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HomeMy WebLinkAboutminutes.hpc.19980923ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. Present were Gilbert Sanchez, Susan Dodington, Melanie Roschko, Roger Moyer and Jeffrey Halferty. Heidi Friedland was seated at 5:10. Mary Hirsch was excused. MOTION: Melanie moved to approve the minutes of August 5th and September 3, 1998; second by Gilbert. All in favor, motion carried. Gilbert stepped down for 735 W. Bleeker St. and 240 Lake Ave. Heidi stepped down for 920 W. Hallam 920 W. HALLAM ST. - Off-Site Relocation, Public Hearing Andy Hecht, owner was sworn in. His relayed that he might have to request in the future to move the shed to Buttermilk but presently that is not the intent. They would prefer to just move it once. Mitch Haas, planner presented. The sign board that is attached to the shed says "welcome skiers". The shed was moved to the site in 1940. At conceptual moving the shed off the site was continued indefinitely. The Aspen Skiing Co. has committed to taking the shed and placing it somewhere on Aspen Mountain at the top of one of the lifts to be used as a warming hut where they serve cookies and cider. The shed was not original to the site. It was moved from the Aspen Mountain area to this site in the 1940's and has been moved up on the site. It was originally further back on the property. It had a small addition that was used as a chicken coop. The applicant is requesting to move it off the site and to do a partial demolition to remove the small shed that was used for the chickens. Given the site constraints there is no available FAR and if it was kept on site it would be lost in the property and sitting in the back behind three structures and three garages and not visible to the public and it would loose it association with the ski industry. A structural report and relocation will be submitted before anything is moved. The partial demolition is for the lean-to which is not original to the shed and then the shed would be restored to its original appearance. Suzannah asked if HPC would review the upgrading of the building. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 Mitch stated that conditions could be added to the motion. Chairperson Suzannah Reid opened and closed the public hearing. No public was present. MOTION: Roger moved to approve the 920 W. Hallam St. application for Partial Demolition and Off-Site Relocation of the shed once used as a ski area concession stand with the conditions recommended and revised by staff in the Community Development staff memo dated Sept. 23, 1998. g) With the submittal of a building permit application, a structural report shall be provided by a licensed engineer demonstrating the soundness of the structure proposed for relocation. ¢) Prior to building permit issuance, a relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (¢~required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. The selection of a specific location for placement of the structure shall be subject to the review and approval of the Community Development Director and HPC monitor, and the financial security shall be held until such time as the structure has been finally and permanently located. ¢) All material representations made by the applicant in this application and during public hearings with the Historic Preservation Commission shall be adhered to and shall be considered conditions of approval, unless otherwise amended by an entity having authority to do so. Motion second by Melanie. All in favor, motion carried 6-0. Roger, Gilbert, Suzannah, Susan, Melanie and Jeflhey voted. 735 W. BLEEKER ST. - CONCEPTUAL, PARTIAL DEMOLITION- ON-SITE RELOCATION, VARIANCES, PUBLIC HEARING continued from Sept. 9, 1998. Gilbert stepped down. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 Amy Guthrie, planner relayed the directions that were given to the applicant from the previous meeting: 1) Look at ways to lower or eliminate the second floor pop up on the old house. 2) Replace the windows at the porch on the front of the old house with a historically appropriate windows. 3) Eliminate the porch railing. 4) Look at varying materials on the new house. 5) Meet with the Parks Department regarding tree removal. 6) Staff is in support of the setback variance, partial demolition and on-site relocation, and Ord. #30 variances if the above issues are addressed. The applicant has a model with the flatter roof pitch and staff feels it is successful. Staff has concerns with some windows on the old house. The new design in staff' s opinion steps away from being compatible with the older house particularly the brick and they also no longer have a front door that faces the street. A porch has been eliminated and some windows are in the no window zone of Ord. #30. Some of the changes are not positive changes. Sworn in were Drew Dolan, Charles Cunniffe and Rich Pavcek. Charles relayed that the flatter roof when looking at the house, the steepness somewhat goes away. From 7th Street you don't see everything due to the trees etc. and hopefully it will read as a distant house as opposed to an attachment to the historic house. The windows are double hung. He also submitted new drawings addressing Staff' s memo. Rick Pavcek, addressed the 12 points in Staff's memo. The porch is reattached to unit 2. The entry doors were redirected to 7th St. The windows were changed. The ridge height was lowered on the second unit and is four feet above the historic unit addition which makes it at 29 feet. Melanie's concern is the staircase on the east. Her concern is if the applicants come back and want the staircase covered it would be a structural 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 element sticking out. Another concern is the configuration of the metal roofs in relationship to the snow load as the area is the entrance to the ADU. Charles said he thinks it is not required to be covered and they would do a snowmelted stairwell. The ice would not built up at that point. Regarding the roofs, heat would be generated between the two buildings that would help keep the snow down. A gutter with a drain could be constructed. Drew addressed Susan's concern about the porch and the use of the historic posts. They will be moved and used on the front porch. The board has concerns with the pitch of the roof on the