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HomeMy WebLinkAboutminutes.hpc.19990224ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 Chairperson Suzannah Reid opened the regular meeting at 5:00 p.m. with members Roger Moyer, Mary Hirsch, Jeffrey Halferty, Susan Dodington, Gilbert Sanchez, Lisa Markalunas and Maureen MacDonald present. Heidi Friedland and Christie Kienast were excused. Staff in attendance were David Hoefer, Assistant City Attorney, Amy Guthrie, Historic Preservation Officer and Kathleen Strickland, Chief Deputy City Clerk. Commissioner comments Susan asked Staff to check into the spickets that are on the outside of the Elk' s Building. Amy Guthrie addressed in a staff sign-off the satellite dish on the Kuhn project at 303 E. Main. MOTION: Gilbert moved to approve the minutes of February 10, 1999; second by Roger. All in favor, motion carried. Jeffrey was seated at 5:10 920 E. HYMAN AVENUE - FINAL DEVELOPMENT Roger Kerr was sworn in. Five exhibits were entered into the record for this project. Amy conveyed to the board that 19 conditions are recommended for final approval and they are listed in the memo. Roger Kerr was amenable to everything but wanted to discuss the deck/roof and whether or not it should be constructed. He is proposing a snowmelted deck for drainage. Baseboard heat is proposed and the snowmelt could be incorporated in one of the zones. If the little roof is added snow will be collecting on the north side that will not melt off. He still feels a better drainage system could occur if the deck is done to the ridge. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 If the roof is put back seven feet remain for the deck. If the roof is not put back 11 ½ of floor space is available. The snowmelt system would have a sensor to activate the melting system. Susan suggested a gutter. Suzannah reminded the applicant to address the energy code calculations. Jeffrey recommended that the interior drainage system not be routed toward the historic house. It is a difficult condition because it is on the north side. The applicant agreed to Jeffrey's recommendation. Maureen was seated at 5:13 and did not vote on 920 E. Hyman. Amy conveyed that you cannot walk down either side of the building as there is so little yard on either side. The concern to the Board is the drainage problems and they must be addressed correctly so that the historic house is not damaged by water leakage. Gilbert informed the Board that he feels proper drainage could be achieved with the proper membrane roofing and if it is detailed properly. The applicant prefers the larger deck and he would delete #4 condition. Mary, Lisa, Maureen, Roger and Jeffrey agreed to leave the deck to the ridge line. Suzannah suggested a modification that the deck not go all the way to the ridge. She is concerned what the ridge detail will look like from the front side with the vertical wall on the back. Maybe come down 12 inches offthe ridge and then to the vertical wall. In that way a consistent ridge detail will be retained. MOTION: Gilbert moved to grant final development for 920 E. Hyman Avenue with the conditions outlined in Resolution/¢5, 1999. The following conditions were approve in the Feb. l0th memo. 1) The front porch roof and fascia may be rebuilt, with the exact configuration to be reviewed and approved by HPC staff and monitor, after further research on the original design of the porch. The existing porch posts and rail may be removed, with new porch posts and any trim 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 to be reviewed and approved by HPC' staff and monitor. The post and bracket are approved as submitted on exhibit 4 and 5. A porch railing cannot be installed because there is not historical basis for it. 2) The existing windows on the south fagade of the house may not be replaced. 3) The existing front door on the south fagade of the house may be replaced, with the new door to be reviewed and approved by HPC staff and monitor. 4) The new deck over the north facing roof slope of the historic cottage shall be detailed to provide a roof ridge consisted in appearance from the street. 5) Any further amendments' to the lan&cape plan as approved by HPC will require review and approval by HPC staff and monitor. 6) A five foot rear yard setback variance has been granted. 7) New windows may be installed on the east and west sides of the old house, based on physical evidence of original window locations such as cuts' in clapboards', framing, or photographs, to be approved by HPC staff and monitor. 8) Investigate the framing to determine whether one of the two original front doors (the one that would have faced E. Hyman Ave.) has been filled in. If so, it must be recreated, with the character and placement of the door to be reviewed and approved by staff and monitor. 9) The storage and trash areas at the rear of the site are not historic structures and are to be demolished. 10)The applicant must work with the Engineering Department to move the utility pedestals' currently in the alley onto private property. 11) The gravel parking space in front of the house must be removed and all parking shall be accessed from the alley. 12)Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation. 13)Submit a preservation plan, as part of the building permit plan set, indicating how the existing materials', which are to be retained, will be restored. The requirement is to retain/repair all original materials' and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 14)No elements' are to be added to the historic house that did not previously exist. No existing exterior materials' other than what has been 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 specifically approved herein may be removed without the approval of staff and monitor. 15) HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 16) There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 17) The preservation plan described above, as well as the language of certain conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 18) The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 19)AIl representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. Motion second by Roger, motion carried 6-1. Yes votes: Suzannah, Roger, Mary, defJhey, Gilbert and Lisa. No vote: Susan 735 W. BLEEKER - UNIT B (New House) - FINAL DEVELOPMENT Maureen voted. Lisa did not vote. Amy informed the board that the project is on the comer of Bleeker and 7th Street. The historic house will be picked up and moved slightly forward. There is a completely detached new house being built in the back. They received conceptual approval from HPC and conditional use approval from P&Z to do two detached houses on the site. Landmark designation and variances were also granted. Final tonight is just on the new house. There was a different owner when conceptual was granted. The owner is currently living in the old house and 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 wants to do the new house first. Action needs taken on part of the partial demolition in order for the new house to fit on the site. Later the remodel will be presented on the historic building. There is also a new architect involved in the project and Staff made a determination that their proposal for final was not a significant departure from what was approved conceptually and that a new review was not required. Staff recommends approval with conditions outlined on page 3 of of the Feb. 24th memo. On the street facing west side of the house Staff felt that the detailing is starting to get confusing as to whether the building is historic or not in particular the leaded glass in the front door and the window on the second floor that has a bay with a mansard roof and detailing. Staff is recommending a redesign of those elements. Sworn in was Randall Bone, owner of the property. Randall informed the Board that he is working on understanding the HPC process and designing the new house. The roof heights overall were lowered one foot from conceptual. Architectural elements were brought into the project that were compatible and supportive of the local context but differentiated the unit from the historic structure. Elements were added on every elevation for compatibility. On the west wainscoting was added. The chimney detail was added and the angular cut shingles. On the north the design of the doors and window configuration was redesigned. On the east the bay design and vertical siding was added. On the south the design of the doors was changed and the chimney caps. The porch was also eliminated. The non-historic portion of the existing house will be removed. There will be a remodel presented at a later date on the historic house. Members asked what trees will be removed when the historic house is pushed forward. The Parks Dept. gave preliminary approval for the removal of the cottonwood that is located in the back driveway. All the large spruce trees will be protected. The owner hopes to move the crabapple trees on-site. Jeffrey's concern is when the house is relocated the applicant needs to make sure the house is moved far enough away from the foundation due to the tremendous root bases under both spruce trees. The spruce trees are 120 years old. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 Members had concern with the top of the chimney detail, the diamond element. The cap comes out farther than the chimney and the drawings do not reflect that. The west faCade, %treet faCade" should be compatible. The house echoes the historic elements. The front door should be looked at to be more craftsman rather than Victorian. It was also suggested that the brackets should be removed from the bay window as they are a Victorian element. Some members felt that the bay window on recommendation #2 should be removed. MOTION: Roger moved to grant final development for the new house only Unit B at 735 W. Bleeker, resolution/¢6 with the following conditions: 1) Unit A must receive final HPC approval by October 14, 1999 or the applicant must request an extension of conceptual approval. 2) Redesign the front door and upper floor window on the west facade of Unit B to be less replicative of the historic structure. Cleaner lines (brackets' underneath,) on the upper window to be approved by Staff and Monitor. 3) Contact the Parks' Department to obtain any tree removal permits needed. 4) A west sideyard setback variance of l '8 ", a rear yard setback variance of 5' and a combined front and rear setback variance of 5" have been granted. 5) Submit a partial demolition plan to HPC indicating which portions of areas approved for demolition on the historic house will be demolished prior to construction of Unit B. 6) HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 7) There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 8) The applicant shall be required to provide the contractor with copies of the HPC and P&Z resolutions applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are knows and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 9) All representations made by the applicant in the application and during public meetings with the Historic Preservation Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 The project complies with the conditions set for on the criteria sheet, standard one, t~o, three, four on Exhibit III. Motion second by Mary. All in favor, motion carried 7-0. kOTE: Suzannah, Roger, Mary, Susan, Gilbert, defJhey, Maureen 330 LAKE AVENUE - WORKSESSION - No minutes 234 W. FRANCIS STREET - Remediation Plan David Hoefer, Assistant City Attorney conveyed to the Board the stipulated findings of fact and