Loading...
HomeMy WebLinkAboutminutes.hpc.20070425 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 500 W. Hopkins - Boomerang - Landmark Designation................................................... 1 308 E. Hopkins - Major Development - Final Review - Public Hearing.......................... 3 Work session Frost Barn 208 E. Hallam - FAR bonus ......................................................7 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 Chairperson Jeffrey Halferty called the meeting to order at 5:00 p.rn. Commissioners in attendance: Alison Agley, Brian McNellis, Sarah Broughton and Michael Hoffman. Staff present: Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk Jim True, Special Counsel MOTION: Brian moved to approve the minutes of April 4th, joint meeting with P&Z; second by Jeffrey. All in favor, motion carried. Disclosure: Michael will recuse himself on the Boomerang, 500 W. Hopkins. MOTION: Brian moved to approve the minutes of April 4, 2007; second by Jeffrey. All in favor, motion carried. MOTION: Michael moved to continue the show cause hearing on 300 W. Main until May 9th; second by Sarah. All in favor, motion carried. MOTION: Michael moved to continue the minor development for 300 W. Main until June 13th; second by Sarah. All in favor, motion carried. MOTION: Alison moved to continue the public hearing and minor development for 408 E. Cooper, Aspen Sports until May 23rd, second by Sarah. All infavor, motion carried. 500 W. Hopkins - Boomerang - Landmark Designation Michael recused himself. Affidavit of posting - Exhibit I Map presented at the meeting by staff - Exhibit II Amy stated that the Boomerang property takes up an entire half block between Fourth and Fifth Street facing Hopkins Street. In the staff memo it discusses how the lodge was developed in 1949 by Charles Patterson. Originally a long cabin was constructed in the center of the site and then lodge rooms were added. Patterson left Aspen and studied at Taliesen in the 1 ___,_~__,._~,..." . .,.....,~..,,_..-= "'_'~"""""'.,,_.~~"m..."._, ~+ _.." ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 late 50's. Frank Lloyd Wright passed away at the end of Charlie's tenure at Taliesen. When Charlie returned he built the east end ofthe property. It was determined at the council review process that only the east wing will be brought forward for designation. In terms of the historic designation criteria only one needs to be met and stafffeels two are met. The first one is related to patterns or trends that are important in Aspen's history. There is a pattern of the Wrightian style architecture and the other is that the Boomerang is part of a group of small lodges that are significant to Aspen's early ski history. The building clearly exhibits a lot ofWrightian features, poured concrete walls and the overhanging mitered roof. In terms of the second half oflandmark designation which is the integrity assessment this is difficult because we are not retaining the entire building but little to nothing has been altered to the east wing. Staff finds that landmark designation is appropriate. The map which staff drew up indicates that it is the entire end of the property and the landscape surrounding it that would be protected. Sunny Vann, presented. This designation was voluntarily offered by the owner of the property. It is not essential to the project and we do not benefit it from it in terms of FAR etc. Chairperson, Jeffrey Halferty opened the public hearing. There were no public comments. The public hearing section of the meeting was closed. Commissioner member comments: Sarah said HPC is pleased to have this as part of our landmark inventory in town. Jeffrey commended Charlie and Fonda Patterson for the many hard ~cl~~~~~~~~~~~~~~ lodges. MOTION: Sarah moved to approve Resolution #16 for 500 W. Hopkins Avenue, landmark designation. Criterion A & C have been met. Motion second by Alison. Roll call: Brian, yes; Alison, yes; Sarah, yes; Jeffrey, yes. Motion carried 4-0. Alison said the monitor will review landscape changes, and hot tub on the deck. The monitor will also approve the selection of materials and detailing of the design of the railing etc. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 Charlie Patterson said he appreciates the designation. His concern is that the historic lines not be destroyed when the deck and hot tub are added. Amy pointed out that HPC did not see the proposal because it was not designated. Facing the pool area one wall is shifting and a deck /hot tub is being added. Sunny said we did not agree that the current proposal would go back to HPC. The only obligation was designation and that in the future once this building is built HPC would have a role in the area that was included in the building. Augie Reno, architect for the project said he is willing to work with the monitor and discuss any concerns they may have on the design. He can't commit but he is willing to discuss them. 308 E. Hopkins - Major Development - Final Review - Public Hearing Michael was seated Jim Guffie and Mark Brestin from Cunniffe Architects Affidavit of posting - Exhibit I Com Dev. publication Exhibit II Sara relayed that the guidelines in general have been met regarding this project. HPC granted major development, conceptual, commercial design standards review, demolition and view plan exemption for a little over 3 feet. There are a few issues that were brought up in the staff memo. In terms of lighting there was some linear lighting proposed beneath some of the railings and staff finds that it doesn't meet our lighting ordinance and we are recommending that be removed. In terms of materiality the horizontal wood balcony, we are not sure that is entirely appropriate for a contemporary fa<;ade. It seems a little out of place and maybe the material needs changed. Staff is also concerned about the glass block that is proposed for the west elevation. We need clarification from the Building Dept. on the type of fire barrier that is needed on the west elevation. Staff is not sure the block glass will comply with the regulations. The final issue is the proposed metal door. Staff is concerned about the solid to void ratio of the metal door and maybe a little more glass could be added as it seems a little "cold" for this fa<;ade. 3 -.j..,---,-....'"'~, ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 We feel this project meets the design standards and this will be a great proj ect. Jim Guffie said the rail lighting that we proposed was in an effort to get indirect light onto the dining patio. We also have overhead lighting on the canopy bracket system that would provide down lighting. The fixtures will be reviewed but we need adequate lighting. The materials selected refer to the materials on the adjacent Shepherd house and that is why we went with white horizontal siding as a connection to the Shepherd house. The window system would also be white clad metal. We are certainly open to any comments you have in that regard. As to the glass block, that started with the response to Rob Ittner's desire to break up the fayade of the brick wall that faces his courtyard. Rob would prefer a transparent glass. It is our understanding that Stephen Kanipe from the Building Dept. is looking into allowing the glass until such time the building next door is redone and that would negate what is allowed. As to the metal door we can explore a door with a greater glass area. Depending on the use of the below grade space that might dictate what the door should look like. Material palate board. Jim said primarily the material is red brick and we would use a different colored grout. On the upper most level, particularly the east and west walls we are suggesting copper cladding so that it has a relationship to the brick color and also in the earlier meetings it was suggested that we differentiate the material on the upper most level from the two lower levels. Stucco is proposed for the alley fayade. The iron fence provides the definition of the dining area and sidewalk and also picks up the Shepherd house idea of their iron fence. Glass doors open into the dining area. We will have some kind of solar shading over the windows facing to the south. Sarah indicated that the second story windows with awnings is a new element with the fixed glass below and was not in the original proposal. Chairperson, Jeffrey Halferty opened the public hearing. Sara said she received a letter form Sarah and George Hart in support of the proposal, Exhibit III. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 Sara also got a letter from Carl Bergman who opposes any variances in the height of the building and any variances related to the view planes, Exhibit IV. Chairperson, Jeffrey Halferty closed the public hearing. Commissioner comments. Sarah suggested the applicant look for an alternative material to the glass block given that so many people walk down that street and it is a visible fayade. She is also bothered by the fenestration of the awning windows on the second level. She does not understand the proportions. They also detract from the look of the building. Brick is a great material for this building and it is in the right scale. There is an opportunity with the wood clad balcony material to tie in the colors of the street. Possibly white isn't the correct color and a softer color should be used. The lighting needs to comply with the lighting code. Brian said he shares a lot of the same comments as Sarah. Brian said he has no issue with the glass block and likes it on this design. The material palate is great. The fenestration on the second level as Sarah said needs restudied. The fence is appropriate and reflects on the character of the block. Alison said the lighting will need to comply with the code. The materiality is fine. Alison said she has the same concerns and Brian and Sarah about the second floor balcony. White might not be the correct color on this building and possibly a more muted color would be acceptable. The glass block should be determined by the Building Department. The side door on the west side is OK but possibly the door into the restaurant should have more glass. The second floor level fenestration needs restudied. In general the building will be a nice addition to the streetscape. Michael said the only thing that stands out to him is the wood railing on the second floor. That material seems inappropriate. Michael agreed with Sarah that the glass block is an inappropriate material. As a suggestion the existing door to La Cocina might be an interesting element to incorporate. Jeffrey said this building is adjacent to a beautiful historic Victorian and at the corner is the Shepherd house. The proposal is excellent and staff's concerns about the fence design should be reviewed by staff and monitor. He also agreed with Sarah about the fenestration on the second level. The 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 lighting should respect the historic resource next door. The materials proposed are conforming to our codes. Amy pointed out that HPC can weigh in on the proposed white clad windows because it is a material color. Jeffrey said the glass block is an international building code issue. The glaring glass block wall should be studied. The doors to the restaurant should be reviewed by staff and monitor. Michael said in his view the glass block is a big issue and the wood on the second floor railing is an another big issue. Several members feel the fenestration is also an issue and the metal door is an issue. Michael recommended continuation. Sarah pointed out that at final it is helpful to have colored drawings. It is difficult to piece it all together from images. Jim Guffie responded about the glass block and said they are willing to review another material that will provide light in the stairwell but also break up the wall. The white clapboard siding can be changed to a grey tone. Regarding the entry doors the solid doors are only used for patron access to the lower level or restaurant. In the case of the easterly most doors it is access to the free market unit on the second floor. This is an opportunity to make an image statement. The second level fenestration can be changed and the windows could be double hung which would be historically appropriate. As far as the fence is concerned we were designing a more contemporary fence. MOTION: Michael moved to continue 308 E. Hopkins to May g'h for consideration of a more detailed and revised plan that addresses the railing on the second floor, the beam as a single design element; an alternative to the glass block on the west elevation. Motion second by Sarah. Discussion: Brian said we have come to an agreement that the side doors could be solid and the center one could be more transparent. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 25. 2007 Michael amended his motion to add that the third floor element on the north elevation "the stucco" to be review. Sarah amended her second. Roll call vote: Brian, Alison, Sarah, Michael, Jeffrey. Motion carried Brian pointed out that the stucco on the alley does break up the alley fayade. Work session Frost Barn 208 E. Hallam - FAR bonus MOTION: Jeffrey moved to adjourn; second by Michael. All infavor, motion carried. Meeting adjourned at 6:45 p.m. Kathleen J. Strickland, Chief Deputy Clerk 7