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HomeMy WebLinkAboutminutes.hpc.19981118ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 Chairperson Suzannah Reid called the meeting to order at 5~00 p.m. with Jeffrey Halferty, Susan Dodington, Gilbert Sanchez, Heidi Friedland, Lisa Markalunas, Christie Kienist and Roger Moyer present. Maureen MacDonald and Mary Hirsch were excused. MOTION: Roger moved to approve the minutes of August 26th; second by Heidi. All in favor, motion carried. 307 S. MILL STREET - MINOR DEVELOPMENT Lisa was seated. Amy relayed that the proposal is to put more lighting on the front of the Pacifica restaurant. The conduit will be hidden at the top of the wall and two lights will point down and two to the center of the building. The conduit will be painted out to match the building. Staff has no concerns but does want to know what the wattage of the fixture is so there will not be glaring lights. Another issue is that some heating fixtures were attached to the building without HPC approval. HPC generally does not want to see mechanical equipment exposed. Staff is recommending that they be removed and replaced with fixtures that stand on the ground. Sworn in was John Bates. John Bates relayed that the heating elements were done during the renovation period. He came two weeks after the restaurant actually opened and has been at the facility ever since. The free standing units that are recommended are not possible to use due to his mall lease and the trees in that area. Possibly a better solution would be to frame it out with woodworking similar to the style of the building. The light bulbs are 75 par 30. Gilbert asked if the applicant considered changing the sconces on the lower level and doing something else that provides more light than the bullets that are up high. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 John said that the lower lighting matches the lighting on the interior of the restaurant. The lighting will facilitate menu reading during the summertime but will also provide some so~t light and will provide light on the building. Jefkey suggested using the wall sconces and perhaps do an additional fixture that attaches to it, either uplighting the wall or giving general illumination. Lisa and Roger had no problem with the lighting but felt Gilbert's and Jefkey's suggestion of adding to the sconces was a better solution. Gilbert said the issue with the proposed lights is that they start out being pointed in the right direction then they wind up being pointed in the wrong direction. All you then see is light glaring down onto the sidewalk as you walk by. The way the cornice is down below seems to be that the lights will have to be pointed away kom the building. In Gilbert's opinion they are not meeting the spirit of the sign ordinance which covers the exterior lighting. He also finds that they are not an aesthetic addition to the building. Lighting already exists and possibly those lights should be re-evaluated what those sconces are doing and try to increase the light out kom them. I-tPC has gone through great lengths to deal with heaters so that they are discrete as possible. He supports Staff' s recommendation to remove them. Suzannah agreed about the light fixtures and the heaters that there are better solutions. She felt that they should not have to be removed but have a time limit on a solution. The Board felt the concept of lighting was appropriate and it could be dealt with by Staff and monitor. MOTION: Roger moved to approve the concept of new lighting at 307 S. Mill Street to be approved by Staff and monitor. The existing heaters can be retained for the winter with the understanding that a better solution be found and approved by May 15th; second by Jeffi'ey. The completion date should be June 15th. All in favor, motion carried 7-0. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 Amy stated that no one has a problem with lighting but not as it is proposed and they will bring back something that Staff and Monitor can review and approve. The lights proposed can only point down instead of pointing to where it is needed and some members feel the use of the existing lighting should be incorporated in the design. Gilbert is the monitor. 623 E. HOPKINS STREET - MINOR DEVELOPMENT Christie was seated. Amy relayed that the building is in the alley and that the proposal is to turn the single door and turn it into two doors because Susie's Consignment plans to put furniture inside the building and the need to get into the building. It is to be two metal full light doors with wood frames. The building itself is not particularly compatible with the historic structures there and Staff recommends approval with the condition that the applicant understands that no other changes are approved at this time of the outside of the building except for paint. Sworn in was Glenn Auerbacher. Glenn said the space downstairs is Jill's cosmotique and the space is upstairs. The space is on the same side of the alley and Susie' s. MOTION: JefJFey moved to approve the new doors on the south alley side of the existing concrete block structure at 623 E. Hopkins `4ve. No other exterior changes to the building on the site (other than pain0 are approved without further review; second by Heidi. .411 in favor, motion carried. 7-0. 421 W. HALLAM STREET - MINOR DEVELOPMENT Lisa was seated. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 Amy stated that there is an historic building that has had its character changed quite a bit and an addition was added. The application only focuses on the addition. At the last meeting there were concerns about the Victorian detailing being applied to a non-historic structure and would cause some sort of confusion. The architect has revised the proposal according to HPC's comments. He has presented two alternatives design A and B. The only difference between the two is how the bay windows are treated. In design B it is the existing window with a new sash installed and in design A it is a new windows. Design A is what the owner prefers. Staff recommends approval of design A with a condition that no other development than what has been represented is approved by this motion without further review. Sven Alstrom was sworn in. Sven stated that he and the owner felt design A was better because it has a cedar singled roof over the bay window. The siding proposed is some what a Cape Cod 40's and 50's Americana fairly wide boards with a groove. The bay window projects out about 30 inches. Susan inquired about the windows and Sven said they are newer but in the same place. Roger felt that cedar shingles were not appropriate for a roof with the low pitch. Sven replied that the roofing will have bitchathane and provide the sealant for the moisture. Shingles will go on sleepers over that. The owner does not like a metal roof nor asphalt shingles. Christie had no problem with the design. Lisa had one concern about the relationship between the two portions of the structure. Amy informed the HPC that the property is designated historic but only the hipped roof part is actually old. They are proposing a new roof pitch, and bay window and detailing. