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Home My WebLink Aboutagenda.hpc.20040310ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING MARCH 10, 2004 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE -VISITS: 406 W. Smuggler - 333 W. Bleeker - 470 N. Spring - Meet as a group at the first site. 5:00 II. III. IV. V. VI. Roll call Approval of minutes - February 25, 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 #8) 5:15 VIII. OLD BUSINESS A. 514 N. Third Street - Minor Review (Continued Public Hearing, · Continue to March 24th) B. 135 E. Cooper Ave. - Setback Variances (Public Hearing ) C. 470 N. Spring Street - Discussion on conditions placed on FAR bonus (Continued Public Hearing) IX. NEW BUSINESS A. None Xe 5:45 WORK SESSION A. 333 fW. Bleeker 6:15 XI. ADJOURN /'. .~'"-- -v IJI 13) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Allgaier, Deputy Planning Directo-rJ!\A FROM: Amy Guthrie, Historic Preservation Officer RE: 135 E. Cooper Avenue- Variance Request, Public Hearing DATE: March 10,2004 SUMMARY: The subject property is listed on the Aspen Inventory of Historic Landmark Sites and Structures, as well as the National Register of Historic Places. The site contains the 1888 Dixon-Markle house, which is virtually unaltered on the exterior, along with an outbuilding that appears to have been constructed in the 19th century. HPC recently granted final approval for a Major Development application that involves lifting the historic house to excavate a basement, relocating it slightly to _. the north and east of its current position, and making an addition on the west side of the lot. The existing outbuilding is also being moved slightly and expanded with a basement. A single car garage will be built on the northeast. HPC granted several variances to facilitate this project, which has been viewed as a sensitive addition that does little to directly alter the Victorian. During building permit review, it was discovered that one additional variance is needed for this project, which is a reduction of the minimum distance required between buildings. As approved, the project has located the carriage house and new addition only 5 feet, instead of 10 feet apart. HPC is asked to grant the variance so that the permit can proceed. APPLICANT: Chris Pat Aspen LLC, represented by Dave Gibson. PARCEL ID: 2735-131-04-003. ADDRESS: 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. 1 ZONING: RMf, Residential Multi-family. .-. CURRENT LAND USE: Two detached residences. VARIANCES The variance needed is a 5 foot reduction in the minimum distance required between buildings on a lot. 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 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: Nothing is changed from the plan that HPC expected would be built when final review was granted. Like the other variance requests, this one is justified by the fact that the property includes two structures which need to be preserved, and the applicant has worked to locate new construction in a manner that causes little negative impact to the historic resources. HPC was not supportive of the new addition being pushed any more forward on the lot than was approved, and the carriage house is set on the rear lot line. The board has consistently been favorable to granting waivers when there is a clear benefit to historic resources, as is the case here. - 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 recommends that a 5 foot variance from the minimum distance required between the carriage house and new addition be approved. Exhibit: Resolution # _, Series of 2004 A. Application """'" 2 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FORA VARIANCE ON THE MINIMUM DISTANCE REQUIRED BETWEEN BUILDINGS ON A LOT FOR THE PROPERTY LOCATED AT 135 E. COOPER AVENUE, LOTS H AND I AND THE EASTERLY 5 FEET OF LOT G, BLOCK 70, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. _, SERIES OF 2004 PARCEL ID: 2735-131-04-003 WHEREAS, the applicant, Chris Pat Aspen LLC, represented by Gibson Architects, has requested a variance for the property located at 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, for approval of variances, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.415.11 O.C of the Municipal Code, that the setback variance: a. Is similar to the pattern, features and character of the historic property or district; and/or 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; and WHEREAS, Amy Guthrie, in her staff report dated March 10,2004, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines" have been met, and recommended approval; and WHEREAS, at their regular meeting on March 10,2004, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application by a vote of _ to _' NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants a 5 foot variance to the minimum distance required between the carriage house and new addition as represented in the site plan presented on March 10, 2004. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of March, 2004. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION - Jeffrey Halferty, Chair ATTEST: Kathy Strickl~nd, Chief Deputy Clerk .-. - MARc01-2004 17:10 FROM: TO: 9205439 P.001 ---.~..".._.,.- ,--,~- -UB-~o-n. AIiCl!JJfCT~ II r. March 1,2004 Ms. Amy Guthrie Historic Preservation Offieer City of Aspen 130 Soulh Galena Street Aspen, CO 81611 Re: 135 E. Cooper Avenue Dear Amy: We arc requesting a dimensional variance of Ihe distance required between buildings from lOft. to 5 ft. This variance does not represenl a change to the Architectural design or footprint locations, as previously approved by Ihe H.P.C., but ralher is required due to responsc to an underlying zonc district requirement. Thank you for your consideration of this request. David F. Gibson, AlA 715 WEST MAIN ST, 120 ASPEN. CO 81611 www.gibson-archllacts.co 01CE 70 20 007 ACSIMILE 70 20 103 '" l\) - .~. r .."'. .~",. 01/1" "" ,....,' . 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" 7-ffi\.~ \ I I ~ 'rf -~ - I ('- IP 8 ~J:: '" > ~ J ~ If ,-, .1 iI~ . 'ilill'l ~!,!I!ill .', I"!II /11'.1 ill I ~ ; I ! i I t FERER RESIDENCE 135 EAST COOPER ASPEN. COLORADO ~ 0.0 .', ~;~ ~.~ B~l1 , ~ .~ " o o " :;; ~ 'i ~ t ! ! i i ffJ o C >-l ::t: > ffJ "d 0; L: ffJ .... ';0 '" 0; .... o o o IJ1 1'0 o o .p,.. yrrr- c) MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Joyce Allgaier, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: 470 N. Spring Street- Discussion of conditions placed on FAR bonus DATE: March 10,2004 SUMMARY: On December 17, 2003, HPC granted Conceptual approval and variances for an addition to this landmark house. In order to make a finding that the criteria for an FAR bonus were met, the board required a number of restoration efforts be undertaken on the Victorian, which has experienced some inappropriate alterations. The resolution approving this project is attached. The applicant was amenable to all of the conditions except the one which requires them to remove a non-original bay window. The board agreed to continue the public hearing so that the owner could present additional information about this piece of the building. Attached is a letter from the project architect and a paint analysis of various parts of the house. Certain areas of the building, including some components of the bay, have a build up of paint layers that indicate years of use. It is known that this bay window is not a historic feature of the 470 N. Spring Street house because of the photographs below. The bay is also not consistent with the appearance of other similar 19th century houses in Aspen. 1968 .'''.'.',,,:+,;>,,,~~ ^^,,,,,,,,=,,'", ' ii~;: 1980 1 In December, the board did consider the possibility that the bay is 19th century construction and was removed from another house. This was not viewed as a convincing reason to preserve it. The more likely scenario, supported to some extent by the paint analysis, is that the bay is partly new and partly old construction. While staff did not strongly encourage the board to require the bay be removed as part of the FAR bonus, staff does agree with the philosophy that it is a conjectural element that is misleading as to the historic architectural character of the house. Although the guidelines and the Secretary of the Interior's Standards for Rehabilitation do note that certain alterations to buildings can gain significance in their own right, this bay window would not qualify because it does not have any of the qualities that define significance, namely it is not associated with: ~ - a. An event, pattern or trend that has made a significant contribution to local, state, regional or national history, b. People whose specific contribution to local, state, regional or national history is deemed important and be identified and documented, or c. A physical design that embodies the distinctive characteristics of a type, period or method of construction, or represents the technical or aesthetic achievements of a recognized designer, craftsman or design philosophy that is deemed important. RECOMMENDATION: Staff recommends that HPC maintain the conditions of approval. Attachments: l.Resolution #24, Series of2003. 2.Minutes of December 17,2003 3. Letter and Paint Analysis - ~ 2