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Home My WebLink Aboutagenda.hpc.20040211 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING FEBRUARY 11, 2004 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE -VISITS: 435 W. Main (L' Auberge), 113 E. Hopkins, 1295 Riverside Drive. Meet at the first site. 5:00 I. II. III. IV. V. VI. Roll call Approval of minutes - Dec. 17'\ 2003 - Jan. 14, 2004 Public Comments Commission member comments Disclosure of conflict of interest (actual and apparent) Project Monitoring A. NONE VII. Staff comments: Certificates of No Negative Effect issued (Next resolution will be #7) VIII. OLD BUSINESS A. 514 N. Third Street, Minor - Continue Public Hearing to March 10th B. 1295 Riverside Drive, Minor Development - Public Hearing continued from Jan. 28, 2004 IX. NEW BUSINESS A. None X. WORK SESSION 5:15 A. 435 W. Main 5:45 B. 113 E. Hopkins 6:15 C. Guidelines, Chapters 2-7 6:45 XI. ADJOURN MEMORANDUM ^."''''''' TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 1295 Riverside Drive- Minor Development Review and Variances- Public Hearing DATE: February II, 2004 SUMMARY: On January 28th, HPC recommended approval of historic designation and lot split for the subject property. In addition, the board voted to direct the applicant to fmalize the design of the new entry with the participation of staff and monitor. The one aspect of the project that was continued for review by the full board was the location of a non-historic shed and related varIances. The applicant has provided a re-design which pulls the shed slightly away from the property lines. (Previously it was proposed to be located directly on the east and south boundaries of the site.) The board is asked to visit 1295 Riverside Drive on the day of the meeting to view the request. APPLICANT: Tony and Kathy Welgos, represented by Consbrtium Architects and Gilbert Sanchez, architect. PARCEL ID: 2737-181-17-019. ADDRESS: 1295 Riverside Drive, Lot 20, Riverside Subdivision, Aspen, Colorado. ZONING: R-15, Moderate Density Residential. SETBACK VARIANCES Setback variances along the new lot line have already been granted for a 10 foot west side yard variance to accommodate an existing deck and a 7 foot west sideyard setback variance for the house. In terms of the shed, the public notice stated the need for a 10 foot east sideyard setback variance, a 5 foot rear yard setback variance, and a 6 foot variance of the minimum distance required between the house and shed. The criteria, per Section 26.415.110.C of the Municipal Code are as follows: HPC must make a finding that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or I b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. - Staff Finding: The non-historic shed is proposed to be relocated because the applicant is moving a non-historic deck from the west side of the lot to the east. Staff believes that some relief to the setbacks is allowable. However, an adjacent neighbor raised a concern about this variance, and the board was informed that there is a utility easement along the back of the property. There are not in fact any underground utilities in place in this area right now. The applicant is willing to accept feedback about a tweak to the location of the shed, or possible re- configuration of the deck if needed. They may be permitted to place a structure in the easement at the risk of having to move it if required by the utility company. Staff recommends that the board view the site specific to this request and assess impacts to the historic resource and neighboring properties. DECISION MAKING OPTIONS: The HPC may: . approve the application, approve the application with conditions, disapprove the application, or continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. .; ......, . . . RECOMMENDATION: Staff supports the granting of the variances if the site visit and revised plan are fOlmd to meet the review criteria. In general, secondary structures are an appropriate way to contain some of the progranunatic needs of a home in a detached structure, which reduces the size of the primary house. - 2 REVISED VARIANCE REQUEST FOR 1295 RIVERSIDE DRIVE The Applicant is requesting variances to contribute to the preservation of the historic resource at 1295 .