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HomeMy WebLinkAboutminutes.hpc.19990908ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 Chairperson Suzannah Reid called the meeting to order at 5~00 p.m. Member in attendance were Roger Moyer, Susan Dodington, Lisa Markalunas and Christie Kienast. Excused were and Maureen Poschman, Heidi Friedland and Jefkey Haferty. Staff in attendance was Assistant City ^ttomey, David Hoefer and Historic Preservation Officer, Amy Outhrie. 7TM & MAIN AFFORDABLE HOUSING - CONCEPTUAL REVIEW AND PUBLIC HEARING Affidavit of notice was entered into the record. Sworn in were Scott Lindeneau, Mark Mahoney, Lee Novak, Leslie Hoist, Danny Abbott, Tawnya Terry, Roget Kuhn and Glenda Knight. Amy presented an overview of the project. This is a vacant lot on the comer of 7th and Main Street commonly know as the Christmas tree lot. The proposal is an eleven unit multi-family housing development with a small comer commercial space. No historic buildings are directly being impacted. With the review standards the project is generally compatible with the character of Main Street which is historically a mixed use neighborhood with commercial buildings, residential buildings, churches etc. The designs play off the Victorian era buildings but is obviously a new structure with the use of contemporary materials. The building is broken up into groups of structures with a comer flat roofed element and a gabled element next to it and an alley element. Staff felt that on the proposed landscape it seem somewhat rigid for Main Street. It is in character with the architecture of the building but not with the kind of "open front yard" look, which is more traditional for the neighborhood. Staff is also concerned about the historic ditch and how it is addressed. There is a desire to have a sidewalk in front of the building and there is a transit stop plan and HPC will have to help resolve the ditch situation. A recommendation for the commercial store is to clip the comer and have the entry focused toward the comer instead of along Main Street because there are transit stops on both sides of the project and that is a traditional feature of commercial space. There are certain element of the project that are really not for the HPC to decide and they are setback requirements and height requirements that are to be handled by Planning & Zoning but the HPC should be aware those elements. Staff supports the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 comer store because it is part of historic preservation to create livable and "walkable" communities. The courtyard facing elevations are missing which will need to be provided for final review. Scott Lindeneau relayed that the project is a mixed use building which reflects its program with the use of flat roof and store kont imagery and fenestration patterns. It is the anchor for the end of Main Street and is a very visible site. The building steps up in the comer then steps down as it progresses to the residential area. The rhythm comes to the end of Main Street with a flat roof. Very traditional materials will be used, clapboard, shingled roofs, some store konts in the commercial aspect and some hardy plank boards which is very durable. Scott said in the past the housing projects replicated too much Victorian. And this project only reflects some Victorian. Lee Novak said they are open to the direction of the ditch. They want to make it work with the transit and commercial as well as preserving the historic aspect of the ditch which is creating open water of the same size and scale and functions the same way. The trees in the front are a concern to the HPC and how do you balance historic, commercial and privacy. Mark Mahoney relayed that on Main Street there is a required sidewalk and snow storage and the proposal is to move it three or four feet and the flow and proportions would be retained. There is no sidewalk now until Fifth Street but there are plans to have a pedestrian walkway. A lot of the project is predicated on the future so the intent is to make the project flexible enough to amend. Lee relayed that the housing authority is trying to do a few things that have never been done before and one is the neighborhood commercial which will bring vitality to the comer. The transit is on that comer and head lights are Shinging and it is a difficult area to live. They are also trying to incorporate "green building ideas" environmentally sensitive materials. They are looking at a highly efficient broiler system and high levels of insulation. Another issue to be aware of is the parking and the carport can handle eight cars and they have eleven units. That is not enough and the idea came up of a remote parking alternative. Possibly if you live in this complex you will not be allowed to have an on-street parking permit. Parking is a huge concern to the 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 neighborhood since the proposal is to under-park the project. The fear is that the over flow will impact their neighborhood. Studies show sufficient parking in the neighborhood but it is difficult to