HomeMy WebLinkAboutminutes.hpc.20130828 ASPEN HISTORIC PRESERVATIO
MINUTES OF AUGUST 28 200134MISSION
Chairperson, Jay Maytin called the meetin
Commissioners in attendance: g to order at 5:00
Nora Berko Sallie Golden, Patrick Sa p m
Willis Pember and John Whipple. Jane Hills,
pple. Jim DeFrancia was absent.
Staff present:
Debbie Quinn, Assistant City
Amy Guthrie, Historic Preserva to officer
Kathy Strick cer
Strickland, Chief Deputy City Clerk
233 W, Hallam — Conceptual
Demolition, Floor p M. Development, Relocation, Partia
Area Variances
Bonus, Residential Design Standards 1
and Setback Variances, continued
Amy said the lot is about 9,000 Public hearing.
square foot and has a Victorian house o
that has been remodeled and not in its Original
the house up and move it to location. n rt
where it original was and strip it down intent is to pick
restore it. There is a detached new house on the
continued to restudy corner and the review and
as
now detached from he house down the
mass. The garage in the back is
a FAR bonus and a setback variance was a request from the board.
Put the Victorian where it originally was.request on the east lot line in order tors
Staff is in support of the project.
DHR Architecture —Melissa Mabe-Saban
osh
Melissa said they took all the comments fr
subservient house that has been °m the board and created a
When you come down to the corner le you k from the corner seven feetmore
a took the center form from a two
y °�' see the historic house first.
mass. We also broke U back story to a single story mass smaller from the Second Street ort1On to create a s rY form to lessen the
also changed the pitch of the et side and also from he alley make the
prominent in the back of the hous ge in order to make the y side. We
the front of the house to the side of the h chimney garage less
new house is 30 feet to the °Use and it is no longer moved from
the peak. peak and the existin nger stone. The
g historic house is 25 feet to
Nora said the impact on the site still remains a three car garage.
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ASPEN HISTORIC PRESERVATION COMMISSION
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Amy said it is a two car enclosed garage and then there are two uncovered
spaces one on each side of it. One is covered. It is not as much mass as a
three car garage would be. It is up to the board to decide if the additional
roof is uncharacteristic.
Patrick asked if they would have the ability to come in and enclose the car
port.
Amy said they would need HPC approval but a car port and an enclosed
garage count the same as floor area.
Chairperson, Jay Maytin opened the public comment section of the agenda
item. There were no public comments.
Patrick agreed with staff and all the recommendations.
Jay said we need to comment on the setback variance and the 500 square
foot bonus.
Sallie said the applicant listened to everything we said and she likes the
design and also likes the third car port that looks like a lean-to. Sallie is for
the bonus and setback variance.
Nora said she is not comfortable with the design but the applicant listened to
everything the HPC had to say. Nora thanked the applicant for changing the
things we talked about.
Jane said she also likes the project and is looking forward to seeing the
details of the finishes and the exterior materials. Jane also supports the FAR
bonus and setback variances. The applicant has worked hard and you have
been here three times and you heard everything. Jane thanked the applicant
for listening.
Willis said in general he is in support of the project and it has come a long
way since the first meeting. You have taken out the overtly stylistic
references that have nothing to do with the history of Aspen and therein lies
your success. It is a great job.
John said he reviewed the project and it is very impressive and he likes this
rendition. He is also in favor of the Far bonus and setback variance.
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Jay pointed out that the applicant embraced our comments.
MOTION: Patrick moved to approve resolution #26 as written by staff and
that includes the FAR bonus and the setback variance. Motion second by
Jay.
Roll call vote: Patrick, yes; John, yes; Willis, yes; Jane, yes; Nora, yes;
Sallie, yes. Jay, yes. 7-0.
206 Lake Avenue — Minor Development and Hallam Lake Bluff Review
Debbie said the affidavit of posting is in order and the applicant can proceed.
Amy said there was a site visit at NOON. This is a one-step review in terms
of the architectural changes to the house. There is also a Hallam Lake review
involved because it overhangs the ACES property. It is also on the National
Register which is an honor. The house is a large example of Victorian
architecture that survived in Aspen and has not had many changes. It is an
important property. There are a few proposed changes to the house that we
feel are not in keeping with the history of the building and it is moving
further away from its original integrity with the proposed changes.
Skylights are proposed in a non-historic addition on the side of the house.
Alterations to a garage or carriage house feature are proposed and alterations
to the front porch and the proposed new metal roof.