~ . Riverside Drive. The following is requested: 1. West sideyard setback on' from the approved new lot split property line as requested by the original proposal. 2. East sideyard setback of 3' -6" to accommodate the relocation of the existing shed. The original proposal requested that the shed be relocated to the east property line. 3. Rear yard setback of l' -6" to accommodate the relocation of the existing shed. The original proposal requested that the shed be relocated to the south property line. The variances and relocation of the shed are beneficial for the following reasons: 1. Increasing the separation between the non-historic shed and the designated historic house enhances the preservation of the historic resource. 2. The proposed relocation of the shed minimizes its visual impact on the east neighbor's view plane from existing windows. 3. The proposed reorientation of the shed minimizes the visual impact on the east neighbor's view plane by presenting the side with less mass. 4. The proposed relocation of the shed minimizes the visual impact on the east and south neighbors' view plane by lowering the shed 10" - 12" due to lower grade. 5. The proposed relocation of the shed minimizes the visual impact on the south neighbor's view plane since the adjacent wood fence on the property line masks the bulk of the shed. 6. The proposed setbacks permit the Owner to retain two large aspen trees which provide screening from the neighboring properties. 7. The proposed east sideyard setback is consistent with variances previously granted in the neighborhood, specifically the 4' -4" setback granted the east neighbor. '-~.,".,-- '\ - ---- - - - - - - DRIVE - - - RIVERSIDE --/ ....- / / ./ 0 ....- ....- - -1 ------ / - --- "- - --- , --- I , - , --- .,---- -- - ---......, ....- --- , ./ , ---~ ___ - ---1- ..... - ./ - ....- ./ - ----- - ( , I I "- '\ .....- .,-- P ARKIN~-.. SPACES ~ ~~/- W NEW LOT UNE IS z - PARAlLEL \\l1H ~lbl I --'1/NElGHBORING b HOUSE /: -----\ .., "'. :> \ \ 0, W - Z - - ~ .- \ ..;==...... .....'\" r- 14'-4 , =:;- ." I ---- - I ._.-'-1'- '7 - I , I - .-' I , " ETBACK . .- I 10' O' _.-':L ___--d----, WALK ___ EW LOTl . . '< . . " I '-. I I -.-.-0\. 1 ---- I \1 .-' I \ 4':=-8;0-- I ....- - I \ /--; 'OJ ..... ; ./ \ , \,!~EW EN~ Y I \ / I , I I / , ----- I \j MO* ENTRY TO 1'. I I ( OfjPOSlTE SlOE '\ r I I W LOT I I L - I I I , I I I II I I ; I " I I ----- -------- i I \ I I I I I '\ I I I I I I " I r - "- ~j I I II I " 'r I II I. - - \ ~! ! - 1---- - ..... J , \ I ; PROI>09EO SETBACK 'N "- I i ,I I I "- ----r------- I I, I ~. REMOVE STAIRS. I "- LOT 20 REOUCE OECK~ I I. 1/ I AND STORAGE BELOW I \ ~ ,I I "- . : : fii J I I i ....._ I / I I , 1----+ r::t I "- I : : ( lED V ( " I :j- EXISTING( I , i ; P _r~9N ~ I ~ "-"-"-,,- I I , I I / I I I . '", I .n'__""~ I ( ( 6'. I I I I:~ '0' +1 I II ( I \ I ~ I l"B. I V i /\ \ k Ii I J.0 ; I~ N~W LOCA Ij I /j \ ~ i I '- I . :8?' I FOR lUFFSH II I. I ; I . I II I I (~~~-\ - -- L - ....J I I ' I' J I -- I L_ -- _....J / .Il' \ '\ I I / it~" ~\\ I q I SHEO OOOR___ I I I / ~ 0, ~ PROPOSED SETBACK e I J ~. .--.-.----.---.-- I I ""-- I - . . - . - --- - - l,t I v - -, -i --- --- "'. \ "', r I I I I I I I I 7VB' I I I I I I I I I I I I L_____ TING TREE ~ ., o "- "- , , , - '" I '- EXISTING TREE ffi (;) PROPOSED SITE PLAN: REVISED SETBACKS WELGOS RESIDENCE REMODEL 1295 RIVERSIDE DRIVE, aspen. colorado HPC MEETING: 02-11-2004 -' L