balance out. Mark said the height limit is 30 feet and all the other buildings are around 25 feet. Commissioner Comments: Buildings look modem and since they are quite visible possibly the detailing could be changed. Is the parking on the street that exists now to remain and where will the people going to the store park they vehicles? Lee said if the rail occurs, parking on Main Street will go away. The goal is not to create parking for the commercial store but to service the west end of town with a small store. They are hoping the vender who occupies that space will not attract people who drive but attract people who have businesses on Main Street for sandwiches, milk etc. Roger inquired about the storage and how much is available. It has not been completely laid out but probably between 60 and 100 square feet per unit. The commercial gets 200 square feet of storage. Lee contacted Fleisher Co. and explained that they will probably be used for marketing the space and help run the RFP process. They would like to keep the cost of the commercial space low around $20. a square foot but that has not been determined. Mark said the material used on the Aspen Physics is hardy plank. Lee introduced the Entrance to Aspen report prepared by Oteck. All of the transportation issues are up in the air because no one really know what will happen. Chairperson Suzannah Reid opened the public hearing. Danny Abbott relayed that he has problems with the parking and project. He said they have 11 units and 23 vehicles in the West Hopkins AH. In his neighborhood the parking is taken up by the Historical Society when they rent 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 the barn out £or weddings and parties. The Marolt Housing overflow also parks in his neighborhood. The office building at the corner, Allstate Ins. has eight vehicles parked on the vacant lot every day. There are actually only five parking spaces available. Since the project is in the historical neighborhood the roo£ should be a gabled roo£. It doesn't matter what anybody says there is no parking. Tawnya Terry relayed her concern is parking and she lives in the West Hopkins AH project. Her unit was reduced in height because it was over the height limit and she is concerned about the 30 £oot height variance. It is loss o£ view to l~ed Mountain. There will also be increased tra£fic impacts in the alleyway and she wants to be assured that the alley will not be blocked during construction. She also inquired about the trash area as the common space is in the middle. She also £eels that the construction hours should be limited to 9~00 a.m. to 6~00 p.m. - M-F. l~oget Kuhn said he has nothing against employee housing but each unit should have one parking space. He £eels it is too massive £or the area and he has not heard o£ any support £or it. Lee asked i£ he could take photos kom Tawnya's unit to see what impacts could be addressed. He also said the trash area is enclosed. Benedict Commons is available £or some overflow parking and it is 3¼ o£ a mile away. Les Hoist said projects like this have been success~l in other areas. The little commercial spaces work and they reduce tra£fic noise. On the automobile there are no answers but his suggestion would be one car per unit and then you have to park your other cars at the airport or someplace else. This is the per£ect test program to reduce the automobile. Hlenda Knight also stated that she lives at West Hopkins. Her concern is that the density should be £or the eleven units and not have the commercial space. Lee said the proposed space £or the commercial is not really a good area £or residential due to car lights and the two transit areas on the corner. It is proposed to be a three-story building. Two units on the ground floor are proposed and two units above. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 Chairperson Suzannah Reid closed the public hearing. Underground parking was brought up and Lee explained about the radius issues, ramps and turn around on the site and the difficulty it would be to do. The cost of doing it starts at $25,000 per space. Commissioner Comments Regulation of the hours of the store due to the residential area and noise it may produce. The two gabled buildings detailed to look softer. Members are concerned about the positioning of the ditch and the height of the comer building (30 feet). The parking is obviously a problem. Encourage that the ditch should remain in its historic location and members supported staff' s recommendation on the new landscape plan. Massing of the west faCade too heavy. The western faCade needs restudied, as it is too sterile. The store is a valid thing to have happen but someone in the convenience store business should be consulted regarding the placement of the entrance. Possibly in the covenants you could specify only one car or provide underground parking and rent it out. Roger recommends that the storage issue be addressed for bikes, windsurfers etc. because those activities are the Aspen life style. Suzannah relayed that he felt the three story and smaller buildings on the alley and inside the block