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HomeMy WebLinkAboutminutes.hpc.19960925 ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25, 1996 Meeting was called to order by Donnelley Erdman with Mark Onorofski, Suzannah Reid, Susan Dodington and Roger Mayer present. Excused were Melanie Roschko and Jake Vickery. Sven was seated at 6:00 p.m. MOTION: Donnelley moved to approve the minutes of August 28th; second by Susan. All in favor, motion carried. MOTION: Susan moved to approve the minutes of Sept. l lth; second by Suzannah. .411 in favor, motion carried. MEADOWS TRUSTEE TOWNHOMES - CONCEPTUAL MOTION: Donnelley moved to table conceptual until Oct. 23, 1996; second by Roger..411 in favor, motion carried. 403 S. GALENA- 447 E. COOPER Amy stated that the proposal is to alter the first floor space. A window to a door configuration needs to be changed on the outside. There will be a change from a double door to a single door on the east as well as on the north elevation. Donnelley stated that the application is very clear. MOTION: Donnelley moved to approve the application as presented; second by Susan..411 in favor, motion carried. 706 W. MAIN - VARIANCE Amy stated that there was a misunderstanding with the setback variance requirements. The R-6 allows a five foot setback in the alley and the office zone district requires a 15 foot setback for all areas of the building. Staff recommends approval of the variance in order to allow the new construction to be set back as far as possible from the historic building. ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25~ 1996 Joe Krabacher, owner stated that he contacted both property owners on either side of his house and has their support. Amy stated that Graeme Means, a neighbor offered support but would prefer that the tree on the north west comer not be cut down. Joe Krabacher stated that he had no problem with leaving the tree. MOTION: Donnelley moved that 706 W. Main application for a rear yard variance be granted because it is presently 15feet and the encroachment is five feet. Also that the tree in question on the north west corner be saved and protected; second by Suzannah. All in favor, motion carried. 240 LAKE - WORKSESSION Jackie Greenberg stated that the house is a Herbert Bayer house and constructed in 1957. The proposed courtyard is a main concern and the applicant proposes to close it and use it as livable interior space but in doing so not compete with the facade of the house. It would have minimal visibility from the front. Jackie also stated that a small addition is proposed for the back of the house, a master bedroom. It would not be visible from the front. An additional window is proposed for the front to be kept in line with the existing windows. The space taken up in the back is 12x5 and the main court yard is 24 by 24. The applicant would also potentially like to raise the ceiling in the master bedroom. They would also like to have an enclosed garage. The garage has been designed to be parallel with the street with a minimal variance. If the garage is placed within the setbacks it would compete with the facade of the house. Jackie stated in consideration of the design grid forms and proportions have maintained the Bayer theme. The additions are not in competition with the original design. Donnelley stated that the garage is twice as close to the street in a pedestrian way as the main house and is there a way to not have that a two story 2 ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25~ 1996 structure. The clear story retains the horizontality of the house but a two story 24 sqft. garage structure is a mass that is different from the main mass of the house. There are existing trees but possibly the entrance could be incorporated to the house and the entrance to the garage by swinging around and entering from the west perhaps and have a little entrance court. Jackie stated if a driveway is cut in front then your attention is drawn differently and she tried to retain the vegetation and charming nature of the way the house sits back but they would be willing to look at the idea. She also stated that the applicant is considering designation of the house. Susan asked what side the garage would be placed on and how close is it to the property. Jackie stated the garage would be placed on the south east side and it would be close to the lot line. There is an existing shed that would be resided. Suzannah stated on the site plan it indicates that the proposed garage is inside the setback so a variance is being requested. Amy stated that part of the motivation for asking for designation is in order to keep as much as possible to a one story construction HPC will need to deal with variances. Roger stated that there will be a variance on the two sides of the garage east and west. The west variance is for the master addition. Amy stated that they meet the west side yard but violate the combined yard variances. Roger stated for clarification the only second story addition is on the garage and that is for an extra bedroom. Jackie stated that they may need a garage 24 by 26 to fit the two cars instead of the 24 feet proposed. Susan asked if the shed could be used for the bedroom. Jackie stated that area will be used as a writing area. 3 ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25~ 1996 Roger stated that if the shed were connected to the house and a second story connected to that space as opposed to the garage would that be an acceptable solution. Jackie stated that is a good suggestion. Susan stated that idea would be better than the second story on the garage because you wouldn't see it as much. Roger stated that his comments would be the same as Donnelley's: 1) That the garage be one story. 