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HomeMy WebLinkAboutminutes.hpc.20000112ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 Chairman Suzannah Reid called the meeting to order at 5~00 p.m. In attendance were Mary Hirsch, Jeffrey Halferty, Susan Dodington, Gilbert Sanchez, Heidi Freidland, Lisa Markalunas and Christie Kienast. MOTION: Mary moved to approve Nov. 17th and Dec. 15th minutes; second by Heidi. All in favor, motion carried. 330 LAKE AVENUE - LANDMARK DESIGNATION - CONCEPTUAL- VARIANCES Lisa seated to vote. Sworn in were Ellen Hunt, Bill Hunt, Aaron Hoffmans, David Warner. Proof of notice was presented to the clerk. Amy informed the board that the applicant would ad&ess the four concerns from the previous meeting which were: 1. Study the character of the proposed additions (windows, materials, roof forms). 2. Research the original front door and porch. 3. Research the 1950's addition to the barn. 4. Provide more detailed elevations showing proposed materials and detailing of the additions. At the last meeting it was discussed by the board whether it was appropriate to put a front door and porch back on this house and some people felt that it wasn't because it has been gone for some time and due to the conditions on Lake Avenue. The proposal is to have the entry into new construction instead of the old building. Staff' s concern is that the old entry will not be actively used. Staff is also in favor of the 150 square foot bonus on a side yard setback variance and a landscape plan should be submitted. David Warner informed the board that there is an existing side porch, which could remain as the entrance whether or not the front entrance remains. Staff preferred a restoration to the house's original character, which is the front but felt that a secondary entrance could be approved. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 Ellen Hunt, owner relayed that two problems exist, no parking on the street and there is a fire hydrant in front and you can't get through. David said they revised the plan for a smaller gable end facing the street. The front porch would be replaced but not the door. Where the door was is now a bathroom. If they were to re-establish the entrance new designs would have to be drawn up. Christie relayed that she is opposed to replacing the porch. Susan relayed that she lived in this house and the front of the house is the bedroom. David said putting two doors on the front makes it difficult because the room is a bedroom. They also propose to take town the west non- historic wing of the barn and rebuild it. They will preserve the historic barn. Chairman Suzannah Reid, opened and closed the public hearing. The board's main concern was the width of the glass connector, which is the same size as the body of the house. The board also felt that the porch is appropriate but would look a little strange without the front door to access it, whether it was a secondary entrance or not. A landscape plan needs submitted. The porch animates the building and gives it a lot of character. The door goes with the porch. Confirmation should be made to see if a second entrance existed. Susan noted that the entire project is overwhelming. Lisa relayed that the impacts are too great on the site and neighborhood. The additions are too large. The door and porch should be restored. Suzannah commended the applicant regarding the additions well below the height of the historic house. The detail of the porch brings that entire facade up to a level of intricacy and without it that facade would be plain. MOTION: Heidi moved to approve the Landmark Designation and Conceptual Review, partial Demolition, Variances, and Residential Design Standards for 330 Lake Avenue with the following conditions: 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 1. The final design/restoration of the front porch and front entry will be discussed and determined at an intermediate meeting before final. 2. The HPC grants 1.50 square feet and a combined side yard setback variance of 8 '6" 3. Submit a landscape plan for final review. 4. 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. Motion second by Gilbert and carried .5-1. Yes vote: defJhey, Gilbert, Suzannah, Mary, Heidi No vote: Susan, Lisa 501 W. MAIN STREET - CHRISTIANA - MINOR - PH Christie was seated to vote. Proof of notice was submitted to the clerk. Amy informed the HPC that the property is listed on the inventory and its significance is that it is related to an 1880's log cabin that is on the site and does not address the lodge itself as being historic. The proposal is to redo the facades of the two buildings in the back of the lot. Most of the exterior materials will be replaced and each building will have new dormers and new railings. The buildings were built in the 70's and staff's only concern is the selection of materials. This palate selection is not typical of Main Street: There is log mostly in the form ofpanabodes in the 50's and 60's which is a smaller diameter log and very simple buildings. A larger log is being proposed here with somewhat "Mountain architecture". Main Street is mostly related to Victorian architecture. Sworn in were: Steve Buettow, Gregg Hills, Mitch Haas Mitch relayed that the property aligns with the alley and Main Street. The historic cabin is called the Callahan log cabin. The intent is to replace and upgrade all of the windows to triple pane. There will be logs for the support beams and some ornamental bracketing along the gabled ends. The base will 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 be changed from stucco to a stone veneer. New wood siding is proposed to lighten up the buildings. The heavy log and wavy board help give the project