ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012'
Chairperson, Ann Mullins called the meeting to order at 5: 00 p.m.
Commissioners in attendance: Nora Berko, Willis Pember, Jay Maytin and
Jamie McLeod.
Staff present:
Jim True, Special Counsel
Debbie Quinn, Assistant City Attorney
Amy Guthrie, Historic Preservation Officer
Kathy Strickland, Chief Deputy City Clerk
Motion:
second
Jay
by
moved
to approve the minutes
of
March
14th
and
March
28th
Nora. All in favor, motion carried.
Disclosure: Nora will recuse herself on 217 E. Bleeker.
302 E. Hopkins Ave. - Final Major Development and Commercial
Design Review —Public
Hearing - cont' d from April 11, 2012
Amy said at the last meeting conceptual approval was granted that
demolished a small non-historic addition at the back of the addition of the
existing White House. No new excavation or anything will occur to the
historic house. A modern brick veneered addition will be added at the rear
be slightly relocated. HPC granted an exception
from the view plan regulations because the project is so low that it doesn' t
and
the historic' shed
will
affect the view plan and you granted a small exception to the minimum size
for utility/ trash storage area.
front porch and HPC waived
HPC looked at the ramp that will go up to the
some
parking
requirements.
HPC asked that
around the historic shed that the new addition be somewhat modified to give
a
little
more
breathing
room.
Staff is recommending final approval with
conditions.
The project has four different sources of light added to it and staff
recommends at the front porch a recessed light be installed and that one of
the other fixtures be dropped to simplify the project. A light is proposed on
the
historic
thinking
shed.
the
The landscape plan was discussed and the applicant is re-
outdoor
seating
plan.
We need to make sure the grading around
the ramp is accurately represented because in order to not have a handrail
there was to be a swale and that really is not conducive to having an outdoor
dining area. We need a little more information. The globe spruces around
the house might add too much moisture at the base of the building in a way
1
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
be helpful. The utility
is
in
They
are having trouble getting all the cabinets for utility meters inside the trash
that
t
wouldn'
also a work
progress.
The plan in the packet shows three cabinets being mounted on the
area.
back
area
of the
historic
shed which we
think
needs restudied.
We don' t want the
historic shed to be a landing ground for things that are out of character and
maybe
they
should
be hidden
somewhere else.
When we get to the
construction stage we would like to see an actual sample of the brick that
will
be
deck
used
for the
will remain as
credit
We would also like to confirm that the historic
addition.
it
will
have
a concrete
ramp coming up to it. A letter of
for $ 15, 000 is needed for the protection of the shed and information as
to how it will be stored.
Brian.Biel
Matthias Lenz
Brian said the canopy over the entry is very thin and that might complicate a
recessed
fixture. There is a 24 inch wide space between the expansion and
the shed. We
feel it is
wide enough
to' have
access and
to
maintain
it. The
expansion is now set back 18 inches from the west property line and we
added a landscape strip to soften the hardscape in that area. The utility
meters that back up to the historic shed we are working to combine those
into
a single cabinet.
We have lowered the height of the addition 2 1/ 2 feet.
We have added a decorative metal cap to the top of the brick to give it a
termination. We will keep the paint colors of the Shepherd House
visual
intact. The materials for the addition we like the idea of reclaimed brick
veneer.
fine
On the window system we are choosing a steel structure with a very
mullion system.
glass style and a
decomposed
it
somewhat.
sconce.
On the door it would be a wood door with an open
bronze kick
plate.
granite material.
On the patio area we are proposing a
The landscape in front of the addition softens
If the recessed light isn' t possible we could use the existing
We will have a menu board on the side entrance.
Jamie asked about the door of the shed swinging out and will that be an issue
with walking by on the sidewalk. Amy said they will have to work that
issue out with the Engineering Department.
Dana Ganssle, Rowland Broughton
From a life safety perspective they would like to see the door swing out but
from
an
Engineering
perspective
doors
set of code requirements.
2
should
swing in. It is a conflicting
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
Ann clarified that tables and chairs will be on the west side only.