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 Jeffrey asked what was proposed for the railing detail. Sven stated that the porch is existing and is not being altered and it will be painted. Jeffrey and Heidi felt that the project is much better with the simplified detailing. Heidi felt if the porch was altered it would be a better project but the applicant does not propose to do that. MOTION: defJhey moved to approve the mod~cations to 421 144. Hallam as presented in design ,4 on November 18, 1998. No other development proposed to the exterior of this property beyond what has been represented in Exhibit B of the staff memo dated November 18, 1998, including landscaping and exterior lighting, will be permitted without further approvals'; second by Susan. Motion carried 6-1. Heidi voted no. Sven relayed to the HPC that if the other side was under the same ownership they would ad&ess the concerns of the Board but it is not. 117 N. 6TH STREET - CONCEPTUAL, PARTIAL DEMOLITION, ON-SITE RELOCATION, VARIANCES, PUBLIC HEARING Sworn in were Keith Howie, Scott Lindenau and Graeme Means. Amy informed the HPC that at the last meeting four directions were given to the applicant: 1) Revise the proposal in regard to the historic house and show the replacement of the original windows. 2) Study the variances on the back of the new construction to ad&ess the neighbors concerns. 3) When the shed is placed in its new location it should be placed at grade to lower its height somewhat. 4) To provide the missing &awings of the north and south side of the historic house. Due to variances the project must be continued for proper noticing until December 9th to fully cover the project. Staff is in support of the application. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 There is a variance request to the back of the new construction which is a concern to the neighbor. On the alley side there is a canopy that projects kom the garage to within one foot of the alley. To respond to the neighbor they are considering pushing a portion of the new construction forward and need a kont yard setback variance that they may or may not need. Staff has listed 10 conditions of conceptual. The historic landmark designation is going forward. The neighbors concerns need resolved. They have committed to place the historic shed at grade when it is relocated. On the old house, there are several areas that need restudied for the windows. Scott Lindeneau, architect stated that they met with the neighbor. They have also taken off the platform of the tower and replaced it with a screened in porch so that there is not access to the roof lowering it by two feet. Trees will be planted to screen the area. Lightly tinted wood siding will be used. Windows on the west side have been taken off. The garage is at the minimum height. The grade of the alley is higher than it is at the street, they have taken stairs out and put them between the three masses which has caused the house to shift forward approximately two feet. The board discussed various issues with the applicant such as the fence and snow load. Chairperson Suzannah Reid opened the public hearing. Neighbor, Graeme Means stated that the project is excellent. Amy stated that the photographs indicate a door and she recommends that it be replaced. Scott stated that the porch will be represented as in the model. Lisa asked if the applicant was confident that they could build the foundation and preserve the integrity of the tree in terms of the root structures when excavation of the foundation occurs. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 Scott stated when excavation occurs a tree consultant will be consulted. The canopy is determined to be 16 to 1 g feet wide. They have to go down ten to eleven feet for the foundation. Keith informed the board that the siding which is to be removed is not historic, it is about 15 years old. It is a more traditional cut of siding. Amy suggested that research be done for final regarding the siding. Susan stated that she is not in favor of the slanted porch. Heidi was not in favor of moving the house forward. Jeffrey felt that looking at the images he feels the canopy of the tree is wider than 18 feet and recommended that the architect be careful about the foundation. He suggested that they contact Erneman regarding how they excavated by retaining the roots. Lisa supported changing the historic windows and supports the door restoration. There have been great improvements on reducing the massing. Gilbert stated what really works is the way the architect managed to separate the addition from the original house. Suzannah stated that she is very skeptical about the tree. Amy stated at the next meeting the applicant will be requesting final also and the ten conditions need to be met with a few additional: Confirm how they intend to deal with the impacts on the large tree. Look at the siding on the existing house to see whether or not it is old. A landscape plan and demolition plan need to be presented at final. MOTION: Heidi moved to continue the public hearing and conceptual development until December 9, 1998; second by Roger. All in favor, motion carried 7-0. Yes kote: Roger, Gilbert, Suzannah, Susan, Heidi, deflbey, Christie. MOTION: Roger moved to adjourn; second by Heidi. All in favor, motion carried. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 18, 1998 307 S. MILL STREET - MINOR DEVELOPMENT ............................................................................ 1 623 E. HOPKINS STREET - MINOR DEVELOPMENT .................................................................... 3 421 W. HALLAM STREET - MINOR DEVELOPMENT ................................................................... 3 117 N. 6TH STREET - CONCEPTUAL, PARTIAL DEMOLITION, ON-SITE RELOCATION, VARIANCES, PUBLIC HEARING ...................................................................................................... 5 9