Amy said we don't have a Sanborn map to show you and not a lot of
photographs. Nora has provided us with some pictures from the 50"s. In
1980 when the inventory was done the house looks intact with few
alterations to the porch and the house. Currently there is no on-site parking
on the site,just the head in parking at the intersection of the two streets in
the front. The applicant would like an on-site garage which would come off
the Triangle Park end of the property. There may be a way to accommodate
that with a free standing one stall garage or uncovered parking or a car port.
The option proposed is to reuse the original carriage house opening that was
actually within the enclosed home. It was not a detached structure. The
existing door slides open to get whatever was needed from the house. There
is a request to convert that back into a garage but it is not deep enough to use
as a garage at this point so the proposal is to pull the wall out and enlarge the
house and demolish that fagade and changing the original doors. Staff is not
in support of that. We feel that is too much of an impact on the building for
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the sake of creating a garage when there are other options. Tied into this
issue the house is approximately 1,000 square feet over the floor area and
they can maintain that and take advantage of a garage square footage bonus
which is basically everyone gets one garage stall free in any residential
development. If they built a free standing structure they could also get one
free stall which we would be more inclined to support. Staff recommends
denial of the garage. There is work proposed for the front porch. The porch
that you see today is not original. Staff would be in support of a restoration.
The house had a screened in porch and that could be restored. What is being
proposed is a compilation of porch features from other buildings in town and
staff does not recommend something being imported and then the character
of the building changes. Staff is also recommending denial of the porch
changes. The application includes a metal shingle roof. Typically a house
like this would have wood shingles historically. Now we allow wood or
asphalt shingles. Staff does not support the metal shingle roof. Skylights
are proposed in the roof on the east side. Staff also recommends denial of
the skylights because they are not a feature that you would see on a roof of a
house like this and they are a negative impact.
Amy said there are some things that could be recommended to be approved.
The applicant proposes to replace the front and back door of the house. The
existing door is not original and the proposed door is not accurate or
appropriate door to use. We suggest another door that staff and monitor
could approve. If lifting of the house is approved the exact foundation
should be used when it is put back. Staff is in favor of the door and
windows on the east elevation that overlook the lake. Staff also supports the
deck and fire pit to the extent that they meet the Hallam Lake Review. The
applicant proposes to pick the house up and make a better foundation for it.
We need more history on the foundation as there is a brick veneer that is
applied around the house. Staff and monitor can review that work. There is
some concern about the size of this house being lifted even though it will
only be a few feet.
Amy said the Hallam Lake Bluff standard needs discussed. There is a 15
foot protective zone and everything needs to be flush with grade. Staff
supports that standard.
The house is over the floor area and when it is lifted for the foundation there
has been discussion as to whether a full basement should be built. If they
excavate a basement which then needs light wells, they don't have the floor
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area and there is a way the Community Development Director can review it
for building safety and possibly allow those. We don't want it implied if
you accept this new foundation that you are granting some floor area. That
is totally a separate discussion. We would also need a structural engineer
report before the program can move forward.
Jane said it would be important to know if there was any survey on the
Hallam Lake bluff and if a soils report was done.
Amy said the City did go out and map the sites and created a proposed top of
slope.
Amy said for the process we would determine how many square feet are
being added. I think the cut off is 250 square feet which is about right where
they are. Amy also said this can be continued if you determine something is
missing.
Amy said if they are increasing the floor area with a basement they don't
have the right to without further discussion.
Sallie said the Building Department requires some kind of egress which will
increase the square footage.
Amy said the Community Development can grant the square footage when it
is required to meet building code. There needs to be discussion as to
whether this is a self-created building code compliance or how it would be
reviewed. HPC would review the light wells.
Sallie asked what information can we rely on whether the building can be
moved or not.
Amy said there will be a report from KLNA with their suggestions and a
report from Bill Bailey the house mover. In this case the house is going
straight up and back down.
Patrick said if the garage isn't going to be attached then there might not be a
need to move the house.
Willis said the plans do not indicate light wells but the text does.
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Stan Clauson & Associates
Greg Tankersley, architects
Stan said the Pole house or Jonathan Lewis house has a walkway that
continues with intervening ownership between Hallam Lake, ACES and our
subject property. The walkway connects to the Lewis's other ownership
property also on Lake Avenue. It creates an unusual situation due to the
walkway between our property and Hallam Lake which is different from any
other situation along Lake Avenue. This is a 12,000 square foot parcel
located in the West End zoned R-6. It has 5,900 existing floor area. The
original house circa 1886 has numerous additions and it is not on the
national historic registration. The house was constructed prior to the Hallam
Lake ESA. The house encroaches into that setback and is characterized as
Queen Ann. Some of the proposed changes conform to the Queen Ann
description in the preservation guidelines. The carriage door opens into an
internal carriage facility.
