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HomeMy WebLinkAboutminutes.hpc.19991013 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13, 1999 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. Members in attendance were Roger Moyer, Susan Dodington, Lisa Markalunas, Jeffrey Halferty, Heidi Friedland, Mary Hirsch and Christie Kienast. Excused was Maureen Poschman. Staffin attendance were Assistant City Attorney, David Hoefer; Historic Preservation Officer, Amy Guthrie and Chief Deputy City Clerk, Kathy Strickland. MOTION: Suzannah moved to approve the minutes of July 28th, August 25th and Sept. 22, nd; second by Susan. All in favor, motion carried. The Board nominated Suzannah Reid as Chair and Roger as Vice-chair. 135 W. HOPKINS AVE. - LANDMARK DESIGNATION - PUBLIC HEARING - CONCEPTUAL MOTION: Christie moved to continue the public hearing on 135 W. Hopkins Ave. to October 27, 1999; second by Heidi. All in favor, motion carried. Yes vote: Roger, Suzannah, Jeffrey, Susan, Heidi, Lisa, Christie. 7~I & MAIN STREET AFFORDABLE HOUSING - CONCEPTUAL Amy informed the board that the architects did try to address the concerns of the architectural character of the streets fafades of the buildings. The court yard elevations need submitted and staff supports neighborhood commercial space. The landscape plan also needs reviewed but can wait till final as well as the irrigation ditch. · Sworn in were Lee Novak, Mark Mahoney, Scott Lindeneau. Lee addressed the board and the project is 100% affordable housing with a small neighborhood commercial and 10 one bedroom and one two bedroom on the third floor. Mark presented the landscape plan which is a random pattern and informal. The landscaping on the Main Street side has been downsized. In the center ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13, 1999 there is a lot of privacy shrubbery. Along the carport there are four foot high shrubs. Regarding the ditch a sidewalk will have to be provided. They are proposing a similar solution to what exists further down Main Street which has a small snow dump, a four foot sidewalk and the ditch along side of it. The snow dump and sidewalk are a city requirement. The ditch provides a nice transition between public and private sectors. It would be moved two feet to the east. Hardy plank is the proposed material which is a "cementicious" panel. It can be painted. Board and batten is in the gables and a dormer has been added on the east side of the gabled buildings in order to break it up. The west elevation has been softened up. CLARIFICATIONS Christie inquired about the distances from the development to the sidewalk on Main Street. The housing is set back three or four feet from the sidewalk. Lee said they are trying to preserve some of the distance from the sidewalk to the living room because of the potential transit stops and possibly light rail. The material selected has durability for the homeowner. Lisa asked if the same constraints regarding the ditch exist on 7~ Street, and they do. When you replicate a ditch they look different than the way they are naturally. Lee said it is not the goal to have numerous stones and flowers in the ditch. At final review if the HPC wants covenants regarding the ditch that can be explored. Jeffrey suggested restudy of the stair. Some of the buildings have slab on grade and could a basement be dug? Lee said it was $50,000 to $60,000 cheaper to just do an insulated slab. There is a 60 to 100 square foot storage unit. Heidi asked if windows could be added to the east elevations to break up the wall. Lee said on the car port level a window could be added as it would add light to that space. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ OCTOBER 13, 1999 Chairperson opened the public hearing. Roger felt that the canopy Exhibit I would be the best design for the comer store. On the hardy plank Roger suggested a paint or cement stain finish. The landscape plan, Exhibit IV should include the ditch. The dormer on the East Side is a good addition. Jeffrey felt that the hardy plank panels seemed too large and possibly the size could be adjusted on the alley building. Susan felt that the hardy plank seemed too industrial. She also agreed with Heidi about the addition of the window in the carports. The majority of the board felt that the ditch locations should not be retained if possible but due to code requirements if they have to be moved they should be simple and tree to the historic ditches that exist. Lisa said the hardy plank is a little industrial. Christie felt the commercial space was appropriate. Possibly incorporate a more traditional double hung window. Restudy bringing the buildings back further than four feet from the sidewalk on the Main Street side. Suzannah supports the commercial space and the awning is inevitable for the retail space, She feels the commercial space will be an asset to the community. The relocation of the ditch is acceptable but some control should be placed on what can be filled in etc. The hardy plank on the alley building is appropriate. Lee responded and said they will look into the hardy plank and possibly have a piece painted for final. The ditch will be addressed. Lee said he felt it important to preserve the courtyard space rather than pushing the buildings back further from Main Street. MOTION: Roger moved that HPC grant conceptual approval for 7th and Main affordable housing as presented Oct. 13, 1999 in two parts: ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13, 1999 Part I- That the HPC encourage the city to support the idea of the neighborhood commercial space. Part II 0 That the landscapeplan as submitted be approved. 2) Study the possibility of a covenant on how the ditch is landscaped over time. 3) All representation 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. 