Nora suggested putting the utility boxes on the brick addition rather than on
the shed.
Matthias said there is not enough room.
Matthias said Engineering requires that the door be open or accessible at all
times
and we would
like to have this
space secure.
When we looked at
putting them inside the trash area there is little space.
John Olson said it was mentioned at the last meeting that the alley should
remain clean and without clutter.
Dana said one constraint inside the trash/ utility space is a gas riser that will
be maintained. If we were to shift the door we need 36 inches between the
gas and electric.
Nora said the utilities are proposed to go clear up to the shutters on the
historic shed which might not be appropriate.
Jay said the question is whether or not it is appropriate to put the utilities on
the shed.
Brian said we like the veneer but we are also considering maybe it should be
a more uniformed
brick, i. e. tumbled. We are still in the process of
gathering the samples.
Matthias said we presented the photograph for this meeting and then we
would work with
the
monitor on site
for the final
selection.
Amy said she
suggested looking at the colors on- site due to the many different materials
surrounding the house. The philosophical discussions in the past are
whether a faux aged effect should be on the addition or whether it should be
a new fabric.
Willis said the true historic record could be obscured with a tumbled brick
product and
it doesn' t
match
anything historic.
Amy said some of the
tumbled brick in town looks worse and more beaten up than the actual
historic brick in town.
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
Chairperson, Ann Mullins
hearing. There were no public
comments. The public hearing portion of the agenda item was closed.
Jay
said
this
is
opened
the
public
The brick and decomposed
a great project and you are close.
granite could be a monitor sign off. The fixture on the shed is not .
appropriate and
there should
be
I would agree about
another solution.
leaving the original sconce on the porch if the recessed light doesn' t work.
Jamie said at conceptual we gave the applicant a reduced footage for the
be
in it.
Having the utilities
on the shed dominates that entire façade that we were trying to keep open for
a visual effect. On the light fixtures I would look at having whatever
fixtures that
should
the
that everything could
area and
utility
are on
be the
same as
the historic
the
same one on
the
ones on
the
retained
resource match.
shed.
addition.
The same one at the front
I would support the alley lights being
In regards to the landscaping we need
a photograph of what it looks like with the tables and what does it look like
in the
winter season.
At the entry there is probably not enough thickness to
do a recessed light.
Ann said we need a much more detailed landscape plan and samples of
materials.
We
serviceberry
during
to
need
might
see
not be
construction.
how the ramp works. The
We also need a tree protection plan
the grading
needed.
plan
to
see
I' m not sure the shrub row is needed in front of the
You have such a clean box of a building why fussy it up with
landscaping. In terms of the addition, should it be new materials or fake old
addition.
materials.
would
of
the
be
I tend to think it
more appropriate
brick.
approved.
should
be
new material.
than the metal one.
Maybe a brick cap
We also need to see samples
With regard to sketches we are trying to see what we have
Outdoor furniture has a real impact.
Nora commented that we need a little more visual photographs or sketches
as
is
to
what we are
preferred and
going to
the
see.
The
light fixtures
space
is
Recessed lighting
I feel strongly about the
quite small.
should match.
utilities and the boxes should not be attached to the historic shed which is
very visible when you walk down that street.
Willis said he would defer to the comments made by the other
commissioners.
We
need
to
see sketches of
the tables
and chairs.
the two foot slot could be an accessible area for the utilities.
4
Maybe
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
n
Jay said conceptual was granted with the condition that all the utilities would
fit in the
area and
that
area needs re- designed.
We are all concerned about
being attached to the historic shed. The application is very close
and basically no materials were presented. We need a real good
representation of what is being approved.
utilities
MOTION:
Jamie moved to continue 302.E. Hopkins until May 9th with the
following recommendations:
Revised landscape
plan; revised renderings of what we are
approving;
all
materials represented; revised lighting plan and fixtures; and the utilities
plan. Motion second by Ann. Motion carried 4- 1.
Jay opposed.
Matthias said it has been very difficult giving up space with the trash
enclosure.
nice clean
We are still working with the Engineering Department to get a
box.
We are trying to relocate some inside the enclosure.