were appropriate. The architecture is reminiscent of the mining structures. She also agreed with staff that the landscape plan is too formal and other member reiterated the same concern. Lee responded that fenestration and detailing will be addressed at final. There is no desire to take the ditch out of the linear pattern. Regarding the storage issue of 60 to 100 square feet it is difficult to find AH housing in town 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 with store and unless you have a garage it is difficult to store a kayak. They are trying to balance the cost vs. livability. Scott said the flat roof was formed for efficiency as it will retain snow and the gable would shed snow onto the sidewalk. Also the flat roof addresses drainage problems and the flat roof has a two face on it, Main Street and Seventh. If a gable were put on it would address Main Street only. There is a setback issue from the street regarding the ditch. Amy said a height variance would be needed for the store but it is calculated differently and the top of the flat roof is not over any height limit. Roger said there are too many outstanding issues, parking, storage, neighbor concerns and they need to be constructed well. MOTION: Susan moved to continue the conceptual approval of 7th and Main to a date certain, October 27th; second by Roger. Yes vote: Christie, Susan, Roger No vote. Lisa, Suzannah Passes 3-2 to continue to Oct. 27th Lee asked for direction. Members responded the west faCade and parking issue need resolved. The concept on the comer of the Mesa store will probably work but it needs more work regarding the materials, colors etc. Roger said the stairway takes up an immense amount of space and there is nothing friendly about it. Maybe it could be removed and you could have more room for storage and other things and the access could be done in another manner. When you look at the two buildings on the left they look like two big boxes on a tiny little pedestal and there is something that doesn't work there for the average person. There is nothing friendly about the design. Architecturally it is great if you are into architecture but most people aren't. Give the community something that will work for them. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 426 N. 2na STREET - MINOR REVIEW - PUBLIC HEARING- VARIANCES Affidavit of notice was entered into the record. Jess Pedersen, architect was sworn in. Amy Guthrie informed the board that the project is on the comer of Second and Smuggler Street and it is a 9,000 square foot lot-facing Smuggler. It is an historic cottage and in 1970 an addition was added behind it. This is a project that the Colorado Historical Society uses in their slide shows of good additions to historic buildings. It is off set from the historic structure and is smaller than the historic structure and has subtle architectural detailing, particularly the tall windows that distinguish it as new. What is being proposed tonight is 140 square foot addition on the West Side of the building which is the most appropriate place to do an expansion to this structure. The architecture is in keeping with what already exists on that part of the building. MOTION: Roger moved to approve the proposal for 426 N. 2nd Street with the following conditions: 1. HPC recommends landmark designation be approved by City Council. 2. HPC grants' a 5' rear yard variance finding that the setback variance allows the new construction to be located in the area which has the least impact on the historic structure. 3. Staff recommends that the applicant be required to obtain an encroachment license for the two parking spaces currently provided along Second Street. 4. HPC waives the floor area penalty in regard to existing windows on the house. 5. The peaked window in the new bay window on the west elevation shall be eliminated because it does not comply with the "Residential Design Standards'." 6. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 7. 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 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 8. 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 Susan. All in favor, motion carried 5-0. Yes vote: Christie, Susan, Suzannah, Roger, Lisa. 406 E. HOPKINS AVE. ISIS THEATRE - AMENDMENTS TO FINAL Proof of notice was entered into the record. Charles Cunniffe and Jeffrey Lester were sworn in. MOTION: Roger moved to approve the new windows on the north side of the free market unit as proposed, and to deny the request for transom windows, a "Residential Design Standards" variance and the rooftop deck, motion second by Lisa. Motion carried 3-2. Yes vote: Roger, Lisa, Suzannah No vote: Christie, Susan MOTION: Roger moved to adjourn; second by Susan. All in favor, motion carried. Meeeting adjourned at 6:30 p.m. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 8, 1999 7TM & MAIN AFFORDABLE HOUSING - CONCEPTUAL REVIEW AND PUBLIC HEARING - 1 426 N. 2N~ STREET - MINOR REVIEW - PUBLIC HEARING - VARIANCES ....................... 7 406 E. HOPKINS AVE. ISIS THEATRE - AMENDMENTS TO FINAL ................................. 8 9