new house. Chairperson Suzannah Reid opened and closed the continued public hearing. COMMISSIONER COMMENTS Jeffrey relayed his concern about the addition to the historic house. Squatting the ridge height down gives it a suburban look. The mass is approximately 30 feet wide on the east and it is engulfing the historic house. Heidi and Melanie had the same concerns as Jeffrey. Susan preferred the lower roof height. The ADU will be in the basement under the new addition to the historic house and the house lifted for the new foundation. There will not be a basement under the historic house. Suzannah agreed that the roof pitch is a concern and possibly the roof pitch does not need to be continuous. The board discussed roof options with a combination of elements; peaked and shed pieces as opposed to all one element on the addition to the historic house. MOTION: Heidi moved to table the application until Oct. 14, 1998 to restudy the roof Jbrm on the addition to the historic house, Unit I. Unit 2 is acceptable as presented in the new drawing, Exhibit III. Motion second by Susan. Roll call vote: Roger, yes; Suzannnah, yes; Susan, yes; Melanie, yes; Heidi, yes; JefJkey, yes. Approved 6-0. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 240 LAKE AVENUE - FINAL, FAR bonus, Public Hearing Assistant City Attorney, David Hoefer reviewed the affidavit and HPC had jurisdiction to proceed. A mailing list will be presented to the City Clerk's office the following day. Amy Guthrie, planner stated that the house was built in 1957 and designed by Herbert Bayer. Conceptual was granted with variances and to look at the stairway and design of the stair tower and the mullions that divide the glass. Restudy pushing the addition back toward Hallam Lake due to the concern of one of the neighbors that their views were being affected by the design. More mullions were added and Staff recommends a reduction of the mullions as it would be less competitive on the historic house. Instead of moving the addition back on the property they have instead removed the front 1 foot 6 inches from the addition itself to open up the view corridor. The FAR request is 500 feet due to the steep slopes on the site. Staff recommends approval with conditions. Sworn in was Jennifer Cohen from Charles Cunniffe's office. Chairperson Suzannah Reid opened and closed the public hearing. Charles Cunniffe, architect relayed that the central issue is the stair tower. More mullions were added due to the study of snow buildup and the flashing on the roof. The stair tower is a new element and a regular pattern of mullions was added and then the house was left to be different. The mullions will be a steel gray and the glass will be a solar gray. The roof of the stair tower will drop down about 9 inches lower. The bigger panels of glass were interacting with the roof. The Board felt that the nine inch reduction in the height of the stair tower is sufficient and they had no other concerns with the variances. Suzannah felt that the four divisions of mullions could be altered slightly with a thin one at the top. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 MOTION: Roger moved to grant Final Development at 240 Lake Avenue amending the original FAR bonus from 250 square feet to 500 square feet as proposed by the model. Final drawings of the tower and mullions to be submitted to staff second by Heidi. Roger, yes; Susan, yes; Heidi, yes; deflhey, yes; Melanie, yes; Suzannah, yes. Motion carried 6-0. (variances are noted in Staff's memo dated Sept. 23, 1998, page four condition/~3). 510 E. HYMAN - ELKS PLAZA The Elk's Club contacted Melanie regarding the letter on the masonry maintenance from Diane Travis, Rocky Mountain Masonry Institute. A copy was presented to the Board. Scott McHale, architect for Cattle Graybeal Yaw was swam in. There are basically two issues, the trees in the planter and the potted plant hanging baskets in the wall. Diane Travis was to be hired by the Elks to look at the historic wall but the owner declined due to cost factors. Photographs and drawings of the building were sent as an alternative for her to evaluate. In summary she addressed the sealer that was used and addressed whether there was damage done to the brick wall. Her findings were that a better detail could have been done. She said not to redo the hangers at this time but to wait a year to see if there is any damage due to the elements, such as expansion and contraction. She sent suggestions on building maintenance. She said drilling into the brick was not the best idea but drilling into the mortar can also cause problems. The sealer put on was the correct material (silaxane). The second issue was the tree. The planter is a concrete curve with a drywell with perforations in it and Stephen Ellsperman from the Parks Dept. determined that the existing evergreen tree can survive in the planter and also aspen trees could survive. Shade trees were approved on the landscape plan and the recommendation is a cluster of aspen trees, three to five trees. The existing tree could be removed at the owners expense. Melanie, the monitor recommended aspen trees instead of maple trees. It would take years for a canopy tree to develop. She also felt that the existing tree should be saved and moved. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 Scott indicated that the cost to bundle it and move it is substantial. Melanie said that the trunk has to be removed out of the planter. Her recommendation is aspen trees and some plantings with color. The board determined that 3-5 aspen trees and plantings with color would be an acceptable landscape resolution for the pocket park at the Elks. MOTION: Suzannah moved to adjourn; second by Roger. All in favor, motion carried. Meeting adjourned at 7:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 23, 1998 920 W. HALLAM ST. - OFF-SITE RELOCATION, PUBLIC HEARING ........................................ 1 735 W. BLEEKER ST. - CONCEPTUAL, PARTIAL DEMOLITION- ON-SITE RELOCATION, VARIANCES, PUBLIC HEARING CONTINUED FROM SEPT. 9, 1998 .......................................... 2 240 LAKE AVENUE - FINAL, FAR BONUS, PUBLIC HEARING ................................................... 5 510 E. HYMAN - ELKS PLAZA ........................................................................................................... 6 8