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HomeMy WebLinkAboutminutes.hpc.20070523 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 408 E. Cooper Ave. - Aspen Sports - Minor Development .......................... I 202 N. Monarch, Substantial amendment, public hearing.............................. 3 Conner Cabins - Mondry Loft view plane review......................................... 5 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 Chairperson Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Alison Agley, Brian McNellis and Michael Hoffman. Sarah Broughton was excused. Staff present: Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk Jim True, Special Counsel MOTION: Alison moved to approve the minutes of April 11, 2007; second by Jeffrey. All in favor, motion carried. Disclosure Jeffrey will recuse himself on 202 N. Monarch MOTION: Michael moved to continue the public hearing and Minor Development of Caribou alley until June 13th; second by Alison. All in favor, motion carried. MOTION: Jeffrey moved to continue the public hearing and final development of 332 W. Main until June 13t\ second by Alison. All in favor, motion carried. 408 E. Cooper Ave. - Aspen Sports - Minor Development Joe Larkin, manager of Aspen Sports Amy said the hearing in August is represented by option A in your packet. Staff does not support option A. There was discussion about how the existing building could or could not be modified to maintain more of the existing architecture and the applicant was asked to look into that. They proceeded then to look at their interior and prioritize that in the off season. There are 3 options on the table. A. Option A removes the arches on the ground floor and adds some new raised paneling details on the upper floor, new awnings and new cornice line. Staff does not support A because it does not meet the guidelines because there is no differentiation between the ground floor to the upper floor. Some of the details and the way they are handled such as the cornices and the prominence of the stucco are not consistent with the context of the guidelines. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 B. Option B clads the whole building with new materials. Adding additional cladding over the property line requires an encroachment and there is no assurance from the Engineering Dept. that they will approve that encroachment. There is inconsistency of the transparent ground floor and the more opaque upper floor. C. Option C goes a little too far to replicating the Victorian architecture. Staff feels the design complies with the commercial design standards but cannot support compliance with the HPC guidelines. Joe Larkin said they have practical considerations to work with and option A works for them. Maybe we can work with that design. Joe said he feels the design is consistent with the historic district. Amy pointed out that the HPC cannot make a motion to something that increases FAR due to the moratorium. If the size of the building increases they might have to comply with the affordable housing mitigation requirements. Alison said option A keeps the existing windows upstairs. Chairperson, Jeffrey Halferty opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Brian said he appreciates the three options presented. Option C is the most attractive in terms of materiality and the way it speaks to the streetscape but we also have the problem with the FAR. Maybe the solution should be a meshing of A and C. On option A the design conflicts with guideline 13.17. If you take of the arched fa~ade you have the bottom row of fenestration that matches the top. The detailing in option A could be incorporated to comply with the guidelines. Alison said in reading staffs comments and trying to come to a conclusion with this, is there something we can do with A that changes the new metal cornice to be more integrated into the fa~ade. Since you were willing to do new windows in option C could you pull out the existing windows in option A and keep the recessed deck so that you are not adding FAR and do the punched windows in A. Alison agreed with Brian that the materiality of option C fits more with our guidelines. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 Michael said the board should not accept multiple drawings at a hearing because it turns the meeting into a work session. Option C is an attempt to mimic the Victorian. He also agreed with Brian that the fenestration of option C could be incorporated into A. Alison said at the next meeting we need to be clear about the FAR. Jeffrey said the merge between option A and C would be more respective of our guidelines. The metal cornice on option A would also need an encroachment. The project and architecture are improving each meeting. Joe said he is clearer on the direction. Joe recapped on the material, C vs. A. We stay with the setback on the second level and change the windows out. Joe asked HPC if they felt that the cornice was preferable. They added it in as an accent. Amy pointed out that the cornice is probably in the view plane. Joe said they will probably come back with a design without the cornice. MOTION: Alison moved to continue 408 E. Cooper to July 25th; second by Brian. Motion carried 4-0. Roll call vote: Brian, yes; Alison, yes; Michael, yes; Jeffrey, yes. 202 N. Monarch, Substantial amendment, public hearing Affidavit of posting - Exhibit I Letters