individuality to the project. Steve Buettow went over the log columns and wavy board. The new materials will break up the different elements. The new design is more sympathetic to the neighborhood. The logs are ten to twelve inches wide. Four by four timbers exist and they will be replaced with the logs. The idea is to give those existing logs more character. The applicant desires to work on the two buildings this spring and then later on proceed to the other buildings on the site. A small balcony will be enclosed. Gilbert asked if any consideration was made to relocating the historic cabin toward the street? Greg Hills responded that at some point it might be discussed when the other buildings are going to be remodeled. The future buildings will blend in with the proposal presented today. Suzannah opened and closed the public hearing. Comments: In general the changes are positive. The board recommended considering relocating the log cabin as it is screened by all of the other buildings on the site when phase II is being drawn up. The size of the logs and stone are too heavy and need refined. If you considered the same design in the future for the rest of the site the log and stone will detract due to the amount of it being incorporated. The elements need simplified. HPC stated that it is difficult to determine what all of the impacts might be on the cabin due to the different phases that will be presented in the future on the site. Some members felt that the different materials were too busy. The duplex works due to its location on the rear of the site. The board in general has reservations about the cabin being isolated. The material changes help break up the boxy mass but there is too much of it. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 The two buildings proposed are basically alley buildings and they should be more modest with the idea in the future that the lodge and whatever happens on Main Street is the focal point of the setting. Simplify materials and restudy logs, as they are not consistent with the shapes of the buildings. The forms of the buildings are acceptable. Greg said in terms of the buildings he has no problem simplifying them. He suggested going from a log to a timber look. Greg also commended the HPC for their good comments on the changes needed to make this a better project. Clarification from applicant. The two story singles are set back by balconies and decks. The wall planes also separate. Suzannah stated on the north there is one material on the second floor and two materials on the ground floor and the different railing configurations. All of these elements add to the complexity. The board felt that the combination of the materials draws too much attraction to them and diminishes the historic resource. The board also felt that the fourplex was a good backdrop for the historic resource. The board had no problem with the materials; it is the number of materials and placement of the materials that is a concern to the board. MOTION: Mary moved to continue the proposal for 501 W. Main Street until Feb. 9, 2000 and that the applicant restudy the materials' and application of those materials' to be more compatible with the existing character of the Callahan Cabin and the Main Street Historic district; second by Heidi. Motion carried 7-0. Yes Fore: defJhey, Gilbert, Suzannah, Mary, Susan, Christie, Heidi 333 W. BLEEKER ST. - CONCEPTUAL, PARTIAL DEMOLITION VARIANCES, RESIDENTIAL DESIGN STANDARDS - PH Proof of notice was submitted to the clerk. Amy inflected that the proposal is a renovation of a house that is listed on the national register of historic places. The seller is the Aspen Historical Society and there are some constraints where new construction can happen, set by Ruth White who lives in the adjacent home. This is an excellent project and 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 the addition is compatible with the historic building. Staff had a few concerns and one is with the proposal to modify some existing sliding glass doors on the East side of the building. Staff is recommending narrowing the opening so that it is more compatible with the other proportions on the building. There is a proposed flagstone patio and staff' s only concern is that no damage occurs to the foundation of the house. A few variances are needed to locate the addition to the back of the lot and staff recommends that HPC grant them. There is a 240 square foot FAR bonus being requested and the property does meet several of the suggested criteria. It is a 9,000 square foot lot and they are preserving an historic out building and the character of the addition is outstanding. No basement will be under any historic construction. The sandstone base will be preserved. A wider clapboard siding is being proposed to differentiate old from new and staff recommends that the HPC look at that as it might be out of scale with the fine detail on the original building. Staff is recommending that one driveway parking space be eliminated and grass be planted. A landscape plan needs to be submitted for final review. Mary Holly was sworn in. Mary presented and a few changes came out of the worksession in order to make the project better. The connector was lowered. The French doors were narrowed but the owner would like to shift them two feet to the north. The client prefers horizontal wood siding and the proposal is flat 1 by 8 with a z channel in between. It is a cleaner look. All of the deed restrictions have been met. The applicant does prefer to keep the gravel driveway but it can be worked out with landscaping. The carriage house is intended to be used as a second garage which is connected to another garage due to parking requirements. All of the