Willis said this is a nice looking project and jt is only these last few issues.
On the tables and lawn the ramp has a difficult angle and I am not sure how
that will work for circulation as you are stepping sideways.
Matthias said-we know we can make it work if we keep the trash enclosure
door unlocked.
320 Lake Ave. —Final Development— Public
Hearing-
cont' d from
April 11, 2012
Amy said conceptual was approved in December. The approval involved
demolishing some non-historic additions on the Victorian and picking it up
and
moving it toward the
standards were reviewed.
south and
adding
on again.
Hallam Lake bluff
At the last hearing the existing encroachment
along the north side yard required that all.new construction meet the setback
Instead of the jogged wall they have now designed the project
setback requirements on both sides. They shifted
everything down a little. Since the house is being moved anyway that is an
appropriate way to not encroach on the neighboring house.
requirements.
so
that
In the
it
meets the
staff memo
there are a
few things for discussion. The roof form of the
new addition has been changed to a flat roof which conflicts with one of the
guidelines which states not to use flat roofs in residential additions where
the historic building has a gabled roof. Staff has gone back and forth with
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
this because it does reduce the profile and it allows for flat roof surfaces to
meet the historic building insteadof other forms that might not be ideal. The
flat roof might be suitable and reduce some of the impacts on the new house.
On the lighting plan we feel there are too many fixtures particularly on the
front porch. There is reference to pathway lighting,in the front but no fixture
proposed. Illuminating the pathway you are conflicting again with the
presentation of
the
historic house to the
street.
On the landscape plan a
fence is indicated but we have no elevation as to what that would look like.
HPC
needs
to
the
see
material
for the pathway. On the addition the proposal
is metal siding which will appear from the street like a painted material.
There is a stone veneer proposed for the single stall garage which needs
discussed.
It is a light hue veneer and there aren' t any stone outbuildings in
HPC did
town.
approve a
brick
garage addition on
the Blue
Vic. We will
also need some information how the house is going to be relocated and we
will
letter
also need a
of
credit to
ensure
that it is done safely. The stone on
the historic house needs to be salvaged and reused instead of using a
different material.
Rich Carr, architect presented a street prospective with the changes from
The main difference is that the house has shifted slightly to the
The slightly angled roof has changed to a flat roof. We shifted the
conceptual.
right.
house five feet to the south to maintain the five foot setback on the north
side.
The floor
amount of
plans are
lighting
and a connector.
the
proposed.
Rich went
We will reduce the
same as conceptual.
We have a one car garage with a gabled roof
over
the
elevations.
The windows are similar
and the massing the same and we will probably move one window around.
Rich
presented red
line
elevations of conceptual
to
final. The profile of the
building has been changed. There is a glass railing on the east side and on
the
north side a wood
railing. The fenestration has all changed.
Jamie said it looks like there are additional windows on the historic resource
that
were not
there.
Rich said there are two small windows that are existing
low to the floor.
Rich
went over
the materials.
For the garage addition we would like to do a
light limestone with a similar pattern to the historic resource in terms of
vertical scale which
is 4 inches. The
elevations show a wood shingle on
grout would
the
black.
6
garage.
be the
same color.
The
The window color will be
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
Shannon Murphy, landscape architect
All of the street trees will remain with the historic house tucked underneath.
At the porch we will do a perennial garden that will extend out four feet.
The front
walk cuts
through the two existing trees.
The driveway coming to
the garage will be a cobblestone with a slight separation of lawn between.
We are proposing a fence that is set back from the front porch which will be
wood. The fence contains the front yard and most of the outdoor living
space occurs at the back.
Nora
said
but
the
asked about
they
can
keep
not original
wrought
the
to the
iron fence
and
fence if it is historic.
if it
can
be
retained.
Shannon
Amy said it could be historic
More research needs to occur.
site.
Shannon explained that the lawn just carries through the side yard and in the
back there would be a stone terrace.
Ann
asked what
the existing
Shannon said we will do an
plant materials are.
evaluation of what is existing now that it is spring and things are starting to
grow.
The street trees will remain.
