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HomeMy WebLinkAboutminutes.hpc.20031210ASPEN HISTORIc PRESERVATION COMMISSION :OOS Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Valerie Alexander, Sarah Broughton and Michael Hoffman. Neill Hirst was excused. Staffpresent: Assistant City Attorney, David Hoefer Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: Sarah moved to approve the minutes of Oct. 22, 2003. Nov. 12, 2003 and Nov. 19, 2003; second by Jeffrey. All in favor, motion carried. Valerie recused herself from the public hearings on the agenda. She has not been prepared to discuss the items because she just got back from Phoenix. She will return to discuss the guidelines. Certificate of No Negative Effect Amy stated that the Aspen Skiing Company request to temporary install Kiosk's for a period of a year. One would be on the comer of Cooper and Galena and one at the end of the Hyman Mall by the fountain. Scott Chism, from the Parks Dept. is helping with the design. The kiosks will be totally unmanned. Valerie pointed out that there is not enough information on the materials etc. Jeffrey suggested that the Parks Dept. help the Ski Company come up with a better design. The height seems to be top heavy and the proportions are out of scale. Valerie said the design seems very opaque. Scott Chism and Tom Rubel will assist with placement and design of the kiosks throughout town. 2 WILLIAMS WAY - 470 N. SPRING -514 N. THIRD MOTION: Michael moved to continue the public hearing and conceptual development of 2 I'Villiams Way to January 14. 2004; to continue the public hearing and conceptual development of 470 N. Spring to Dec. 17. 2003; and to continue the public hearing and minor development of 514 N Third Street to February 11, 2004; second by Derek. All in favor, motion carried 5-0. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 819 E. HOPK/NS - MAJOR DEVELOPMENT - CONCEPTUAL - ON-SITE RELOCATION - VARIANCES - PUBLIC HEARING Sworn in: Rally Dupps, Mitch Haas Amy informed the board that the project was continued in October with a few concerns for the applicant to restudy. One was to provide at least a ten- foot separation between the miner's cottages and the new house should be at least five feet away from the rear lot line. There was also discussion about the parking variance and particularly from staff, the concern about the distance that the historic buildings will be moved and how they will be raised on the lot. It has been discovered that the applicant does not have to provide for affordable housing on this project because of various benefits of historic landmark status they are allowed to have these three separate residential buildings and they can all have free market status. In a sense it is too bad we have to loose AH units on the site but at the same time it took off some program and pressures that were part of the struggle on this project. At this point the 819 E. Hopkins (yellow house) barely moves forward and one foot to the west. The Gates house 811 E. Hopkins (green) moves quite a bit but its integrity is being brought back to a great degree. They are only asking for a variance of one parking space. Staff recommends approval of the project~ Rally said the notables that have changed are the reduction in massing across the top. There is 11 feet between the two historic buildings. On the second level we have 22 feet separation. The shed had an addition but will not be needed. The situation has gotten better for the tree because there is a shallow foundation so the tree will not be disturbed. There are three historic buildings without any additions and brought back to their original state. Mitch said the ridge height of the new building has been lowered and as a result substantially decreases the mass on the alley and behind the historic building. The setback on the alley is five feet. The two buildings have been flip-flopped. The 819 residences is a three bedroom but only moves one foot to the east and six feet forward. The 811 Gates green house is a two- 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 bedroom house with a one parking space and a detached garage, which is the rehabilitated shed structure. There is a one-car garage for the 819 residence. The open space variance request is 7% instead of 9%. The main house is ten feet from the property line. Amy said there is a lean-to on the back of the 819, which might be historic, and the framing should be inspected. Amy said she didn't comment on the windows in that area because that is left for final. Chairperson, Jeffrey Halferty opened the public hearing. Greg Bowlins, owner of 824 E. Hyman. Greg asked how tall the new building is? Mitch said it complies with the height limit but we do not know the exact measurement. Greg said this is