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HomeMy WebLinkAboutminutes.hpc.20110209 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9, 2011 Chairperson, Sarah Broughton called the meeting to order at 5:00 p.m. Commissioners in attendance: Ann Mullins, Jason Lasser, Jamie McLeod, Jay Maytin and Brian McNellis. Nora Berko was excused. Staff present: Jim True, Special Counsel Amy Guthrie, Historic Preservation Officer Sara Adams, Historic Preservation Planner, excused Kathy Strickland, Chief Deputy City Clerk MOTION: Jason moved to approve the minutes of January 19 second by Ann. All in favor motion carried. 610 W. Hallam St. — Minor Review, Public Hearing Exhibit I — Pubic notice Exhibit II — photographs (3) Amy said the miner's cottage was significantly remodeled in 1995. In the early 90's there were several projects in town where people were taking the approach where they wanted some walk out space below grade which offsets the property's owners desire to build above grade. It is an alternative way to expand the property. With this particular property there was a significant amount of remodel and the only significant part left is the gable end facing the street. Even the cross gable, the roof pitch was rebuilt in order to add more ceiling height. There were also window replacements. There is an addition on the west side of the house and it has a deck that faces the street • and right now the deck is narrower where it touches the historic house and then it becomes larger as it moves away from the building. The proposal is to bring the deck completely forward. There are a lot of trees and a spruce tree right in front of the building. The visibility might be somewhat limited. The point at which the railing would touch the house is about 3.8 feet back from the front of the facade which staff feels is encroaching too much and not compatible with the guidelines. Guideline 10.3, 10.4 and 10.8 are not met and staff does not recommend approval of the project. David Dorr, Olson builders David said the project architect is out of state. It is his stance that the diagonal portion of the deck that we are requesting to straighten out is a 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9, 2011 feature of the 1990's design and the proposed straightening out is more in keeping with the historic structure. Greg Tankersley, architect letter: The decking question currently has a 45 degree angled section which we are proposing to square up with the original simple cottage. This deck was a mid 1990's addition to the house and the existing layout certainly reflects that. The current deck's 45 degree angle design is a dated motif which was very popular in the 1980's and 1990's and it would never have been found on a cottage in the late 19"' century. As an architect who often renovates historic structures I feel the rectangular porch that we are proposing is actually more in keeping with the style and spirit of the original pre- renovation period of this house. John Olson said Greg has dealt with many historic renovations. The current deck is very difficult to have any usable use at all. A rectangular deck is much more historically correct. Kevin McClure, site supervisor Kevin said the neighbors on both sides have submitted letters that they don't have a problem with the deck. The current owners don't want to go out too far because they don't want to create a shading effect on the two rooms that get light on the lower level. Jason asked if there was an egress coming out on the lower level. Kevin said they do not need an egress. The intent is to fill in the corner with the current railing design. Brian said from the rendering compared to the photo the character of the existing railing will be changed a little along the deck. Kevin said he doesn't have an exact railing design. Kevin said he can work with the monitor on the railing design. Chairperson Sarah Broughton opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Amy said there were letters from Jim martin and Thomas Derosa in the packet that supported the deck modifications. Sarah said at what point do we go back and look at our historic properties. To have one gable left, this house seems like a different house. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9, 2011 Jamie said she has no problem with the railing coming forward as long as it is behind the facade of the front of the building. Brian said the house is awkward with the dugout basement and maybe the deck addition will soften it a bit. If the railing is squared off and the railing is uniform and a little more modern it would comply with the guidelines. Jason said he is looking at the overall length of the front of the deck in the new configuration and it should be pushed back 6 feet from the face. If the railing was transparent you wouldn't see it at all. Kevin said the existing railing goes right to the wall. Ann said it is fine to straighten out the railing. It will be less noticeable once you straighten it out. Our present guidelines don't apply anymore since there are so many changes to the house. The only guideline now that applies is 10.10. The only thing left is the front facade and it is very hard to see the deck with all the trees. Sarah also agreed that the deck should be straightened. Jay said we want to be able to tell the difference from old and new. As a point from everyone's comments this house shouldn't be a landmark but that is not on the table right now. I would support it as long as there is a monitor so that the deck is still part of an era. Changing the railing to something more modern is an opportunity for us to improve what is actually there. The new construction should look like new construction. Jason said where the railing hits the historic resource there is a window and when you straighten it out there might be an intersecting problem. Kevin said it lands about two to three inches in front of the trim toward the street. It doesn't bisect. Ann pointed out that the window is not historic. MOTION: Jamie moved to approve resolution #3 for 610 W. Hallam as presented and that the monitor work with the applicant on the railing design; second by Jay. All in favor, motion carried. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9, 2011 Sarah is the monitor. Work session: 1102 Waters Ave. — no minutes Work session: Aspen Modern scoring sheets no minutes Jim True, Special Counsel Jim said the HPC is going into a work session on 1102 Waters Avenue and the applicant needs to understand that this a work session and the comments made by the commission members are not binding by the commission or any commissioner or the City of Aspen. This is an informal method of seeing a project and making comments and giving direction but there is nothing that can be binding in a work session. It is only to give direction. The applicant may not use any comments that are made by the commission or any member of the commission to claim detrimental reliance or any kind of reliance that is done here. Again, it is an informal effort to give some direction and have some understanding of what the commission is thinking and looking at. Doug Regan, architect said that is exactly what they are here for to get comments and reactions. MOTION: Jay moved to adjourn; second by Sarah. All in favor, motion carried. Meeting adjourned at 7:00 p.m. 1.. . f L L Kathleen J. Strickland, Chief Deputy Clerk 4