Ann said Amy suggested that the existing foundation be reused.
Rich said when they remove the house we will take all the stone off and we
can reuse
it
on
the
foundation. We will maintain the vertical dimension of
the stone foundation.
hearing. There were no public
The public hearing portion of the agenda item was closed.
Chairperson, Ann Mullins
comments.
opened
the
public
Willis said the commissions sticking point was the north setback and the
applicant
has
conformed
to the setback requested.
The stone for the garage
is subordinate to the clapboards of historic house and the applicant explained
very
well
also
very
joints.
the
the dialogue;
similar.
four inch
exposure on
the
clapboard.
The color is
I feel it will look quite handsome with the horizontal
The historic resource will not be compromised by using the stone on
garage.
The flat roof presents a lesser profile and it is an improvement.
Nora thanked the
though the
flat
applicant
roof
is
not
for
in
applicant
for the
our guidelines
it
material samples.
Even
gives more presence
to the
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
original
The stone garage works well with the historic house as
house.
opposed to a metal garage.
Ann
also agreed that
single car
the
garage the
window on
the
questionable and
is
stone
lighting
not
being
the
project much cleaner.
a successful material.
be
plan and simplified.
As a
Possibly the long skinny
it doesn' t
relooked at as
appropriate with
quite work.
We
The pathway lighting is
the historic
Maybe another
resource.
On the cobble stone there seems to be one too many
alternative can occur.
of stone
roof makes
garage should
also need a clearer
types
flat
introduced. The fence design
needs
to
be done. For the
landscape plan you need to indicate which plants will be saved and
protected.
to
be
There should also be some kind of fee if the plants were intended
saved and then
they
weren'
t saved.
We need to start taking the plant
materials as serious as the historic resource.
Jay
said
it is difficult
the
when
site plan changes at
final
and
the
roof plan.
I
am not saying the changes are inappropriate or in the wrong direction but we
spent so much time determining where this house is going to be placed and
then it gets moved. The garage materials are interesting and I think it will
work well. The only thing I would require is that the old fence before it is
removed be approved by staff and monitor and subsequently the new fence
needs to be approved by staff and monitor.
Jamie
flat
commented
a great project.
roof, site change, window changes and
garage
six
is
that this
horizontal line
foot
wood
fence
should
needs
be the
to be
I' m ok with the changes of the
fenestration. The stone at the
same as
the
reviewed with
historic
the
resource.
monitor.
The new
The trees in the
front also need to be protected.
MOTION: Ann
moved
to
approve resolution # 9
for 320 Lake Ave. with the
following conditions:
1 as it stands
2 a new lighting plan that restudies the path lighting and simplify the light
fixtures.
Amended landscape plan showing existing trees and shrubs and protection.
Design for the wood fence.
Location of the wrought iron fence and if that will stay.
A more detailed landscape plan after inspection of the site.
6 as it stands
7 eliminate
8
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
8 as it stands.
Ann
stated
in the
inserted the
Motion
conditions as stated above.
Willis,
vote:
2, 3, 4, 5
resolution she eliminated
yes;
Nora,
Jamie,
yes;
yes;
Jay,
and # 7
second
yes;
condition and
by Jay.
Roll call
Ann, yes. Motion carried
5- 0.
217 E. Bleeker— Final Major Development— Public
Hearing
Amy said here is an historic barn on the vacant lot and a large tree at the
front.
For final there has not been any changes to massing or site planning.
At conceptual HPC granted a 250 square foot FAR bonus with the condition
that no alternations occur to the historic structure, only restoration where
possible.
The
staff memo
focuses
on materials.
There is not a lot of land to
do landscaping because the tree occupies a-large footprint in the front and
there
are minimal setbacks on
siding
and not stucco.
whether
they
operation of
stone
they
is
should
the
be
topic.
casement or
Staff recommends wood
be
double
hung.
Staff recommends that the
simple one over one and no
divided lights. The
The applicant has proposed two options for stone and
are not native stone.
some
side and rear.
The packet also includes choices on windows
window
another
the
The character and coursing of the stone needs
relationship to the historic
One sample is larger pieces but the
shed.
face is rough and the other stone is very rough face ledge stone which is not
really
related
to this vicinity.
