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HomeMy WebLinkAboutminutes.hpc.20021113ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ NOVEMBER 13~ 2002 334 W. HALLAM - CONCEPTUAL - PUBLIC HEARING ................................................................... 533 W. FRANCIS ST. - CONCEPTUAL, HISTORIC LANDMARK LOT SPLIT, ON-SITE RELOCATION, VARIANCES AND PUBLIC HEARING ........................................ : .............................. 333 W. BLEEKER ST. - HISTORIC LANDMARK LOT SPLIT~ PUBLIC HEARING ....................... 403 S. GALENA - GUIDO'S BUILDING - PUBLIC HEARING ............................................................ WORKSESSION - NO MINUTES ............................................................................................................. DESIGNATION CRITERIA FOR POST WORLD WAR II PROPERTIES .......................................... DESIGN GUIDELINES - CHAPTER 10-15 APPENDIX, GENERAL ISSUES ..................................... 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, NOVEMBER 13~ 2002 Chairperson, Rally Dupps called the meeting to order at 5:00 p.m. Commissioners in attendance: Vice-chair Jeffrey Halferty, Michael Hoffman, Teresa Melville, Neill Hirst, Valerie Alexander, Derek Skalko Staff present: Assistant City Attorney, David Hoefer Historic Preservation Planner, Amy Guthrie Chief Deputy Clerk, Kathy Strickland Chairperson Rally Dupps welcomed our two new members on the HPC Commission, Valerie and Derek. Disclosures: Teresa stated she would recuse herself on 533 W. Francis St. Amy said a Certificate of No Negative Effect was issued on 316 E. Hopkins for a canvas airlock. 334 W. Hallam - Conceptual - Public Hearing MOTION: Jeffrey moved to continue Conceptual development and the public hearing on 334 FV.. Hallam until Nov. 20, 2002; second by Neill. All in favor, motion carried. 533 W. Francis St. - Conceptual, Historic Landmark Lot Split, On-Site Relocation, Variances and Public Hearing. David Hoefer stated that 533 W. Francis is a continued public hearing from Oct. 23, 2002. Amy stated that the board has looked at this project several times before and the major issue was the bulk of the addition proposed for the historic house and how to handle it in a way that it didn't overwhelm the historic building because this is a corner site. The architect has gone back and removed about 400 square feet of the proposal. That square footage will be added to the new house, which the HPC will see sometime in the future. The removal of the square footage resolves all of staffs concerns of the development. The basic character of the rear portion will be reconstructed and then a connector piece will be added then the new construction. At final review we can discuss materials and any other details that are ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, NOVEMBER 13, 2002 remaining. The proposal meets the design guidelines and is deserving of the setback variances and bonuses. This is an appropriate site for a lot split. Sworn in: Mitch Haas, Hass Land Planning, LLC and David Gibson, architect. David presented a revised model. The issues from the previous meeting were incorporated into the design solution. The house was done in three phases; 1896 a log cabin; 1904 two cabins joined with a hipped roof with two sheds offthe back and in modem times, the sheds were extended and a car port waS added. They have tried to stay within the historic footprint. In elevation they are recreating the historic sloped shed roof instead of the present flat roof. The profile is pretty much the one story historic house. Mitch said they feel the project complies with all the guidelines and is an exemplary HPC project and certainly warrants the 500 square foot bonus that is being requested. Chairperson, Rally Dupps opened and closed the public hearing. Commissioner comments: Michael stated his concern was the height of the addition and this proposal is lower and satisfies his concern. Derek relayed that he reviewed the packet and sees many positives and supports the recommendation by Amy. Valerie stated she has no concerns and supports staff's recommendation. Jeffrey said the new proposal is a vast improvement. He commended the applicant for taking the mass out and the over bearing heights. The scale of the project is excellent. Neill said he hopes the HPC can use this project as precedence for future applications. Neill thanked the applicant for their conscientious, hard and wonderful work in making the project what it now is. