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HomeMy WebLinkAboutminutes.hpc.20140409 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 9, 2014 Chairperson, Jay Maytin, called the meeting to order at 5:00 p.m. Commissioners in attendance were Sallie Golden, Willis Pember, Nora Berko, John Whipple and Patrick Sagal. Jim DeFrancia was absent. Staff present: Jim True, City Attorney Hillary Seminick, Planner Technician Amy Simom, Historic Preservation Officer Kathy Strickland, Chief Deputy Clerk Patrick said in reviewing the guidelines and manual I am finding that the commission is focusing on the design guidelines but not on the design objectives or the purpose or intent. The design guidelines and objectives should be fulfilling the intent. I hope that we can all look into that. Amy said the Elks Building dome is going to be renovated. Amy also said the Cantina restaurant is reducing the interior size of the restaurant and adding some retail space. 420 E. Hyman Ave. — Final Major Development, Commercial Design, Public Hearing MOTION: Jay moved to continue the public hearing on 420 E. Hyman until 5/28/2014; second by Nora. All in favor, motion carried. 135 E. Cooper— Minor, Public Hearing continued from 1/22/14 MOTION: Jay moved to continue the public hearing on 135 E. Cooper to 6/25/2014; second by John. All in favor, motion carried. 212 Lake Avenue— Minor Development and Hallam Lake Bluff Review, Public Hearing Jim True, City Attorney said the affidavit is in order and the applicant can proceed. Exhibit I. Mitch Haas, Haas Planning and John Murray from John Murray architects represented the owner. The property backs up onto the Hallam Lake Bluff Nature Preserve. It is in the R-6 zone. We have also asked for setbacks. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 9, 2014 The lot is about 11,100 square feet. The existing building is a duplex. There are additions that were done in the 80's. What is there doesn't comply with a lot of codes. The building is non-conforming in the west and east sideyard setback and the combined. It is also non—conforming in site coverage. Our intention is to better all of these situations except for the setbacks in some degree. Over the years there have been a lot of modifications. On the historic building a large chimney was added and a raised ridge line on the primary cross gable. Some of the window openings have also be changed. A solarium room was added to the east side of the building and a two car garage one stall for each unit. This building today maintains very little of its historic integrity. The buyer has a real passion for historic restoration. The chimney and wood burying fire place will be removed and the head heights will be dropped to what existing originally. There is also a lot of vegetation on the Hallam Lake side that is not needed. John Murray said the windows will be restored back to the original. We will also remove the metal fence and the wood burning fire place. The porch will go back to the original state. The stone ceil and windows will be rectified. On the east gable the shingles will be removed and we will replace it with a brick pediment. We can add a sconce to the porch design. We will also make all of the pointing on the brick consistent. Our intent is to simplify and clean up the entire building and we will restore the outside corner of the wing that goes off to the left side of the house. On the back of the house we will get rid of the non-orthogonal window to bring it into a more pleasing compliance. The picket fence would be 36 inches high. The front walk will be straightened up to the front porch. Hallam Lake Bluff Mitch said the purpose of the review is to reduce noise and visual impacts of the nature preserve and to protect against slope erosion and landslide. Minimize surface runoff and maintain views to and from the nature preserve and preserve the integrity of the Hallam Lake and the nature preserve. At the rear of the property there are dormers and gable ends that increase the height of the building. There is also a covered patio and deck above that extends all the way out to the end of the building. ACES is only concerned as to how the vegetation is being removed and not have heavy machinery in the back and the timing so it is not at peak season when the nature preserve is used. We will work out a plan that the City and ACES can agree on. After the top of slope is defined there is a 15 foot setback from that line. There is also a progressive height limit that starts at the top of slope and runs 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 9 2014 at a 45 degree angle. The existing building protrudes beyond the 15 foot setback. Our proposal is to still have the encroachments but to a far lesser degree. We are reducing the site coverage to 3,753 sq.ft. We are also OK with staff's recommendation to reduce one parking space per unit. The only issue is the setback variances which are needed. We are not increasing the proximity to the sideyard property lines but we are changing the massing in some locations and to be able to do that we need the sideyard setback variances, individual