2) No garage door on the street side. 3) No problem with the variances. 4) Use an existing building and make it better and put a second story on it. Roger did say he was not sure how the other members of the Board felt about using the existing building. Applicant stated that in reference to #2 she felt this site as unique as no alley exists and usually side entrances deal with alleys in the west end. She does not want to cut into the property. Donnelley stated that the garage is pushed to the side and you don't disturb any of the landscape which presently exists. Right now there is a parking area and it really doesn't distract from the experience of the house to see cars parked there. Sven stated this is an excellent opportunity to get additional space to build a garage over space. Donnelley stated that behind the garage you could have a light court and not have double heights on the street. Roger stated put the bedrooms on the garage and behind put a light court and then you get all the space you want and not create the two story. Sven stated that the applicant has provided excellent information. The Hallam Lake view plane has not been discussed but is a restriction on the 4 ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25~ 1996 property and needs addressed. The Hallam Lake view plane is reviewed by HPC and DRAC. He also stated that he has no problem with the clear story addition. He stated that he would like to see a restudy of living space below the proposed new garage and possibly infill structure at a lower level going back to the old building. At the next meeting a landscape plan would be helpful that would connect as a progression of the spaces as you go from the garage to the house. If the garage doors were entering on the side you could create a courtyard in a more interesting progression of space. Present more of a landscape plan than a setback plan. He also recommend studying an auto- court side entry to avoid ordinance #30 problems. He also recommends that the applicant look at putting the second floor bedrooms underneath the garage. Sven stated that the second category of comments is restudy of the entry. There is a nice loggia type entrance on the north west and that should be integrated in the pedestrian access to the garage and how you enter into the site. That has to do with studying the courtyard. Sven also stated that one of the committees standards that needs met is that it enhances but does not detract from the historic resource. He does not know how that will be met with the second floor on the garage. The final comment was that the clear story on the house is appropriate and a nice element. Possibly study the quarters that the applicant wants below the garage or visualize that you are terracing the entire project and maybe pretend that the garage was existing with the side entrance and the new additions kind of terrace like a roof clear story rather than a second story building. That would be a compromise that the committee might accept, if it was literally going up from the foot print. Jackie stated that those comments are good and they will look into them. Landscape will play an enormous role. Applicant asked about a second story onto the historic building? Amy thought that might be appropriate. Roger stated that he liked Sven's idea of terracing the bedrooms off the back of the garage. 5 ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25~ 1996 Jackie stated that the clear plate heights on the Hallam Lake side would constitute greater plate heights. Sven stated that he did not see the addition as a clear story when it goes clear to the facade wall, he sees it as a higher thing and will it line up with the plane. Suzannah stated maintaining the entrance is the only thing lit up when you look at the house and that should be maintained. Roger suggested a model with massing plan. Sven stated that the loggia concept is appropriate. Roger stated that a lot of good input has been given. Roger stated that the entire committee feels the clear story is acceptable. 2) The garage can be constructed and closer to the street is better. 3) There are options to how you deal with the bedroom. 4) No one is opposed to the landmark. 5) The majority of members are in favor of the clear story. Amy stated that you have 1 1/2 years once you have an approval and you can ask for vested rights up to three years and ask for extensions. Roger suggested that the applicant talk to Larry Aldrich. MOTION: Donnelley moved to adjourn; second by Roger. All in favor, motion carried. Meeting adjourned at 6:15 p.m. 6 ASPEN HISTORIC PRESERVATION COMMISSION SEPT. 25~ 1996 MEADOWS TRUSTEE TOWNHOMES - CONCEPTUAL ................................................................ 1 403 S. GALENA - 447 E. COOPER. ...................................................................................................... 1 706 W. MAIN - VARIANCE .................................................................................................................. 1 240 LAKE - WORKSESSION ............................................................................................................... 2 7