Stan presented photos of the house etc. The proposed project adaptively
reuses the space in the existing house to re-establish the attached garage and
we believe that is a much better solution than having it detached which
would take up considerably more area and use the lawn and not add to the
historic integrity of the house but detract from it. The driveway would be re-
established in its historic location and the foundation would be replaced.
The foundation consists of many different kinds of foundation material and
in order to stabilize the entire house for the future replacing the foundation is
a good thing to do. Yes, it would create a subgrade space. Subgrade space
does not count in floor area. Unless the subgrade space was open by
window wells or some sort of walkout there is no additional floor area by
creating that subgrade. If, however the building department believes that
there must be some egress then that would be a discussion with the
Community Development director and ultimately staff and monitors to
determine where an egress might be appropriate. There is replacement of
doors and windows as discussed. The skylights are not visible from the
street. The front porch could be improved and being able to use the patio
and deck in the rear would be screened by vegetation. There would be
landscape improvements. There is an existing porch on the north elevation
and the skylights are proposed on the east roof. The garage would be 230
square feet. The proposed deck is lower than 30 inches which meets the
zoning requirements but would slightly encroach on the Hallam Lake area.
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Greg Tankersley, architect
Greg said the owners are from Los Angeles and they have small children and
they want a larger house and intend to spend more time here. There is
nothing inside the house that is original. The intent is to renovate the
interior. The structural engineer said the foundation needs addressed as it
will continue to settle. We would put a full basement in. They do not want
any bedrooms in the basement and that is why there are no window wells.
There might be a half bath down there for the exercise room. There is no
place to park a car on the site. There are spots in front but they are
technically public parking. We looked at doing a free standing garage but
because of the triangle side yard it cannot site square to the site. On the west
elevation we would incorporate the carriage door for a pair of cars. On the
existing porch the porch used to be screened in and it didn't have the turned
columns. The railing and gingerbread is substandard. We want to upgrade
the porch and look at Queen Ann detailing. The existing front door is not
original and that would be changed.
Greg said there is an existing porch on the back of the house and we are
proposing to take the roof around and integrate it on the porch. The
skylights are proposed on the east roof and some changes to windows and
doors. On the materials where we are adding on we would duplicate the
wood siding that is there. Windows and doors would be duplicated. On the
roof we desire a permanent roof of metal shingle and not an asphalt shingle.
Stan said behind the door is a spa arrangement and then circulation space for
the house itself. The spa would be removed and with the small addition of
230 square feet we would use that for the garage. This is the least
obstructive to the property. The driveway would open up some of the views
to the house.
Greg said it would be a single car driveway even though there would be a
two bay garage.
Stan said the deck would step down to be below 30 inches and be very well
screened from Hallam Lake. We have a minor incursion into the 15 foot
setback of Hallam Lake of an element that is no higher than 30 inches. We
are requesting that HPC allow the setback into the 15 foot space because the
construction of the house occurred prior to the ESA and it is a unique
condition. The window wells would provide a means of egress if provided.
The First Street fagade would be improved.
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Questions and clarifications:
Patrick said when he walked around today the brickwork on the foundation
showed no cracking in the brick or mortar or shifting. We need to agree or
disagree on the garage if it is detrimental to the house itself.
Greg said there are a lot of different foundations under the house and they
are doing some major internal renovations which constitute a new solid
foundation.
John said there are a lot of structural walls being moved in the interior of the
house and have you looked at possibly extending the existing driveway and
using the same door instead of making it a double door and going into the
mud room area.
Greg said you could but you would lose a lot of interior use of the space.
You couldn't use the existing door because it isn't big enough to pull a car
through.
Willis asked about the tree removal program.
Stan said there are 3, 4 inch evergreens slated to be removed that are out in
the city right-of-way.
Jane said she is perplexed why the driveway was abandoned.
Stan said he suspects the driveway was abandoned at the time the carriage
function was abandoned and that would have been in the 80's. All the
properties along Lake Ave. have driveway entrances because there is no
parking.
Stan said there have been discussions with City Engineering about the curb
cut and it meets their specified distance. We have also discussed this with
Parks regarding the tree removal.
Sallie asked how the chimney will be protected when the house is lifted.
Greg said typically they will go under the house with steel beams and lift the
entire thing up. We are reusing the existing fireplace.
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Amy pointed out that usually the chimney is dismantled and put back up.
Amy said Sara confirmed that this building is on the National Register of
Historic Places.
Chairperson, Jay Maytin opened the public comment section of the agenda
item.
