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HomeMy WebLinkAboutminutes.hpc.20050427ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 27~ 2005 555 & 557 WALNUT STREET - MAJOR DEVELOPMENT - FINAL PUBLIC HEARING ......................................................................................................................... 1 530, 532, and 534 E. HOPKINS - CONNER CABINS ................................................. 3 FAR BONUSES ON PROPERTIES CONTAINING MORE THAN ONE LANDMARK BUIDLING worksession .......................................................................... 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 27~ 2005 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Jason Lasser, Michael Hoffman and Sarah Broughton. Valerie Alexander was excused. Staff present: Amy Guthrie, Historic Preservation Planner Kathleen Strickland, Chief Deputy City Clerk Disclosures: Derek and Michael will be stepping down on 555 & 557 Walnut St. MOTION: Derek moved to continue 435 W. Main to June 8th; second by Jason. All in favor, motion carried. 555 & 557 WALNUT STREET - MAJOR DEVELOPMENT - FINAL PUBLIC HEARING Affidavit of posting- Exhibit I Amy relayed that the application is for the rehabilitation of the Victorian miner's cottage and the two 1960's era log buildings. In previous meetings the board was satisfied with the kind of additions that were being made here. The addition on the Victorian is very sympathetic in scale and there is a lot of restoration that is needed. The two log cabins will be designated along with this application. The one issue that is being debated is to add a stone veneer around the base and add stone chimneys. Staff wanted to point out by adding these changes the rating score will be lowered. The stone is bringing in a level of detail that is not present on the buildings right now. Gilbert Sanchez & Camilla Auger Gilbert said the height of the addition on the log cabins has been reduced by 9 inches which came about by conversations with the neighbors. All the new elements will be clad with wood siding in various directions. The materials will be very sympathetic with the existing Victorian. Restoration: The applicant is aware of the requirement of working with a wood conservator as part of the design [eam. Gilbert mentioned that he feels there will be a very limited amount that will be salvaged and that report will come back to the board. He will put together a demolition plan. In terms of the cabins the wood logs are painted and they would like to return to the natural state. Regarding the roofing materials on the Victorian cottage they would like to go back to the blue wood shingles. During the construction ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 27~ 2005 document process we will be working to find that specific roofing material. Cabins: The roof was originally wood shingles and they have a metal roof on them right now. They would like to go back to wood shingles on the gable portion and because of the shallow slope do a standing seam metal roof on the shed roofs. Stone foundation and stone chimneys. Under Rustic architecture it mentions logs with stone foundations and chimneys. On these cabins the grade changes just less than 3 feet. We would like to have a masonry foundation which falls under Rustic architecture. The stone will be minimally exposed. There is concrete block on the foundation of the cabins right now. Photo of existing cabins - Exhibit II Photo of existing stone foundations around town - Exhibit III Photo of existing house and roof- Exhibit IV We are introducing fireplaces on the inside and would like to express them on the outside and we would do that in a scale that is appropriate. Camilla said the cabins are one of the most challenging elements of the project. We need them to be a living preservation that someone will buy and live in. The stone will look nicer than cinder block and it will enhance the preservation aspects. We will be very careful as to what the stone will look like. Jason asked if the stone would come out from the foundation and Gilbert said it would have the same line and be flush. There are no chimneys, just flue pipes. Gilbert also relayed that they intend to paint the Victorian cottage. Amy said paint was original and the board would not want to see a stain used. Chairperson, Jeffrey Halferty opened the public hearing. Jon Busch said he lives on Race Street directly across from the cabins. He supports the project but the orientation of all these things is toward the open space. No problem with the chimneys but suggests they be made of native stone because the logs are native. His only problem is the two car garage that is attached to the cabins. It is a shed roof and at the highest point five feet from the edge of the alley. It is the most prominent element of the three 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 