly the way it was approved, particularly the planter in
the middle of the court yard. There were to be three canopy trees and
instead there is a spruce tree. The flower pot hangers were drilled directly
into the masonry wall, which can cause deterioration to the brick in the future.
It was specifically represented that that would not happen. Stephen
Ellsperman, the City Forester looked at the site and his analysis was that there
is a minimal chance of even one canopy tree surviving in the planter box. His
other concern is that the tree will tear up the infill structure.
Sworn in were Tom Hines and Scott McHalle from Cottle, Graybeal & Yaw.
Tom stated that the spruce tree was put in because the City required a storm
drain to be put in and it turned out that the storm drain didn't need to be
ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 9, 1998
installed because there is an existing dry well. Design Workshop was hired
to provide alternatives £or the I-tPC i£ the board is displeased with what the
Elks has done. The tree was leased and the ball le~t on but then it grew
through the winter and it had to be dug up and the ball taken off and put back
into the ground. Alternative shade trees would be three clumps o£ aspens
with three trees in each clump.
Melanie relayed that she is disturbed because Engineering never contacted
staff and monitor £or impute. All o£ a sudden the tree appeared.
Amy stated that Eng. made no requirement as to where the drain should be.
They actually recommended the parking area.
Melanie stated that she is the monitor and would like the area to be what was
originally approved. The tree is inappropriate and the planting around it is
inappropriate. The space kom the design gave a £eeling o£ a canopy and
there were aspens in the planter be£ore. It is not an inviting space.
Other members major concerns were how the drain got put in so the original
landscaping couldn't be done properly and the damage that was done when
the planters were drilled into the brick instead o£ the mortar.
Scott stated that the brick was sealed. He also stated that he should have
educated the sub-contractor regarding the drilling. Siloxane was used as the
seal. Diane Travis kom the Rocky Mountain Masonry Institute relayed that
the planters should be le~t alone and the masonry wall monitored £or cracks
etc.
Jeffrey informed the HPC that historic brick 80 to 100 years old did not have
the same compound when they molded it where as today you can use a
diamond edge drill bit into brick. The older brick is like clay. The concern is
the impact of the drill into the brick that opens it and as a result water can get
in.
The board felt what happened was a disregard to historic preservation. There
was never any contact to staff or monitor about the concerns.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 9, 1998
Mary stated that a written report kom Diane Travis needs to be submitted to
Staff and the I-tPC regarding the damage to the historic masonry wall.
The entire board discussed among themselves their views on the spruce tree
and the masonry wall.
Tom stated that the idea o£ a site visit at the Elk's expense is an excellent idea
in order to preserve the preservation of their assets. Tom also felt that the
spruce tree should be saved and he asked that the HPC table their decision
until the next meeting.
MOTION: Roger moved to table the application of SlO E. Hyman until Sept.
23, 1998 to allow the applicant to study keeping the existing evergreen and
providing shade trees with it or to remove it and replace it with something
else and to bring in the consultant from Denver to deal with the issues of the
preservation of the brick in that area and the rest of the building; second by
Mary. All in favor, motion carried 6-0.
Amy relayed that conditions are made by the architect at the meetings but
then they are not conveyed to the contractor.
920 W. HALLAM ST. - Public Hearing FAR bonus
Mitch Haas, planner relayed that the issue is whether to grant the FAR
bonus.
Sworn in was Ron Robertson, architect for the project. He basically
confirmed the request for the 500 foot FAR bonus.
Chairperson Suzannah Reid opened and closed the public hearing.
David Hoefer, attorney stated at this meeting all testimony and exhibits that
were presented at the last meeting will be entered into the record. Notice has
been provided that meets the jurisdictional requirements.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 9, 1998
MOTION: JefJhey made the motion to grant the 500 square foot FAR bonus
to lot B of 920 W. Hallam Street Historic Landmark Lot Split; motion second
by Mary. All in favor, motion carried 6-0.
Yes vote: Suzannah, Mary, Melanie, Susan, Roger and JefJhey.
520 E. HYMAN - Minor Development
Jeffrey stepped down.
Sworn in was Kip Kummer and Steve Scemo from Bill Poss and Associates.
Amy stated that the proposal went through HPC as an infill project several
years ago and now they want to make a few modifications to the
condominium unit on the third floor. Windows are to be replaced and slightly
modified in height. There is a roof top deck and hot tub to be added.
Additional railings will be added due to the UBC code requirements which
increased since the building was constructed. Staff is recommending
approval.
Kip presented a sectional drawing. On the street side exterior of the third
floor the proposal is to remove the stone lintels up above the existing brick
banding and take away the awning space to provide an 8'8" height to the
windows to provide better views in the living spaces. The other item is the
double hung windows on the third floor elevation which are to be replaced
with casements. Exterior railings and stair rails will be upgraded per the
UBC code. A door access will be provided to the roof deck and stair access
to the hot tub location on the roof. New skylights will be added.
Board members inquired about the windows and lentils in relationship to the
existing brick banding. The look will be the same textured surface.
MOTION: Mary moved to approve the Minor Development for 520 E.
Hyman Ave. as proposed; second by Susan. All in favor, motion carried 5-0.
Yes vote: Mary, Suzannah, Susan, Roger, Melanie.
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 9, 1998
520 E. COOPER- Minor Development
Amy informed the board that the proposal is for a remodel of the restaurant
space formerly occupied by Eastern Winds. There is interior remodeling and
the exterior replacements are replacement of the greenhouse window and add
a new entry door and BI-fold windows that will open out into the plaza. The
light fixtures and signage are proposed to be replaced. The building is in the
commercial core district but it is not historic.
Staff is recommending approval with the condition that the light fixtures be
replaced with something more historic. The cut out letters are proposed in
shiny brass and it is recommended that if the letters are approved they should
have a matte finish in order to blend in with the building.
Sworn in were Les Rosenstein and Michelle Morris.
Michelle stated that the windows proposed set back from the facade. There
will be lights on either side of the sign. The restaurant is rustic and the sign
material has not been determined but will be compatible.
Melanie's concern was that the sign should be centered. She has no problems
with the proposal as long as Staff and monitor review the final selected lights
and sign material.
MOTION: Roger moved to approve the proposal for 520 E. Cooper Avenue
with the condition that staff and monitor approve the lighting and lettering;
second by Melanie. All in favor, motion carried 5-0.
Vote: Roger, Suzannah, Mary, Melanie, Susan.
MOTION: Roger moved to adjourn; second by Suzannah.
Meeting adjourned at 6:30 p.m.
Kathleen J. Strickland, Chief Deputy Clerk
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ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF
SEPTEMBER 9, 1998
735 W. BLEEKER - CONCEPTUAL - PH - CONTINUE UNTIL SEPT. 23, 1998 ............................ 1
510 E. HYMAN - ELKS PLAZA - LANDSCAPE PLAN ..................................................................... 1
920 W. HALLAM ST. - PUBLIC HEARING FAR BONUS ............................................................... 3
520 E. HYMAN - MINOR DEVELOPMENT ....................................................................................... 4
520 E. COOPER - MINOR DEVELOPMENT ..................................................................................... 5
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