and combined to accommodate the proposed plan. We are not asking for a floor area bonus. Patrick asked about the square footage of the building. John said the existing FAR is 5,387 sq.ft. and when completed it will be 5,260 sq.ft. The legal FAR is 4,183 sq.ft. Willis asked how the historic fabric is distinguished from what else has developed around. Is it the change of brick to clapboard? John said we are maintaining the existing brick and replacing brick where it may have been removed and the balance of the fabric is clapboard. Willis asked about the construction of the second building. Mitch said 1980 and the original has been remodeled once or twice. Nora said by not demolishing 40% you can stay in the Hallam Lake bluff review. Jay asked what variances would be given to the north yard facing Hallam Lake. Amy clarified that HPC is not being asked to grant any new variances on the Hallam Lake Bluff review. You are being asked to accept their improved compliance. Amy said staff is recommending approval of the project. They are requesting a few variances to more clearly legalize the situation on the property. Staff is recommending approval of the parking variances. Each unit is supposed to have two spaces and each unit only has one space. They share the driveway with the neighbor and you can't park in the driveway. Staff would like to see a slightly simplified fence. The masonry and window improvements are greatly appreciated. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 9 2014 Hillary said staff is in support of bringing the project closer into compliance with the Hallam Lake Bluff review standards with the conditions: final landscape plan be submitted for review and approved by the Parks Department and Engineering. This approved plan will be incorporated into the building permit. We would like to see that the noise and visual impacts be reduced and provide a plan. They also need to provide an erosion and runoff protection plan to be implemented during construction to protect the bluff. If they keep the existing lighting they cannot change the lighting in the setback bluff area. Chairperson, Jay Maytin opened the public hearing portion of the agenda item. Jackie Woggan, W.P.W. subdivision said she was one of three that developed the subdivision. This proposal is making that house look like it used to look. They are also taking away the mass at the top and the big fireplace. Chairperson, Jay Maytin closed the public hearing. Issues: Variances Lighting plan Landscape plan Jay commented that all the issues are outlined very well in the resolution. Sallie commented that the fence needs toned down a little. Nora said she is glad this project is getting cleaned up. Willis said he supports the application. John said he also supports the application and there are a lot of good things happening here. The applicant is conscientious trying to match the stone ceil on the front window. Patrick also supports the application. The fence should have more air than wood. 4 ASPEN-HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 9 2014 Jay said this is a great project. I would like to see everything out of the Hallam Lake bluff. I would like to see whatever lighting is in the setback removed. Mitch said the board would be more comfortable on the lighting if they saw what existed. There are four ballards along the edge of the patio and they emit light downward. Amy said amend #I encompass all the variances. HPC hereby approves setback variances only to allow the bulk and mass changes as represented in the approved plans and HPC hereby requires only one parking space for each unit. MOTION: John made the motion to approve resolution #10 for 212 Lake Ave. as written with the above modification stated by Amy. The remaining ballards stay for life and safety issues and new lighting be removed. Motion second by Sallie. Patrick said the windows in the setback area might have a lot of light coming out at night and is there a way they can be changed or have a coating. Staff and monitor can review the concern. Jay said he doesn't feel it is our purview to addressing window coverings. Amy said the lighting code only applies to exterior light fixtures. You could ask them to install a window that doesn't emit as much light. They are reducing the current impact but not completely compliant. Nora said there is less mass and more glass than what was there before. John said he is OK with the proposal. It is more disruptive to tear out that foundation etc. and they aren't touching that side of the house. Motion carried 6-0. John,yes; Patrick,yes; Sallie, yes;Willis,yes; Nora,yes; Jay, yes. Work Session — 834 W. Hallam — no minutes Jim True, City Attorney said this is a work session and there can be no approvals and the applicant cannot rely on anything that is said by the 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 9 2014 commission as a whole or by an individual commissioner. You are only trying to get impressions, preliminary opinions and comments. The applicant acknowledged. MOTION: Jay moved to adjourn, second by John. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 6