Lisa Markalunas said she is a life long resident of Aspen. This is a jewel in
the West End and as a child spent many hours inside and outside of this
property. The idea of lifting 5,900 square feet is a concern. I'm concerned
that they might use a life safety issue that they are basically creating by the
basement and would request light wells. I would encourage you not to alter
the cottonwoods as there are five of them and some of the newer pine trees
could be removed. With regard to the skylights and roofing putting a metal
roof on a designated property is not appropriate. I would be concerned that
the skylights are visible from Hallam Lake. This is the most unaltered
property and a piece of our history and heritage. The porch detail because it
makes it more Queen Ann isn't necessarily appropriate.
Stan Johnson, 322 W. Smuggler
Stan said he owns one of the houses that Greg built. Greg does a terrific job
at what he does as an architect. Whatever they do with this house they will
do a wonderful job and make it a special place. The most important thing
with the project is the garage. Our garage is on the alley and we drive Lake
Avenue all the time. The cars will all be parked out front and this house and
the neighbors deserve a solution to the garage. I think the least obtrusive
would be the side entrance to the house that would accommodate two cars.
Chairperson, Jay Maytin closed the public comment section of the agenda
item.
Nora said she supports staff's resolution. The integrity of this house has to
be preserved. I thought our charge was not to change facades on Nationally
Registered homes. Hallam Lake needs protected. The trees on the west side
are not historic and possibly the garage can go there. I would also like to see
this continued.
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Sallie said she is empathetic for your client. It is great to restore the doors. I
cannot support pulling the garage out. The porch should be restored to what
it looked like originally. The front door should be restudied and the metal
roof is not appropriate on this house but I would support wood shingles.
The 15 foot setback from Hallam Lake is very important.
Jane also said she is empathizes for the client. What is tough for me is that it
is our charge to maintain the integrity of the historic home. There are a lot
of confusing elements as to what it was and what we have proof of today. I
feel this should be continued so we can make this an amazing project.
Regarding the skylights I can't endorse that. Regarding the garage to pop it
out and re-create a new situation I would not agree on. On the porches I
agree with Sallie to look at what was there originally. The porch should be
renovated to what existed.
Willis agreed with the comments said by the commissioners. We support
restoration based on photo documentation. On the Hallam Lake setback I
am ok with it. I also appreciate the history of the walkway connecting the
two properties. I have just been through a basement that was uninhabitable
and the Building Dept. requested egress wells and Dennis Murray said any
basement space is defined as inhabitable space how you use it or intend to
use it. We need to see a little more study on the basement issue. You are
going to be hit with light wells. I also feel the metal roof is not appropriate.
The house is gorgeous and I have always liked it the way it is.
Amy said the new section in the code in calculations says the Community
Development director has the ability to waive some dimensional requirement
for a life safety issue where there is no other reasonable option. I do not
know if this is a situation where he would use that authority or not.
John also said he emphasizes with the applicant. My feelings lie with the
rest of the commission. What the Lewis's did with the pathway is more
intrusive than what is being proposed for Hallam Lake and I differ to some
degree on the deck space and setback. If it is toned back a little it might not
be a detriment to the property.
Patrick agreed with the continuation. I also feel no skylights and no garage
addition as planned and no metal shingle roof. I feel the deck should be
flush like the Lewis's were made to do. I personally don't feel we should
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approve a basement since it is 1,000 square feet over already. Possibly do a
single car garage as far away from the house as possible near the street.
Jay said he feels this is a major project. I don't agree with continuation.
Unanimously everyone said the garage is not acceptable. What is acceptable
is the window change. The guidelines clearly dictate what this commission
should do.
Stan said we agree a garage is essential to this property and we will discuss
the issue. We will also come back having discussed the issue of the
basement with the Building Department and determine if in fact a window
well is required. If it is required we will work with the Community
Development department to determine a specific proposal for the absolute
minimum amount of window well needed. We do believe that the
foundation is an important aspect of this work.
Willis said the sliding door is about 12 inches away from being certifiable
for a single car width. Potentially you could have one through that opening
without messing with the fagade. The second car could have a single car
garage that is located off to the side. These are just concepts. I would hate to
see you cram two cars into the fagade and you are ruining the single door
panel.
Sallie said if they get a basement we can dictate where the light well can go.
Jane said she is really excited about the project and this is a great
opportunity. Our job is to make sure we work together.
MOTION: Willis moved to continue 206 Lake Ave. until October Stn,
second by Jane. Motion carried 5-1.
Jay, no; Willis, yes, Jane, yes; Sallie, yes; Patrick, yes; John yes.
MOTION: Jay moved to adjourn; second by Willis. All in favor, motion
carried. Meeting adjourned at 7:45 p.m.
Kathleen Strickland, Chief Deputy Clerk )fir
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