windows were replaced in the 1970's. The chair opened and closed the public hearing. Commissioner comments Gilbert felt that the railing as presented was a little distracting. The simple straight line is better. Jeffrey had no problem with the dormers as long as they did not mimic the dormers that face the street. The differentiation between the new clapboard 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 detail on the siding is a good choice. The railing needs simplified, as it is the connecting link between the historic house and new addition. The board felt that the proposal is modest. The three square windows on the north elevation might be more appropriate if they were rectangles like all of the other windows on the existing building. Some members felt that the windows should remain square. The detailing on the addition should be finer to reflect the historic house. MOTION: Gilbert moved to grant conceptual review, partial demolition and variances requested for 333 144. Bleeker Street with the following conditions: 1. The modifications on the south side of the historic house and the window change on the East Side are approved and maybe submitted for building permit as minor changes. The change from sliding glass doors to French doors on the East Side of the house is also approved, with the condition that the doors be only two panels wide and a revised drawing be submitted for the board to approve. 2. The new flagstone patio on the east-side of the house shall not be tied directly into the sandstone foundation on the house, the exception being at the point where you enter the patio doors, you need some kind of connection there. 3. The HPC grants the following variances: a 7foot rear yard setback variance, an 8foot combined front and rear yard setback variance, and a 5foot east side-yard variance for a light-well, and a 240 square foot floor area bonus. 4. Consider landscaping the gravel drive and use grass-crete as an acceptable solution. 5. Provide a landscape plan for final review, including preservation of the historic ditch and a design for the proposed new fencing. 6. 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. 7. Approvals are confirmed to drawings a. 3.1 and a. 3.2 as presented at the meeting of~/uly 12, 2000. 8. The railing above the link will need to be restudied so that it is a horizontal element. 9. The windows on the east addition should be of a square configuration. 10. Confirm the window opening on the east elevation is historic. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 11. The plans were changed at this meeting such as the deck and how the link worked. Approval is per drawings presented at this meeting. Mary second. Motion carried 5-2 Yes vote: Mary, Suzannah, defJhey, Heidi, Lisa No vote: Gilbert, Susan 221 E. MAIN STREET - CONCEPUTAL, PUBLIC HEARING Heidi stepped down. Lisa seated. Proof of notice was submitted to the clerk. Amy relayed to the board that there has been a change in the code and even minor developments have to post a sign on the property ten days before the meeting. Amy presented that the project is a two step review because the addition is more than 250 square feet. The proposal is for a glass conservatory over the out door seating deck at the back of the building. They will also add a small elevator so that the disabled can reach the second floor and make a slight alternation to their staircase to work with the elevator. Staff recommends approval. The design of the conservatory is somewhat ornate but there has been a lot of detailing that has been added to the back of the building and it is in keeping with the character that has been created. Katalin Domoszlay, architect was sworn in. The basic footprint of the building doesn't change. The back will be used six months out of the year. They desire to separate the books from the food. They desire to avoid food traveling from the existing dining room by enclosing the hallway to handle the disabled. The only change in the footprint is the elevator. The conservatory will be behind the existing wide guardrail so the whole feeling of the back porch will remain the same. Clarifications: 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 The hallway for the deck will be in glass. The dining number of seats will not change. The board had concerns about the lighting and the only residence is a garage with a caretaker unit above it and they are aware of the conservatory. The total FAR is 440 square feet and they are just enclosing it. The chair opened and closed the public hearing. Commissioner comments. The glassed in area during the winter will be more appealing. The board was in favor of the conservatory. The detailing that will be used for the elevator and glass enclosure should be presented at final especially the western facade. MOTION: Mary moved that HPC grant conceptual development for 221 E. Main as presented January 12, 2000 with the following condition: 1. 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. Motion second by Susan, carried 7-0 Yes vote: defJhey, Gilbert, Suzannah, Mary, Susan, Christie, Lisa MOTION: defJhey moved to adjourn; second by Gilbert. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ January 12, 2000 330 LAKE AVENUE - LANDMARK DESIGNATION - CONCEPTUAL- VARIANCES ................ 1 501 W. MAIN STREET - CHRISTIANA - MINOR - PH ................................................................... 3 333 W. BLEEKER ST. - CONCEPTUAL, PARTIAL DEMOLITION ............................................... 5 VARIANCES, RESIDENTIAL DESIGN STANDARDS - PH ............................................................ 5 221 E. MAIN STREET - CONCEPUTAL, PUBLIC HEARING ......................................................... 8 10