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HomeMy WebLinkAboutminutes.hpc.20040225ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 25, 2004 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Valerie Alexander and Michael Hoffman and Sarah Broughton. Staff present: Assistant City Attorney, David Hoefer Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk MOTION: IZalerie moved to approve the minutes of Jan. 28, 2004 as amended; second by Sarah. All in favor, motion carried. MOTION: IZalerie moved to approve the minutes of Feb. 11, 2004; second by Sarah. All in favor, motion carried. Disclosure Michael will recuse himself on 949 E. Cooper Derek will recuse himself on 939 E. Cooper Sarah will recuse herself on 334 W. Hallam 939 E. COOPER AVE. - FINAL - PUBLIC HEARING Derek recused himself. Affidavit of public notice was entered into the landuse records as Exhibit I. Gilbert Sanchez was sworn in. Amv said this is a new house that.finishes out the Cooper Ave. historic landmark project. At conceptual everyone felt that the project met the guidelines. As a condition of approval, a landscape plan should be submitted. Gilbert relayed that the landscape plan that was approved as part of the original plat will have amendments due to the new design of the house. A modification to the glazing next to the entry door was done in order to get more light in and better identify the entry. There were also changes to the stair on the lower level of the house. On the west side there is a change to the dining room projection, it pulls out from the face of the building, which allows us to manipulate the square footage. The materials are wood siding in combinations of horizontal wood, which occurs on the gable element and ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 25, 2004 vertical, which occurs on the one story element. The roof will be wood shingles and corrugated metal on the smaller elements that project out over the dining room. The stone base will only occur on the gable projection of the front. The horizontal siding will be painted. The vertical wood on the lower level of the house will be stained. The double hung windows will be wood with metal cladding. The windows that project out could be natural finished wood or metal windows. Estimates are coming in on the windows. There is lighting over the garage that will have a frosted globe and there is stepped lighting in the wall around the parapet of the deck. You will not see that lighting from the street. Chairperson, Jeffrey Halferty opened and closed the public hearing. Michael said the presentation is consistent with what was presented at the conceptual hearing. The guidelines regarding private yards, 1.10, 1.13, 1.14, 1.15 have been met. The proposed lighting is consistent with guidelines 14.6, 14.7, 14.8 14.15. The architectural details are consistent with guidelines 11.9, 11.10 in terms of scale and appropriate materials. Valerie and Sarah concurred that the project meets are of the guidelines. Jeffrey said as part of the motion we need to add the condition that a landscape be submitted and reviewed bv staff and monitor. MOTION: Valerie moved to approve the final development for 939 E. Cooper, Resolution 6, 2004 with one additional condition that a landscape plan be submitted and reviewed by staff and monitor; second by Sarah. Motion carried 4-0. Yes vote: l/'alerie, Sarah, Michael, Jeffrey 334 W. HALLAM - CONCEPTUAL Sarah recused herself. Sworn in: Bill Poss and Stephen Holly Amy relayed that the conditions for restudy from the last meeting were related to the addition at the back of the building. Staff had concerns aboUt relocating the house but the board did not share that concern. Tonight's 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 25, 2004 meeting is focused on the architecture. The porch has been extended with some kind of wooden storage and it has also been lengthened. It is about five feet longer than it used to be. The question is whether we leave that portion as is which is slightly longer than it was historically or ask them to consider chopping it back to what it was historically. If the board accepts the extended length staff would like to request that the columns that have been applied be removed. Bill Poss stated at the last meeting we were asked to restudy the configuration of lowering the roof of the addition. There was a cross gable that came into the historic part of the house and we were also asked to make a more distinct element and avoid compromising the historic elements of the gable end. What we did was take a new approach to the roof shapes. We removed the cross gable completely from the historic structure and added a flat roof and added internal drains that would be heated within the house. They eliminated the cricket on the roof and on the back which allows the structure to read by itself. They also minimized the amount of attachment to the historic structure on the back. With regard to the wood addition that Amy mentioned, the architect removed some of the drywall and discovered that the studs inside were new but the siding was historic. The proposal is to dismantle the little building and put the old siding back on but keep the same dimensions. The columns would not be put back on if they are new. Valerie said she was interested in hearing a little more from Bill why this project is an exemplary project warranting the FAR request. Bill said the client is doing a full restoration of the house and the bonus helps him get a better use of the house. A lot of the siding and detailing needs fixed up and replaced and put back together. By removing the addition off the back and restoring it, it becomes complementary to the historic structure. We feel putting the addition on the back and out of the historic structure was a better solution to saving the historic house. Chairperson, Jeffrey Halferty opened and closed the public hearing. Valerie stated that the roof modifications are a great improvement over the last presentation. Putting a new foundation under the historic house is a ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 25~ 2004 huge contribution to the preservation of the building. With regard to the five foot addition leaving it as is is acceptable. Valerie agreed with Amy that the columns should be removed from the addition. Bill said they will restore the five foot addition and reuse the historic siding. Derek strongly supports the project and it has gotten better. Michael said he feels the changes to the roof are exemplary and very responsive. The roof was his main concern. It is important to reiterate that we need to make it clear that this project is going forward probably with a FAR bonus because the north wall had already been compromised'. If it wasn't compromised we would be looking at a totally different plan. Jeffrey stated he echoed his fellow commissioners concerns and comments. The roof realignment was an excellent redesign of a more sympathetic scheme for the historic resource. Chapter seven and nine of our guidelines are in compliance. The new foundation is an excellent preservation attempt. The 50's piece is better without the columns. Jeffrey asked if it would be appropriate to ask that the applicant do a storyboard to explain what is happening to the historic house. Amy said typically on National Registered houses we require a storyboard. MOTION.. Michael moved to approve the application for conceptual development, partial demolition, On-site relocation and variances for the property located at 334 W. Hallam as proposed in Resolution #7, 2004 with the following conditions: 1. The columns on the shed be removed. 2. A story board be erected during the construction process. Motion second by Derek. Motion carried 4-0. Yes vote: Valerie, Derek, Michael, Jeffrey 406 W. SMUGGLER -WORKSESSION 939 E. COOPER - WORKSESSION GUIDELINES, CHAPTERS 8-14 - WORKSESSION WORKSESSIONS- NO MINUTES 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 25, 2004 ELECTION OF CHAIR AND VICE- CHAIR Jeffrey Halferty chairperson Michael Hoffman Vice-chair MOTION: deffrey moved to adjourn; second by Michael. All in favor, motion adjourned at 7:00p.m. Kathleen J. Strickland, Chief Deputy Clerk 5