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HomeMy WebLinkAboutminutes.hpc.19970611 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 Meeting was called to order by Suzannah Reid at 5:05 with Gilbert Sanchez, Mary Hirsch and Susan Dodington present. Excused were Roger Moyer, Melanie Roschko and Jeffrey Halferty. Mark Onorofski was seated at 5:15. MOTION: Gilbert moved to approve the minutes of April 9, 1997 as amended on page one and the minutes of April 23, 1997; second by Mary. All in favor, motion carried. COMMISSIONER COMMENTS Susan Dodington stated that the roof is coming off of No-Problem-Joe's house. Suzannah stated on the 6th and Main project there is an electrical shed and she feels it was not reviewed by HPC but the appearance is that it will match the existing siding. MOTION: Susan made the motion to nominate Suzannah as chair; second by Mary. All in favor, motion carried. Mary was appointed to DRAC. Gilbert is a regular member. Amy Amidon, planner reported that the DEPP committee is close to forwarding a recommendation to City Council and they will probably support no extension the mall. Issues addressed are widening the sidewalks; change some of the parking patterns and improve tree plantings. A summary will be provided to HPC. 514 N. STREET - CONCEPTUAL DEVELOPMENT Amy stated at the last meeting there were concerns about the encroachment of the addition onto the historic house and carriage house in terms of the roof form. Gray Ringsby represented the applicant. He stated that the overall size has been reduced and the entry changed since the last meeting. Simpler lines have been incorporated. To preserve the historic building better he linked the ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 addition with small roofs. This allows light to enter on all four sides. The new siding will match the existing siding. The chair, Suzannah Reid opened the public hearing; no comments, public hearing closed. Board members made comments on the porch wrapping around; the addition stepping back; the existing door on the main house to remain; the height of the addition in terms of overpowering the historic structures; dormers and triangular windows. Amy stated that in Ord. #30 there can't be any windows between 9 and 15 feet. If it starts at 14 feet the applicant either has to eliminate the bottom foot or HPC grants a waiver on Ord. #30. She stated that the windows have no impact as there is no glazing below them. MOTION: Gilbert moved to approve the Conceptual Development of 514 N. St. including a waiver of 5% additional site coverage based on the site plan presented at this meeting and also to approve a waiver of Ord. regarding the height of the ceil of the windows (triangular windows in the gable ends) and a waiver of Ord. ~30 on the existing house; second by Mark. Motion carried 4-1. Vote: Susan voted no. Suzannah, Gilbert, Mary and Mark voted yes. 132 W. MAIN - BASEMENT - ROOF -DISCUSSION Ron Robertson, architect and owner Tom McCluskey presented. Ron stated that the west roof sheathing is deteriorating under the shingles. The proposal is to replace the existing two by four structure on the west with a two by twelve with the proper insulation. They also propose to take off the existing fascia and put it back in the exact place (exhibits I, II (5)). Suzannah asked if the work would be done behind the facade on Main Street as the gable end is on Main St. She asked that the rake end remain and work from there back. 2 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 Ron stated he did not know if that would work due to outriggers and gable ends that might have to be taken apart. The delicate line will be kept. The entire roof structure of the west will come off. He also stated that there will be soffet vents and collar ties. The roof will vent through an egg crate and into the roof. The concern of the commission is that the renovation look historically the same. MOTION: Mary moved to approve 132 W. Main including exhibits' I and lI which indicate the replacement of the existing materials' with 2x12 's in the west side of the roof, second by Susan. ,411 in favor, motion carried 5-0. Yes votes: Mark, Gilbert, Suzannah, Susan and Mary. The profile of the fascia is to remain the same. 203 S. GALENA- BRAND BUILDING Clint Watkins, Ted Guy and Associates presented for the owner Harley Baldwin. He indicated that the request is a code requirement for ADA. The existing sandstone step needs to be removed at the door. The sandstone has been replaced because there was a car dealership in the building at one time. The request is to drop the floor level to the level of the sidewalk. There maybe concern with the alignment of the windows and that can be resolved with larger doors. There are four openings on Galena Street and they would all be the same. The doors are flush with the front of the building. Amy stated that the store fronts are not original and she has no concern with making the doors taller. MOTION: Mark moved to approve the Minor Development application for 203 S. Galena St. with the condition that the transoms align above the doors; second by Susan. All in favor, motion carried 5-0. Yes votes, Mark, Mary, Suzannah, Susan and Gilbert. 