27~ 2005 buildings. Possibly create a roof line that more mirrors the cabins instead of having the peak right next to the road. The chair closed the public hearing. Board Comments: Jason commented that the guidelines talk about keeping the materials the same. He is not sure how he will approach the chimneys and stone because none presently exist. Sarah commented on the great project. The roofing materials are appropriate. She could approve the stone but the layout needs to be looked at to see how it relates to the logs. Camilla said they have no problem using the native stone. Jeffrey said the project is in compliance with the guideline and scale. Chapter 7.11 talks about using conjectural features on the roof. The structure has been deteriorating and this is an excellent example of rustic architecture. The open space that is being preserved is an encouragement for this neighborhood. Gilbert said the idea behind the guidelines was to create a template that could be used to achieve the best possible preservations that we could. The stone base and chimney will be modest. The stone base is an appropriate way to finish off the exposure. MOTION: Sarah moved to approve Resolution #15 as stated in staff's memo taking out condition #2. The stone foundation and chimney may remain with final details to be approved by staff and monitor; second by Jason. Amended motion: #13 with staff and monitor the final roof material will be reviewed on the Victorian. Jason amended his second Motion carried 3-0. Yes vote: Jason, Sarah, Jeffrey 530, 532, and 534 E. HOPKINS - CONNER CABINS Affidavit of posting - Exhibit I Landscape and lighting plan Exhibit II Greg Hills, Michael Noda, Mitch Haas Derek and Michael were seated. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 27~ 2005 Amy relayed that the application has been to the Planning & Zoning Commission to get an exemption from the view plane. There has been a slight change to the western most unit, a parapet wall has been dropped somewhat. This is an excellent proposal. There are a few minor concerns. The applicant is proposing to put in an accent or decorative tree at each end of the buildings. That is something that is not a big departure from Victorian landscaping but it is being brought up only because it will block some of the decorative nature of the buildings. Also, some of the plants and beds need to be reviewed. Dwarf spruces were not normally used. The sweet peas and sunflowers that are being proposed along the cabins should be on the side and not the front. The light fixtures proposed are very craftsman and HPC in general would prefer to see something more neutral. A much of the authentic fabric of the buildings needs to be retained. It is also recommended that they work with a restoration expert. The entire HPC should do a walk through of the site. Mitch said on 530 regarding the view plan the parapet wall has been dropped on the side facing Conner Park. In doing so we were careful to retain the spacing between so that there is still a gap between each of the loft spaces. A new light fixture has been chosen that is more Victorian in character. The sunflower and sweet peas have been moved where they are not in front of windows but still on the street frontage. The crab apple trees were removed. Chairperson, Jeffrey Halferty opened the public hearing. Clark Conner thanked the board for their cooperation in working with the applicant. The chair closed the public hearing. Derek said the firm is outstanding and he wished them continued success. Jason said the project keeps getting better. Sarah said on most projects we prefer a recessed fixture. Michael Noda said he will work with staff to obtain the appropriate fixture. Sarah also suggested retaining a green area around the cabins as opposed to all of the brick shown. Michael said he agreed that the landscape plan can be worked out with staff and monitor. He also agreed that the cabin light seems a little ornate. Jeffrey said this is an excellent preservation project and very detailed. The project requires no setback or FAR bonuses. The project meets the criteria ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 27~ 2005 of Chapter I. Jeffrey suggested screening the light source to hide it or perhaps choose a different style. MOTION: Michael moved to approve Resolution #16forfinal approval of 530, 532, 534 E. Hopkins with the conditions as set forth in staff's memo. Condition #2 - add look at the relationship of soft scape to hard scape that surround the cabins. Eliminate the crab apple trees. Motion second by Sarah. All in favor, motion carried 5-0. Yes vote: Jason, Derek, Sarah, Michael, Jeffrey FAR BONUSES ON PROPERTIES CONTAINING MORE THAN ONE LANDMARK BUIDLING WORKSESSION MOTION: Jeffrey moved to adjourn, second by Michael. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5