a good-looking project. His only concern is the parking. John Gates said he can barely swing his car into his garage and his is ten feet away. He feels to use the two parking spaces the owner will have to drive onto his lawn and his neighbor's lawn. Could the shed be shifted back a bit so they can use the property without driving onto his property? Rally said the shed is placed where it is to preserve the roots of the trees. Amy said the City allows owners to put a garage within five feet of your rear lot line. One space is not covered it is a parking pad. Mitch said it might take two movements to get in and out of the parking space but it can be done. Greg said he doesn't have a fence. If they drive on his property he will have to put up a fence or put a boulder on his property. Chairperson, Jeffrey Halferty closed the public hearing. Derek said he appreciates the diligent and hard work that has gone into this project. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 Sarah said the standards for relocation have been met and she would approve the setback variances. The open space has been dealt with and there were a lot of impediments to deal with. Sarah had one comment on the openings in the secondary structure in the shed and the precedent behind those openings, referencing guideline 8.1 in placing windows in secondary structures. Guidelines 11.6 addressed roof forms andwe have set a precedent using barreled vaulted roofs in our valley that fit within historic neighborhoods. Sarah also has concerns with the window fenestration patterns of the new house, referencing guideline 11.9. The openings do not relate with the historic buildings on site. She requested a restudy of the windows. Michael said his concerns from the last meeting were setback variances between the buildings and the requested parking variance. He can accept the new proposal from three parking spaces to one and the eleven feet between the two buildings. Jeffrey said the applicant has difficult site constraints. He can accept the on-site relocation as it achieves the goal of helping our historic resources be the prominence on the site. The setback variances are acceptable. The shed in its location has a strong proximity to the zero lot line but it is in the best interest of preserving the tree and maintaining that relationship from the alley. One parking variance is acceptable and the 7% open space calculation variance is OK. The new building could get a little smaller. Regarding guideline 11.9 the fenestration on the out building calls a little bit more attention to it and should be restudied for final. The glazing on the two-story mass on the north elevation also should be consistent with the historic resource. MOTION: Sarah moved to approve Resolution #22, 2003for 811 & 819 E. Hopkins Ave. as stated in staff's memo dated Dec. 10, 2003; second by Derek. All in favor, motion carried. 4-0. Yes vote: Derek, Sarah, Michael, Jeffrey 134 & 135 ~ W. HOPKINS AVE. - HISTORIC LANDMARK LOT SPLIT & VARIANCES - PUBLIC HEARING 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 10, 2003 Affidavit of posting entered into the land use records as Exhibit I. Jesse Boyce was sworn in. Amy said this is a piece of property on W. Hopkins Ave., which has already been developed. There is an historic structure at 134 on the comer that is original to the site and a second structure 134 ½. There is no development being proposed. This proposal is for a lot split so that they can get out of condominium ownership and do a fee simple ownership. There are already non-conformities on the property and they are over there FAR. IfHPC grants a variance of 336 square feet that will take them out of non- conforming status and clean up the property. Nothing new is going to be built. They are over their FAR because HPC allowed a light well some time ago and the FAR has changed since this was built. Each property currently has one on-site parking space and they would like their second on-site parking spaces to be waived. It cannot be provided in either case due to the development of trees and plantings: Because of the way the new property is staked between the two buildings some setbacks interior to the property need to be dealt with. JeSse Boyce thanked the HPC and Staff for their patience and helping him through the process. Chairperson, Jeffrey Halferty opened and closed the public hearing. MOTION: Derek moved to approve Resolution #23, 2003, recommending approval of an historic landmark lot split and variances for 134 & 134 ~ W. Hopkins; second by Sarah. All in favor, motion carried 4-0. Yes vote: Derek, Sarah, Michael, Jeffrey GUIDELINES REVIEW - WORK SESSION - NO MINUTES MOTION: Jeffrey moved to adjourn; second by Michael. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief DepUty clerk