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HomeMy WebLinkAboutminutes.hpc.20140924 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 24, 2014 Chairperson, Jay Maytin called the meeting to order at 5:00 p.m. Commissioners in attendance were, Willis Pember, John Whipple, Patrick Sagal, and Nora Berko. Sallie Golden and Jim DeFrancia were absent. Staff present: Jim True, City Attorney Amy Simon, Historic Preservation Officer Kathy Strickland, Chief Deputy Clerk MOTION: Nora moved to approve the minutes of September 17th second by Jay. All in favor, motion carried. 712 W. Francis Street— Temporary On-site Relocation, Cont'd Public Hearing. Steev Wilson, Forum Phi presented Amy said the property is landmarked in the West End. The proposal is to excavate and underpin and do a basement with the house in place. You will never see the house picked up on the site. Staff recommends approval with the standard conditions, one to post a $30,000 assurance bond that we will hold until the construction process is complete. That money would be used to repair any damages that might occur during the project. There will be a new light well and staff is recommending a grate instead of a railing. Steev said Amy outlined the project well. The existing addition will come out underneath the lawn. New lawn will be placed back over the structure. We are basically extending the crawl space foundation. The upstairs will be left alone. We will be taking advantage of the front yard setback. We will dig down under and shore up not to disturb the house. Chairperson, Jay Maytin opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. MOTION: Jay moved to approve resolution #27 as written with the two conditions as outlined by staff. Motion second by John. Roll call vote: Nora, yes; Jay, yes; Willis, yes; John, yes; Patrick, yes. Motion carried 5-0. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 24, 2014 101 E. Hallam St. — Minor Development and Temporary On-site Relocation, Public Hearing. Public Notice —Exhibit I Amy said this is a corner lot in the West End right next to the Yellow Brick School. It is a little bigger than 3,000 square feet. It is zoned R-6 and it has a 19th century home on it and a shed on the back. This is one of a pair of houses that was built by the CowenhovenBrown family in 1885. In the 1980's the original hipped roof was pulled off the house and a gabled roof put on which is a totally different shape and changed the character of the house and caused the removal of the front porch and a new porch was added. The base of the house which is brick is the original and there aren't many brick miner's homes in town. The dormers are new construction. The proposal is to re-work an addition that already exists on the back and it will expand the size of the addition somewhat and they want to add a single stall garage. A basement will be excavated under the existing Victorian and there will be underpinning. Staff struggled with the addition because we are not starting from scratch. We want this project to do whatever is possible to make the historic building have more integrity than it does now. The plan is to remodel the addition particularly on the upper floor where the master bedroom is and the bedroom will be expanded. We suggested that this is an opportunity to make some kind of break or connector to define where the historic building ends and the new construction begins. We were concerned to not see that in the design. This is a corner lot and everything that is done here is visibly exposed. Staff recommends a restudy. There are a number of things that have been constructed on the public property particularly on the side of the house that are represented as staying and they cannot stay. The Engineering Dept. will not issue an encroachment license. There is fencing, a patio and a parking space in the right-of-way that has to go away. In digging the basement some setback violations have occurred and staff recommends that all new work complies with the setbacks. Steev Wilson Steev said the first floor and the front door are probably the only historic elements. The roof in its entirety has been replaced. We did look at putting the roof back on but there would be loss of room on the second floor. The trellis and parking space have been removed. The intent is to add a mudroom, pantry and garage on the lower level. We aren't asking for 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 24, 2014 variances on this level. On the upper level the proposal is to add a larger master bedroom. We are not touching the actual historic house just the 1982 addition. The changes will make the house more livable. We are sliding the basement under the entire structure matching the foundation wall all the way down. There will be minimum size light wells and they will be grated. The existing addition has a matching ridge height and is in character with the 1982 addition. We are telling the story as the building evolves with the additions. Steev said we are proposing three different roof options. On the first option we are taking a saw tooth series of gables turning them into one single shed form and distinguishing them from the 1982 addition. We have been successful before with modern additions to historic homes. We