3 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11, 1997 1008 E. HOPKINS - FINAL DEVELOPMENT Amy stated the recommendations for approval of the project. 1. To eliminate the bay window on the west facade of the house. There is no window currently in existence on the house and HPC tries to avoid conjectural details or suggesting things that were not originally there. 2. Provide information on how the historic materials will be preserved and repaired. 3. Condition of approval for the on-site relocation, post a bond in a letter of credit in the amount of $30,000 to ensure the building's safe relocation. A site plan showing how and where the building will be stored and a letter from a structural engineer indicating how the building will be braced. 4. Volume standard for Ord. #30. On the south elevation with a steeper pitch and new proposed window, Ord. #30 is violated It is in the no window zone and HPC needs to make a waiver. On the west and east side there are also windows that violate #Ord. 30. Dave Rybeck and Julie Maple from Poss & Associates presented for the applicant and commented on the conditions. 1. On the west the bay window is in the main guest bedroom which brings in more light and breaks up the plain. He indicated that they could restudy the window fenestration. 2. The current house is board and batten siding and the historical is probably below that. The plan is to remove the building and replace it back on the foundation and reuse the existing siding. They may have to do significant work to the floor plate and they would like to give a report after it is taken apart. The bay window on the south is historical and the columns for the front porch are historical but they show significant rot. They would like to replicate those details. 3. A letter of credit will be provided. They would like the house movers to provide information on how the house will be moved rather than a structural engineer. The board and staff agreed. 4. They feel the fenestration on the south elevation is appropriate for the design and desires of the owner. They feel it breaks up the front gable to bring down the massing. Light is necessary for the living space. An effort will be made to reuse the front posts. He also stated that they are looking for a re-location site to store the historic house on. 4 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 Exhibit II includes 6 photographs indicating the historic door which is to be retained. Dave stated a brown rubble stone will be used that is compatible with the neighborhood. It will be exposed to the foundation and then carry up. Commissioners were concerned about the elevation of the building off the street. Dave stated that the final plan is that the existing historic structure needs to be set a 2' 8" from street elevation to be able to get the steps to transition from the garage. It will be suppressed 2' 8". Suzannah stated at conceptual 1'8" was discussed. She is extremely concerned how low the historic house is off the street and it seems to continue creeping down. She stated that the board should have been stronger at conceptual. Dave indicated at conceptual it was stated that 2'6" would be acceptable. The driveway is being shared and then the slope coming up to get into the existing structure and headroom needs. Gilbert stated he is unclear why the historic building itself could not be raised. In the past it was discussed about additional steps being required within the envelope of the historic building. Julie Maple stated that the height limitations prohibit raising in terms of floor to floor heights. There is an interior ceiling height. Gilbert stated that existing openings are not being utilized. Dave stated that he cannot get a landing between the doors and have a step and the UBC is prohibiting it. It is a multi-functional restrictions, height limit, location of the garage, height of the neighboring driveway and the space inside. Mark stated that Dave indicated that the garage elevation establishes the height because they have to enter off an existing driveway. 5 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 Amy stated that an approval could be made with this one outstanding issue. Dave stated that is not acceptable and he needs final today. David Hoefer, assistant city attorney stated that the Board makes the decisions. Gilbert stated he would go with the 2'6" with verification of the code. MOTION: Gilbert made the motion to approve the Final Development for 1008 E. Hopkins Ave. with the following conditions: 1) Eliminate the bay window on the west facade of the historic house. 2) Provide information on how historic materials' will be preserved and repaired after inventory which will occur around the time of relocation to be approved by staff and monitor. 3) As part of the on-site relocation approval, the applicant must provide a bond in the amount of S30, 000 to insure the building 's safe relocation, a site plan showing how and where the buildings will be stored, and a letter from the building mover indicating how the building will be braced for relocation. 