order. There was a great deal of cooperation with the Mullins working with the City Manager, Amy Margerum; City Attorney, John Worcester; Stephen Kanipe, Chief Building Official and Assistant City Attorney. The parties have agreed and it is a reasonable and fair settlement. The Mullins have agreed to pay the City costs in the agreement. Part of the money will be used for plaques on our historic houses throughout town and the balance will be used to put together a specialty license for contractors that work on historic houses. Scott Lindeneau will submit weekly reports to Amy Guthrie of the plan and action progress with the restoration. The stipulation does not address issues regarding the contractor. Five remedial issues were addressed. Scott relayed that their desire is to address all the issues by the 10th of March. The issues that effect the interior of the project are being addressed tonight. Regarding the venting of the fireplaces the two options are to go directly off the side of the house which is what is there now or go up through the roof. Elevations were submitted to the HPC. Two fireplace vents come up from the livingroom and master bedroom. There are also two bathroom vents on the west elevation that are five inches square and they protrude from the house about 2 ½ inches. They would be painted the same color of the exterior and they would like to leave them as they are. The scalloped shape shingles will be removed from the exterior of the kitchen. On the north elevation there is a fireplace with a vent that sticks up about four feet six inches. The placement of that vent is the only place it can go due to code issues. The proposed material is galvanized metal or they could be painted out to match the color of the roof. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 Amy clarified the five issues: 1) Fireplace vents. 2) Bathroom vents. 3) Window guides, copper flashing to have patina added. 4) On the east side of the house to the north of the entry porch there was an historic window and approved window that were not built according to plans. They will be built according to the plans indicated on the drawings. 5) Scalloped shingles were added to the kitchen addition and will be removed. A few of the HPC members felt this incident was setting a precedent. Gilbert and others on the Board felt that the incident will give the HPC a stronger hand with future applicants. The remedial work is the best we can hope for. The Board members were in favor of the owner retaining Scott Lindeneau. The board went over the issues and the concerns were with the bathroom vents and a site-visit is necessary to determine the outcome: Monday 4:30 p.m. at the site. Members informed the applicants that the historic fence is still sitting in the snow and has not been covered. Palates were to be placed underneath to protect it from the elements. Roger and Susan felt that the house should be painted red because historically it was always called the "Red House". Suzannah relayed that the more feedback we get from individuals after each project helps the Board communicate what they expect and helps the HPC and applicant move forward. A site-visit is needed to address the vents. In terms of moving ahead on the five points we need to be very clear about the dimensions of the pieces. Mr. Mullin volunteered to work with the HPC regarding the process. Scott presented the cornice detail material for the front entry as well as the base around the entry columns. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 Robert S. Ashcraft from Aspen Design works has been contracted to do some of the wood work. A resume was presented to the Board on Robert's qualifications and preservation experience. The new siding is the exact size and dimension. Suzannah requested that the before and after photographs be laid out and explained to the Board how the dimensions etc. are being determined. Amy went over the approvals: 1) The fire place vents as proposed in the drawing submitted 2-24-99. 2) The window guides with the patina added. 3) The correction of the situation with the two windows on the north side of the building so that the old window goes back in place where it was supposed to be and the new window is made to match it. 4) The scalloped shingles will come off the kitchen addition and the siding that was approved be put on. 5) By the end of the day February 25th the fence will be put on some form of platform to get it off the ground. 6) Stephen Kanipe requested a detail of the fireplace vents through the roof to make sure they meet the minimum heigh for the mechanical code. He also requested a detail of the connection etc. to be perfectly clear. 7) The issue of the bathroom vents will be addressed at the site-visit Monday. The next hearing will be March 10th when the Board will get into the body of the rest of the issues. The Board had no problem with Robert Ashcraft being retained to replicate some of the wood work. Roger brought up the issue of the type of wood being used in the replication and does the HPC want to specify what type of wood should be used. Robert explained the different types of wood that will be used. The Board was split on this particular issue and will address it at the next meeting. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 The meeting ended at 7:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ FEBRUARY 24~ 1999 920 E. HYMAN AVENUE - FINAL DEVELOPMENT ....................................................................... 1 735 W. BLEEKER - UNIT B (NEW HOUSE) - FINAL DEVELOPMENT ........................................ 4 330 LAKE AVENUE - WORKSESSION - NO MINUTES ................................................................. 7 234 W. FRANCIS STREET - REMEDIATION PLAN ........................................................................ 7 11