Staff recommends final approval if there is a
solution to the three issues mentioned.
Jamie said she recalls the 15 inches that was recommended at conceptual was
for the garage only.
Karen Kribs, applicant
Karen did a power point on the changes. The trim on the barn is 5 1/ 2 and 3
2.
The
window
exposure of
exposure.
inch
the
in the barn
will
be
clapboard and on
restored.
the barn
Another discussion was the
it is
six
inch boards
with
4 '/
4
We are now showing 8 inch exposure but we can do six or four
exposure and
brought up. There.
town. The stucco that I thought about
I can be flexible. The
stucco was also
really isn' t a lot of stucco used around
was a flat granular surface stucco. If the HPC feels stucco is inappropriate
we can replace it with a vertical wood and the the wood would be
differentiated with different colors.
9
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
With
regard
to the
windows
I took my
cue
from the houses
on
the
street.
I
like the divisions but I can be flexible with less division or no divisions.
hung windows were presented. The window
company has total flexibility as to where to put the middle sash and the size
Photos
of casement and
double
and shape of the divisions.
The
stone
of stone at
but I
can
is the last issue.
We are only going to have about 20 to 22 inches
bottom
house. I thought a smaller stone would work
the
be flexible
of the
and
do
a
larger
stone, more rectangular.
We can do the
larger stone but will keep to warmer colors, tan and brown.
For the walkway we have been in meeting with the Engineering Department.
They suggested a walkway that is not impervious so we chose pavers. They
are set in a combination of sand and gravel so that the water drains through.
The pavers selected would coordinate with the stone selected.
On the
lighting
it is
straight
forward. The mushroom lights there are a pair
step going up to the front, a total of 3 pair. On the front porch we
do a single or a pair. The decorative light is preferable. The only
on each
could
lights in the front
of
the
house
the sliding
of
there
along the pathway
could
be
a pair
on
the
and on
the
outside.
front
porch.
On the back
One light is proposed over
door.
the house.
At the front
bed is
are
One light is proposed over the door coming out of the back
Also one light is proposed next to the door going into the barn.
of
the house there
also proposed.
are wild rose
bushes that
can
stay. A flower
Along the sides of the house we are proposing only
grass.
why one of the doors on the barn needs to be replaced. We
usually have an expert come in and give us a report. I am concerned about
Jay
asked
removing part of the historic resource without any kind of documentation.
The other issue is, what is it going to be replaced with.
Karen said it was the opinion of the architect and builder that the door is
probably beyond salvaging.
Amy said we will need a condition of approval over the barn that we need to
look at the windows, doors etc. so that everything is being restored to the
best possible solution.
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ASPEN HISTORIC PRESERVATION COMMISSION
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Karen
said
the
other
doors
can
be
restored.
We want to add a third solar
panel along the south facing gable roof and then there are two skylights.
One is a ridge skylight over the kitchen and the second one would be on the
side of the house in the sitting room behind the entry hall.
Karen
said
there
was one change.
When the garage was pulled out from
underneath part of the house because of the extension the deck got too big
and
is bigger than the
number of square
feet
we are
allowed.
So we
extended the roof line to cover up a portion of the deck to comply with the
restrictions on the size of the deck.
lights have
Regarding the
fixtures on the front porch you are asking for one pair of the Franklin
ironwork sconces. At the rear of the garage you are asking for a pair of the
Mika wall lights 8 2 inch. You are showing a light over the barn above the
Jamie
clarified that the mushroom
a
metal cover.
1/
sliding door that is not going to be operable. At the garage west wall one
1/
2 inch wall light. On the
pair of Mika lights. At the entry to the barn one 8
deck there is
upper
a pair of
lights. There is also proposed a down light at
the back door by the mud room.
Karen said she can equally be happy with the bigger rectangular stone.
Jamie said at the driveway in the back of the house near the veggie garden
there
is
an elevation
difference. How do you plan to deal with that?
French drain.
The drop off is about 16 inches.