of support - Exhibit II Sara pointed out that the property was condominiumized and sold to Sallie Golden and Carlie Siemel. The connector piece and addition are being amended. The amendment will shift the garage doors from facing Bleeker Street to face east. The form, height, materials, fenestration of the connector piece have been changed. They are also proposing to recreate a fence that existed and install that around the property. To be clear there is no undeveloped FAR available on this site anymore because it has been condominiumized. They are maxing out the FAR 2,527 square feet which are what was approved with the development order. Design changes: The connector piece for the south elevation facing Bleeker Street has a lot of glazing which staff finds creates a very good distinction 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 between new and old construction. One of the main changes was the removal of the glass railing. There is a shed roof and then it is flat on top and then the deck which fits nicely in that area. The addition is I Yz story which is appropriate for a historic Victorian of this size and it will act as a buffer or gradual step between the redevelopment of the Victorian and the redevelopment of the property to the east. The form with the sharp gabled roof is also appropriate for this location. For the material palate there are two scenarios. The first is a slate for the rear addition. During excavation they found brick and possibly reusing the brick for the addition might work. Staffs concern is that the brick might blur the new from old construction. Brick and slate both have their props and cons. The applicants are intending to restore the house to its historic green color. Overall staff recommends approval of the amendment. Sara pointed out that the legal description is Unit A lot 1. It has been asked that the total square footage be indicated in the resolution. Sallie Golden, Carlie Siemel, owners Don McDonald, architect said the house was the driving force for the project. The dark gray slate would be subservient to the building. After finding the brick we decided to study integrating the brick because it was salvaged from the site and it is old and it would be better to not have to ship slate from Pennsylvania. Don said the fence will be mahogany which will last numerous years. Don also said the garage doors will be zinc. Carlie said the driveway turn is a 15 foot diameter metal plate that is sunk into the ground and has ball bearings on the outside and a pivot point in the middle. It is rated for 30,000 pounds. You drive onto it and it turns. Vice-chair, Michael Hoffman opened the public hearing. Tim Semrau indicated that he owns Unit B, lot I. Tim requested that the legal description be corrected. Tim asked what the driveway material would be. Don said it hasn't be decided yet. Sara said the material can be approved by staff and monitor. Sallie indicated that they will work with Tim on the driveway material to make sure it is consistent and fits in historically. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 Vice-chair Michael Hoffman closed the public hearing. Alison said the brick will differentiate between the old and new. It is nice not to see the garage door from the street and if the lazy susan works that would be great. The fence sounds like it will be beautiful and the material selection of mahogany will stand up. Brian said he is in favor of the fence. Putting the garage door around the back is a good achievement. Michael said the design of the addition is very well done. It makes sense to us the brick on this addition. MOTION: Alison moved to approve Resolution 21,2007 for 202 N. Monarch Street with the following additional conditions: 1. The correct legal description be added. 2. Adding to condition #4 that the driveway material will also be approved by staff and monitor and the easement holder will also approve the driveway material. 3. The brick detailing on the new addition will be looked at by staff and monitor. Motion second by Brian. Roll call vote: Brian, yes; Alison, yes; Michael, yes. Motion carried 3-0. Michael is the monitor. Conner Cabins - Mondry Loft view plane review Jeffrey was seated. Affidavit of posting - Exhibit I Amy said HPC review the project and the Planning & Zoning handled the fact that the project sits within two view planes that originate from the court house. It mostly affected the loft area of the western unit adjacent to Conner Park. It was granted to encroach slightly into the view plane. Before HPC tonight is to reconfigure the deck space on the upper floor in a way that requires an extended railing into the parapet. The proposal is glass and will be transparent. Staff finds that it is a very minimal and negligible change to the proj ect. Mitch Haas said the view plan standard has changed. We feel this is less than minimal in the view plane. Each deck has a different layout and calculation. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 23. 2007 Chairperson Jeffrey Halferty opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. MOTION: Michael moved to approve Resolution #22 for a view plane review variance for 530 'lj E. Hopkins Ave., Conner Cabins; second by Brian. Roll call vote: Alison, yes; Michael, yes; Brian, yes; Jeffrey, yes. MOTION: Jeffrey moved to adjourn, second by Brian. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 6