4) HPC grants' waivers for the windows on the south, east and west of the new addition regarding Ord. 5) Confirm that the building code does not allow a reconfiguration of the vestibule to the historic house to allow the elevation of the house to be raised. Motion second by Mary. Discussion: Mary stated that she would like an amendment requesting that the historic door be retained. Amy stated that the stone should be approved by Staff and monitor. 6) Gilbert amended his motion to include that the second historic door shown on Exhibit Il be retained. 7) Sample of the stone be approved by Staff and monitor..4mended motion second by Mary. Discussion of #5. Suzannah stated that she wanted a number included and indicate where it should be measured from. 6 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 If the code does not allow the changes that 2'6" would be the maximum measured from the natural grade line. Dave stated that he would like it measured from the property line which is a known element. Mark stated basically what they are saying is that the elevation should be established at least at 105'3" which is 2'6", which is the finished floor elevation shown on the drawing. The finished floor elevation should be at a minimum of 105'3" and preferably more. Gilbert amended condition ~5 of his motion: 5) Confirm that the building code does not allow a reconfiguration of the vestibule to the historic house to allow the elevation of the house to be raised a maximum of one foot. The main floor of the historic house would be no lower than 105 '3 "which is acceptable for HPC and to be approved by Staff and Monitor; second by Mary. Motion carried 4 - 1. Yes vote: Mark, Suzannah, Gilbert and Mary. Susan voted no. Mark is the monitor. Discussion: Dave stated that his client is buying this property for the potential view of Aspen Mountain and the 2'6" was discussed at the last meeting and he would like to retain that as the final and they will find a way to make it work. Mark stated that the HPC's acceptable bottom line is 105'3". TRUSTEE TOWNHOMES - CONCEPTUAL David Hoefer, Assistant City Attorney reviewed the proof of publication and HPC had jurisdiction to proceed. 7 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 Chairperson Suzannah Reid opened the public hearing. There were no comments from the public, public hearing closed. Amy stated in 1990 an approval was given to expand the 8 Trustee Townhomes. The addition that is being proposed today is actually a smaller addition than what was approved. The applicant has also submitted for an extension of vested rights. The proposed addition is on the terrace, on the back of the structure and it is not visible from the street. The only concern from Staff is lighting. Possibly when the units are lit at night it will be very visible. It is a metal frame structure completely glazed. Regarding Ord. #30, a waiver needs to be made. Rhonda Bazel, attorney for the homeowners stated that the SPA approvals for units 2 through 9 approved a 2,500 sq. ft. expansion and that would involve a lot of excavation and the expansion of the units to the west ten feet. There was concern by the owners that the expansion would interfere with views. They are proposing a small expansion that would be within the footprint of their existing patios. Regarding the light comment the back side of the units are on a slope and across the river is a trail. For clarification a foyer is being extended and part of the terrace will be enclosed. Amy stated that this proposal is a reduction of 500 square feet less than they had in the original approval. John Sarpa stated that the majority of the homeowners are in favor of this change. Materials will be presented at final. John Shuster, president of the homeowners stated that this proposal is on the back and a few of the homeowners will not be modifying their units. The proposal is an atrium type addition. Gilbert inquired about the lighting and reflection through the glass at night. John Sarpa stated that they only would be visible from Starwood in the summer and in the winter a few would be visible from Cemetery Lane. Presently there are only two full time residents out of the eleven units. MOTION: Mark made the motion to approve the Conceptual Development for the Trztstee Townhomes ztnits two throztgh nine and to waive the vohtme 8 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11~ 1997 standard of Ordinance ~30; second by Gilbert. All in favor, motion carried 5 - O. Mark, Gilbert, Mary, Suzannah, Susan votedyes. MOTION: Mark moved to adjourn; second by Gilbert. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 9 ASPEN HISTORIC PRESERVATION COMMISSION JUNE 11, 1997 COMMISSIONER COMMENTS ......................................................................................................... 1 514 N. STREET - CONCEPTUAL DEVELOPMENT ......................................................................... 1 132 W. MAIN - BASEMENT - ROOF -DISCUSSION ........................................................................ 2 203 S. GALENA - BRAND BUILDING ................................................................................................ 3 1008 E. HOPKINS - FINAL DEVELOPMENT ................................................................................... 4 TRUSTEE TOWNHOMES - CONCEPTUAL ...................................................................................... 7 10