are looking at horizontal wood for the addition. On the second roof option we tried to get separation from the historic structure moving the gable forward. On the third option it is very simple. We are proposing a shallow gable. Steev clarified that option one is the inverted shed. Option two is a small shed intersecting gable and option three is a simple low sloped roof. Amy clarified that the new addition is 250 square feet. Chairperson, Jay Maytin opened the public hearing. Wendelyn Whitman said she is a mediary between the owner and new buyer. I am speaking on behalf of the current owners. The project across the alley got a massive contemporary structure that blocked their views. They said this is a very conservative plan and project relative to what got approved behind them. Steev pointed out that the shed out building will be restored to its original brick. Chairperson, Jay Maytin closed the public hearing. Jay identified the issues: Significantly altered historic resource Lack of a connector Roof form 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 24, 2014 Patrick said the un-historic roof form was put on in 1982 and now they want to continue the un-historic pattern of the gable rather than a shed roof. There is also concern about the connected garage. Amy said of the options given option #2 has a better form. There is no real answer but maybe it should be simple. There is a guideline that says detached garages are preferred and that is something HPC can discuss. They alley building and garage might conflict with each other. Maybe the garage should be more internal on the lot and let the alley building stand out. John said option #2 is the most applicable for our guidelines. Willis said this a difficult problem because there is little opportunity to do anything. It needs to be subservient. The introduction of new materials is alien to the existing building. The addition is becoming piece number 3 and you end up with a trifecta which ends up being a hodge podge. You need dialogue between the 80's and the historic structure. Maybe the use of materials from the 80's would be appropriate. Nora thanked the applicant for solving the problems of the variance, light well and garage. You already have a disruptive resource and it is being disrupted further and it is on a corner that you see all the time. I would like to see the real roof come back but if it doesn't happen you need something that at least speaks to it instead of confusing it more. Willis said the spatial organization is fine. It shouldn't look like there are three episodes of construction. Jay said he is also struggling because there is so little left of the historic house. It is difficult to read because the porch is new and everything above the first floor is new. We need to try and clean up the second floor and not introduce more confusion. Option #2 tries to fit the guidelines and the roof forms seem to work the best. We appreciate the non-conformity being cleaned up and retaining the shed but the new construction should speak with the 1982 addition more so than it does right now. We should also see the materials and lighting. MOTION: Jay moved to continue 101 E. Hallam St to October 22nd; second by Patrick. All in favor, motion carried. 4 - ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 24, 2014 610 E. Hyman Ave. -Final Major Development and Commercial Design Review— Public Hearing Charles Cunniffe, owner presented Jim True requested the applicant provide the photograph of the posted sign to staff the next day. Amy said this is a voluntary landmark and an expansion to the building. This is a 1963 building designed by Ellie Brickham who was the first woman architect who practiced in Aspen. This building was originally an art gallery with a residence upstairs. Charles Cunniffe purchased it from Pat Moore in 1989 and his office is located there. The project is an expansion at the back of the building. There is one remodel which was a garage space and now we will have an office and a third floor addition which makes the existing apartment a little larger. At final we look at materials, lighting and landscaping. There was a lot of discussion about the trash at conceptual. Staff is pleased about how the original character of the building is being brought back. Staff is recommending approval with a detailed restoration plan. The restoration of the arched windows and any exterior lighting needs to be identified. Council awarded this project a five year vested rights so that they can think about the right time to construct the project. Staff recommends approval as designed. Charles said this is basically an affirmation from conceptual. We also have a recorded trash agreement. The changed that were made to the building in the 90's both Ellie Brickham and Patricia Moore approved them. Chairperson, Jay Maytin opened the public hearing. There were no public comments.- The public hearing was-closed. - Nora thanked the applicant for bringing back the project. MOTION: John moved to approve resolution #28, 2014; second by Jay. Nora, yes; Willis, yes; John, yes; Patrick, yes; Jay, yes. Motion carried 5-0. MOTION: Jay moved to adjourn; second by John. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen Strickland Chief Deputy Clerk 5