4) That the west detail is submitted showing the trim detail and that the canopy is included. 5) That the hardy plank panels are coated in same manner with a color. 6) Study the west and east elevation of the carport buildings to add wtndow or windows as presented. 7) Dormer on the east side is included at final. 8) Finding that the project meets ail four of the development review standards. Motion second by Jeffrey. Clarification: The outdoor seating ~s included in the landscape plan. The relocation of the ditch in the plan is also accepted. Yes vote: Roger, Suzannah, Jeffrey, Susan, Heidi, Lisa, Christie 205 S. MILL STREET - MINOR DEVELOPMENT Jeffrey recused himself. Amy relayed that the application is for new cell phone antennas on top of the building where Eddie Bauer is. They will be visible and possible screening should be recommended. Staff recommends that the antennas be painted to blend. MOTION: Roger moved to approve the changes for the cellular facility at 205 S. Mill Street with the following conditions: 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13, 1999 1) The applicant must paint the antennas in an appropriate color to further reduce their visibility, with the color to be approved by staff. 2) The telephone number(s) to contact in an emergency shall be posted on each facility in conformance with the provisions of Chapter 26.510 of the ,4spen Municipal Code. t-[eidi second the motion..4ll in favor, motion carried. MAIN STREET BUS SHELTER - MINOR DEVELOPMENT Jeffrey was seated. Amy submitted a photo of the bus shelter. Two bus shelters will be installed in front of the old library where Design workshop is located. Staff is recommending approval with the condition that a plan be submitted indicating exactly where they are to be located along the sidewalk. .~, Suzannah relayed that the bus stop is really in front of the medical building. Jeffrey said an example of the style is in Basalt. Heidi suggested that the color be the same as the street lamps. MOITON: Heidi moved to approve the bus shelters on Main Street with the following conditions: 1) The bus shelter installed shall match the photograph presented to HPC. 2) The applicant shall provide a site plan indicating the exact locations for the structures. 3) The paint color match the oM street lights. 4) Second by Roger. YES VOTE: Roger, Suzannah, Jeffrey, Heidi, Lisa, Christie No VOTE: Susan 100 E. BLEEKER - ROOFING 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13, 1999 Amy sta~ed that the roof was replaced with a standing seam copper roof without a permit. The house is a landmark and the request to change the roof should have come before the HPC. The copper roof is a low profile roof. Staffhas concern about the change in appearance of the building. Typically a shingled roof would have been on the house. Amy said Randall Bone at 735 W. Bleeker has the same problem with his house. A portion of the roof needs replaced and neither the contractor nor supplier will guarantee wood or asphalt shingles. Metal seems to be the way to go. Roger said he concurred with Nori Winter that metal should be allowed but it should be a very low profile. Jeffrey said the board should be careful in choosing corrugated metal because it did not exist on some of the Victorians. Historically corrugated metal was not on the "Sears model house!'. Suzannah stated that the seams can be done very differently. The copper roof on 100 E. Bleeker has a very low standing seam. Roger said the HPC should stay away from the colored roofs and not approve pro panel. The majority of the board had no problem with a low profile metal roof but the copper or zinc roof should be patina out in order to make it look natural. Amy replied that Randall's house at 735 W. Bleeker he has the same issue over the bay windows. The elevation is on 7th and Bleeker. Cedar shakes exist on the main roof. The flashing is copper. Randal's thought is to use copper for the roof. Randall said he felt copper should be used and patina it out so it matches the existing flashing. The board felt that copper was an appropriate material for Randall to use and the style should be similar to the roof on 100 E. Bleeker. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, OCTOBER 13, 1999 330 GILLESPIE - STORM WINDOWS Amy informed the board that the owner wants to install exterior storm windows in metal and they would be operable so that if she opened her historic window she could also open the storm window to get a breeze through. The windows are intended to be on year-round. The owner submitted photos of houses where the window style exist. Amy felt that having windows up all year impact the character of the historic window. There are interior storm windows available but the owner probably does not want to see them on the inside of the house. Her concern is that metal storm windows were denied on the Mullin house and HPC approved the use of wood storm windows. The board felt that a site visit was needed in order to look at other existing storm windows. MOTION: Roger moved to adjourn; second by Suzannah All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OCTOBER 13, 1999 135 W. HOPKINS AVE. - LANDMARK DESIGNATION - PUBLIC HEARING - CONCEPTUAL 7TM & MAIN STREET AFFORDABLE HOUSING- CONCEPTUAL .................................................. I 205 S. MILL STREET - MINOR DEVELOPMENT ................................................................................ 4 MAIN STREET BUS SHELTER - MINOR DEVELOPMENT .............................................................. 5 100 E. BLEEKER- ROOFING ........ ~ ......................................................................................................... 5 330 GILLESPIE - STORM WINDOWS ................................................................................................... '7 8