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ NOVEMBER 13~ 2002 Rally totally agreed with Jeffrey and Neill's comments. The amount of work the applicant put in and responding to the comments made by the HPC are greatly appreciated by the board. Retaining the one story shed is commendable. MOTION: Jeffrey moved to approve ]~esolution 3& 2002 approving the historic lot split application for 533 ~. Francis St. Lots A-C, Block28, City and Townsite of ~4spen with conditions 1-7; second by Neill. All in favor, motion carried 6-0. Yes vote: Jeffrey, Neill, Michael, Derek, and Valerie, £alIy 333 W. Bleeker St. - Ilistoric Landmark Lot Split, Public Hearing David Hoefer stated that the affidavit of notice has been entered into the record as Exhibit I. Amy informed the board that the request is purely for a lot split. There are no variances being requested and no development proposed at this time. With the lot split there would be a 3,000 square foot parcel to the east of the house and the historic house would remain on a 6,000 square foot lot with the potential of only 200 square feet being added to it. They do retain the ability to come in and ask for a bonus at some point but they are not asking for that at this time. The new house on the empty parcel would be about 1,800 square feet. Staff recommends approval. Sworn in: Alan Richmond, Branden Marion. Alan said this is the kind of lot split the City likes to see. We are taking the FAR off the historic property and creating a new infill lot next door. You will not see a large addition to the.historic house. Alan requested that the subdivision exemption agreement be stated on the plat. David Hoefer said that would be appropriate. Chairperson, Rally Dupps opened the public hearing. Maggie DeWolf, 234 W. Bleeker stated she is opposed to the lot split. Chairperson, Rally Dupps closed the public hearing. ASPEN HISTORIC PRESERVATION cOMMIssION MINUTES OF~ NOVEMBER 13~ 2002 MOTION: Jeffrey moved to approve Resolution #39, 2002 approving an historic lot split application of 333 W. Bleeker, Lots AmC, Block 44, City and Townsite of Aspen, Colorado with the following condition to be excluded on #1. strike the words subdivision exemption agreement; motion second by Derek. All in favor; motion carried. 7-0. Yes vote: Jeffrey, Teresa, Neill, Michael, Derek, Valerie, Rally 403 S. Galena - Guido's Building - Public Hearing David Hoefer stated the affidavit of posting has been entered into the record as Exhibit I. Sworn in: Jake Vickery. Amy informed the board that the application is a minor development because it is not a designated structure but is located in the downtown historic district. Staff struggled with determining what position to take mostly because the proposal takes away the last connection to the Guido's Swiss chalet image by taking off some of the trim. It has been determined that the building has been long gone. In 1990 it was mostly reconstructed and not in any particularly manner, Numerous windows have been changed. The proposal is to change the faCade. Jake said they basically want to resurface the building with a vertical wood. The windows and doors will also be replaced and a stone base added. Manrico owns and runs the cashmere shop on the lower level and they are now leasing the entire building. The upper floor will be gutted. The materials will be large vertical brick. The wood will be stained to a transparent finish. The detailing will be very simple and clean. Jake said the owner has received a letter from a structural engineer stating that the upper floor is not structurally sound. Teresa asked staffhow much of the Guido's building has been demolished? Amy said the upper floor and a portion of the first floor to the back. Chairperson, Rally Dupps opened and closed the public hearing. 4 ASPEN HISTORIC pRESERVATiON COMMIssIoN MINUTES OF, NOVEMBER 15, 2002 Jeffrey said this building was a chalet that we should have preserved. Teresa also said it would have been great to have this building in its original condition but it looks like it isn't anywhere near that. Neill, Michael and Valerie agreed that the Guido's building is not historic and the proposal will be a nice improvement. Rally relayed that he would have a completely different take on this project if the building still had its integrity remaining but it iS obviously lost. Jeffrey inquired about the kitchen exhaust and if the new equipment would come out at the same location and would it be the same size. Jake said he didn't know if the duct would be the same size but the new hood is reasonably near the vertical roof chase. MOTION: Neill moved that the HPC approve Resolution ?/40, 2002 of the Aspen Historic Preservation Commission approving an application for minor development for new exterior materials and exterior alternations at 403 S. Galena Street, Lots H & I, Block 90, City and Townsite of Aspen with conditions 1, 2, 3; second by Jeffrey. Yes vote: Jeffrey, Teresa, Neill, Michael, Derek, Valerie, Rally MOTION: Rally moved to adjourn,. second by Jeffrey. All in favor, motion carried. Worksession - no minutes Designation Criteria for Post World War H properties Design Guidelines - Chapter 10-15 Appendix, General Issues Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5