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HomeMy WebLinkAboutminutes.hpc.20031217.ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 17, 2003 1295 RIVERSIDE DR. - 28 SMUGGLER GROVE ROAD ........................................................... 1 470 N. SPRING STREET - CONCEPTUAL - MAJOR DEVELOPMENT - VARIANCES, PUBLIC HEARING ......................... 701 W. MAIN STREET - WORKSESSION - NO MINUTES ................................................................. 5 1295 RIVERSIDE DRIVE - WORKSESSION - NO MINUTES .... . ........ 5 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 17, 2003 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Michael Hoffman, Valerie Alexander, Sarah Broughton and Neill Hirst. Derek Skalko was excused. Staff present: Assistant City Attorney, David Hoefer Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk Disclosure: Michael will recuse himself on 470 N. Spring 1295 RIVERSIDE~DR. _ 28 SMUGGLER GROVE ROAD MOTION: Jeffrey moved to continue the Public Hearing, Lot Split, Designation and Minor Development of 1295 Riverside Drive until January 28, 2004 and Historic Designation, Lot Split, Conceptual Development. On- Site Relocation and Public Hearing on 28 Smuggler Grove Road to January 28. 2004; second by Michael. All in favor, motion carried 5-0. Monitoring: 135 E. Cooper David Gibson, architect is proposing to change the 1 x 6edar lap siding to micro zinc, which is a soft gray natural finish. The zinc would go on the siding of the addition and garage. Valerie pointed out that from the street it would appear to be very similar. Jeffrey asked what material is going to be used on the wall exposure of the link. David said it would have minimal zinc because xt is mostly glass. Cedar shingles will be used. Michael said the zinc is subordinate to the historic structure. Sarah said it is a product of its time and subordinate to the historic structure. The board supported the change in material s. Staff comments: ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 17, 2003 Amy followed up on the kiosks that will be located throughout town. Scott Chism from the Parks Dept. worked with the applicants and came up with a better design. 470 N. SPRING STREET - CONCEPTUAL - MAJOR DEVELOPMENT - VARIANCES, PUBLIC HEARING Michael recused himself. Sworn in. David Warner Amy stated that the addition to the property seems very appropriate. It is a small non-conformtng site. Numerous variances are needed. The windows on the rear faqade need to be discussed. Staff recommends that windows be allowed so that the facade is not just a blank faCade. Amy said there are items that seem clearly possible and within reason to ask for in awarding the 500 square foot bonus. · On the historic house the front porch has been modified and that could be re-worked. · There are some non-historic features on the west side porch. · Removal of a multi-paned storm window. · Removal of a skylight on the front roof plane. · Removal and re-vegetation of a parking space in front of the house. · Patching and removal of vents on the east wall. · Replacement ora non-historic door on the east facade. · Relocate satellite dish, Relocate if possible or paint vent on the back of the Victorian. Amy said the next category is meaningful restoration work that should be required for the bonus. These items would have an impact on the owners and their budget. · Restore the siding to clapboard. Restore windows that have been removed or modified. Recommendations that require debate. · Dormer on the east side of the house. Staff agrees that this would be a benefit to the house but it is not visible from the street. 2 ASPEN HISTOR/c PRESERVATION COMMISSION .MINUTES OF DECEMBER 17, 2003 The bay window is not original to the house and that could be removed and restored. It appears to be an historic element taken from another building and the owners might have some attachment to it. Staffrecommends approval of the project once the issues h~ve been removed. David Warner said this has been a balance as to how you restore this house and make it a feasible project and how the recommendations get us to that point. Questions and Clarifications: Valene expressed her gratitude for the photo documentation that was handed out from the applicant for the meeting. Valerie asked how many of the non-historic windows were being replaced with windows that are more compatible. David said there is one window on the east elevation and two w~ndows on the west, one in the dormer and one in the kitchen area. A storm window would also be replaced. Four out of five windows would be upgraded. David said the owners have agreed to everything except the dormer and bay window. They intend to replace the siding. Chairperson, Jeffrey Halferty opened and closed the public hearing. Commissioner comments: Neill commended that numerous additions and alterations that were added to the house are coming off to restore the house to its original state. He feels the removal of the bay window should be included in the conditions in order to grant the 500 square foot bonus. The bay window is inappropriate in its actual style. Valerie said the applicant is meeting all the guidelines to the best of their ability and the project is worthy of the bonus. In the end this will be a better preserved project. Removal of the bay window would enhance the project. She has no issues with the dormer as it is not visible from the street. Valerie supports the project. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 17, 2003 Sarah said in an ideal world it would be nice to bring the bay window back to a double hung. Her concern is with the new addition and guideline 8.3. In locating the garage you are kicking out a covered area so that the 4'3" setback is really not a 4'3" setback. There is only 9 ½ inches between the tWO. David said the 4'3" was in front of the building and it has been pushed back. They had to actually move the building back 4'3". Her concern is the detailing in front of the garage, guideline 10.3. Materials need to be subordinate to the historic structure. She also has concerns with the round window. Jeffrey said this is an excellent project. He would support the bonus if the bay window was changed to a double hung. He has no concern with the dormer as it is out of view. He also agreed with Sarah regarding pushing back the garage further, guideline 8.3. It would be better if it could be pushed back in order to see the historic home as you come down the street coming into Oklahoma Fiats. Jeffrey also agreed with Staff that the rear facade needs windows. He is also interested in the detailing for final. Valerie said she agrees with Sarah and Jeffrey regarding the second level being pushed back further. The upper level needs to be subordinate. David said the bay window is historic. He feels the bay window would have occurred in the course of history. He would not want to take that piece of historic building out. At the last meeting we were asked to set it back four feet from the original plan, which we have done. Now we are being asked to push it back another four feet. We are running out of room on the lot. Keep in mind that historically the front of this building is the south. David requests not re-working the four feet. Valerie said the request is to try and move the second level back. David said if we do that the circulation changes on the second floor and we do not have any more space on the lot. MOTION.. Valerie moved to approve Resolution #24, 2003 as is for 470 N. Spring Street, Lot 2, Block 4, Oklahoma Flats Addition; second by Jeffrey. Motion failed 2-2. Yes - Valerie, Sarah No - Neill, Jeffrey 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 17~ 2003 MOTION.. Valerie moved to approve Resolution #24, 2003 for 470 N. Spring Street, Lot 2, BloCk 4, Oklahoma Flats Addition wit~ an additional condition that the bay window wouM be removed and brought back to its original condition; second by Jeffrey. Motion carried 4-0. Yes vote: IZalerie, Sarah, Neill, Jeffrey MOTION: Jeffrey moved to continue the public hearing and conceptual development for 470 N. Spring until January 28th,· second by Valerie. All in favor, motion carried. 701 W. MAIN STREET - WORKSESSION - NO MINUTES 1295 RIVERSIDE DRIVE - WORKSESSION - NO MINUTES MOTION: Jeffrey moved to adjourn: second by Valerie. All in favor, morion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, ChiefDepmy Clerk