Karen said she thought about terracing it down in three different levels.
Karen
said the plans show a
Ann said she would propose flagstone for the walkway.
Karen also mentioned that she would like post lights on the deck.
Chairperson, Ann Mullins opened the public hearing.
Mary Hayes, neighbor to the west
Mary said her five children who are trustees in our property are very upset
about the mass of the house overlooking us. It does impact what they can do
in the future.
They
also question variances.
we should abide by them.
11
If you have five foot setbacks
M1
ASPEN HISTORIC PRESERVATION COMMISSION
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Amy said she received a letter from Laurie Hayes, Mary' s daughter
opposing the project.
Exhibit I—Assistant
City Attorney said the affidavit of the public notice is
in order
Exhibit II—letter from Laurie Hayes
Mary said Bates lives here and she questions the snow load. My oldest
daughter Paulie also questioned the mass against our property.
Chairperson, Ann Mullins closed the public hearing.
Jamie said with regards to the recommendation, wood siding is preferred
inch
with a six
being
size
the
reveal vs. an
six
inch
at
the
8 inch
top
reveal.
and
Also, the reduction in the trim
four inches
all
the way
around.
The
is up to the applicant and what works best for them. I' m
in favor of the ledge stone and it will come across as a smaller pattern. Six
window selection
path
lights
little
are a
excessive and maybe we go
down to four.
Regarding
the front porch I would be in favor of the Franklin Ironworks sconces. At
the
rear of the garage
I
would
be in favor
of
the
pair of
lights
selected.
I am
not in favor of the light over the barn door that is not sliding. At the garage
west wall I would be in favor of one light not a pair because you have the
down light coming
it
the door.
I am not in favor of the post lights
In regards to the tree we need some kind of tree protection to
mounted.
protect
out of
during
construction.
The 15inch bump out is only for the garage
not the storage area in the garage.
Jay
also agreed
stucco over
a
detailed
concrete
the
that the
a
out needs
proposed wood section.
lighting
that
bump
plan.
decision
back in. I would choose
We also need a landscape plan and
to
come
You have come in with a lot of ideas but nothing
be made on. It is not the responsibility for this
can
commission to design the project.
Ann
said she
felt the
wood
siding is
more appropriate.
Some of the
don' t include everything like the sky lights and solar panels. We
are trying to have everything submitted to us as accurate as possible. I
concur with Jamie on the lighting plan. The divided lights add interest to the
elevations
On the sandstone base either pattern would work and the outdoor
paving should be tied into that sandstone. I also agree that we need a
structure.
lighting plan and landscape plan that shows the grading and plantings
12
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF APRIL 25, 2012
We also need to know where the drip line is on the tree and how
protected. The tree should not be limbed up.
proposed.
it
will
be
Willis
is
sample
six
that the
commented
inch
not what
clapboard
staff
memo
was well written.
The ledge stone
is drawn and I would prefer what is rendered. I think the
will work but I don' t know until I see it. The real issue is
the relationship between the historic resource and the architecture of the
house. There is kind of a blurring. The resource doesn' t have any feel of its
about
authenticity
what
the historic
looked
stucco.
at.
it. I would like to see- a re- evaluation of the windows and
resource will
be. Simpler windows and mullions should be
I also agree with Ann and Jamie about using the wood instead of
The
platform
to the
entrance needs
to
be
restudied.
I also agreed
that we need to see a lighting plan.
MOTION: Jamie
materials
to
moved
review,
to
lighting
continue
and
217 E. Bleeker to
landscape
plan;
9t" .
May
second by Ann.
We have
All in
favor, motion carried.
Jay suggested the applicant come in•with a concise plan.
Amy
asked about
the
sandstone.
Ann said she would prefer a local material
but it is more of the scale and pattern that we are interested in.
Annual HPC Awards Selection —no
MOTION: Ann
moved
to
adjourn, second
by Jay.
carried.
Meetin,
adjourned at 9: 00 p.m.
A_
MITAPAPPAIWOP....._ —
Kathleen J. S -'
ckl. nd, Chief Deputy Clerk
13
minutes
All in favor, motion