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HomeMy WebLinkAboutminutes.hpc.19970709 ASPEN HISTORIC PRESERVATION COMMISSION JULY 9~ 1997 Meeting was called to order by chair-person Suzannah Reid with Mark Onorofski, Roger Moyer, Susan Dodington, Jeffrey Halferty and Mary Hirsch present. Excused were Melanie Roschko and Gilbert Sanchez. Les Hoist, public, commented on the 303 E. Main project and wanted to reinforce that when the house is placed back on the site, it comes back in the same location. He would not have approved the temporary off-site relocation. He also has concerns that the applicant will come back and ask that the house be moved on the original site. He also stated that he would not have approved the east side of the Isis to be removed. 525 W. HALLAM - MINOR DEVELOPMENT David Hoefer, Assistant City Attorney, stated that Staff recommends approval of the addition including a new roof for the shed as stated in the memo dated July 9, 1997. Glenn Rappaport, architect, indicated that the issue with the chimney might be a required code height and possibly a cap will be needed. The chimneys need lined due to the risk of fire. Glenn stated that one wall needs repaired and they will save the siding. The roof on the shed will match the asphalt shingles. MOTION: Roger moved to approve the addition at 525 W. Hallam as proposed including the new roof Jbr the shed with the following four conditions: 1) A sample of roof materials must be provided for review by Staff and monitor. 2) The architects' must provide specifications for the chimney repair and to include a metal cap. 3) That the existing historic siding be saved; motion second by Mary. All in favor, motion carried 6-0. Yes votes: Roger, Suzannah, Mark, Mary, Susan and defJhey. Susan is the monitor. The chimney flange comes up and the chimney cap drops in and it comes out over the edge and when the water drips it comes right off and doesn't run down the side of the masonry. ASPEN HISTORIC PRESERVATION COMMISSION JULY 9~ 1997 715 W. SMUGGLER - PUBLIC HEARING - MINOR DEVELOPMENT David Hoefer, Assistant City Attorney, stated that the proof of publication will be delivered to the City Clerk's following the meeting. Amy Amidon, planner stated that this is a public hearing due to the setback request to have the roof extended on the west side within two inches of the property line to give some protection to a built in bench; however, it also requires the relocation of two Aspen trees. The proposal is to build a porch roof over an existing deck at the rear of the house. The construction of the roof in general is not objectionable. It is not visible from the street and does not impact any historical materials. There is not a significant reason to grant a variance, especially due to the Engineering Department's concerns with every project containing their own snow fall and water runoff on their own property. Deanna Olson, architect for the project stated if the roof has to be cut back it will look strange. They are going within 1 foot 2 inches of the property line. It would be two inches from the fence. The Commissioners concerns are that 1 1/2 feet is not enough space for the amount of snow fall that Aspen gets. When the snow hits the top of the fence it will go both ways. The fence is below the roof line and there is the possibility of the snow building up. Deana Olson indicated that a snow guard would be built. The fence is within 1 foot two inches of the property line. The owners property line runs into the neighbor's yard. The adjacent property owner has no problems with the proposal. Even with the awning it is extremely hot on that side and the roof would provide a sun block. Roger said one solution would be to move the fence to the property line but the applicant relayed that was too costly. The side of the lot faces west and the back faces south. 2 ASPEN HISTORIC PRESERVATION COMMISSION JULY 9, 1997 The commissioners agreed that the sun is intense and possibly an open slat type roof which shades from the sun yet allows the snow to fall through on the property would be a better solution. Deana felt that most of the snow will melt off on that side. They will also heat tape part of the roof, drains and gutters. The applicant is seeking shade for the back yard. The majority of the commissioners have a problem with the variance and other solutions are possible. MOTION: Roger moved that HPC deny the variance as requested for 715 W. Smuggler finding that the Engineering Departments' concerns and snow fall difficulty are too great to allow for the variance. Roger also made the motion to approve any roof design within the setback; second by deflhey. Motion carried 5-1. No vote, Mary. Yes vote: Roger, Suzannah, Mark, Susan and defJhey. A variance would be granted because it would allow the historical character to continue and that is not the issue that the Board is dealing with. FARMERS MARKET - WORKSESSION Mitch Haas, Planner stated that presently the code does not allow for a Farmers Market. The proposal would be to allow it as a conditional use in the public and parks zone district. Hours of operation would be defined, days etc. The code amendment would allow farmers market's in the streets. Commissioners concerns: Parking, Year-round facility. In general HPC supports the code amendment. ALLEY PAVING - WORKSESSION Historic Preservation in the past has indicated that alleys should not be paved due to the character of the town. The Streets Dept. feels alleys should be paved for easier maintenance. Environmental Heath Dept. feels that paving would reduce PM10 dust. The alleys are one of the last remaining characters 3 ASPEN HISTORIC PRESERVATION COMMISSION JULY 9~ 1997 of Aspen with the flowers etc. growing right up to the edge. In the 40's Main Street was paved for the sport car races. In the late 60's Aspen paved the rest. One of the ways to encourage alley use is to make them livable. After they are paved what is the next level of upgrade, do the shacks get taken down? The majority of the HPC had mixed feelings on paving. Possibly utilities could be put in the alleys instead of in the streets. It is not historic to pave the alleys. Each part of the community should be addressed individually. Asphalt is highly toxic and the mn-off would not be good for Hallam Lake or the streams. Cement maybe a better scenario. Paving would be appropriate if the material selections are appropriate. Staff indicated that the applicant requested this be addressed by City Council. 325 E. MAIN - BAANG CAFE Amy Amidon stated that the amendments proposed are extension of the existing planter wall. The materials will match the existing planter and the planter should not attach to the historic Elli's building. Landscaping change to include stalks of bamboo six to eight feet high planted in the planter and made into a fence on the back. The bamboo is not related to Aspen or the historic district and native vegetation is more appropriate. Visually it would not be appropriate to call attention to this building with the historic Hotel Jerome across the street. Mark Terken, contractor for the project stated that the extension of the planter will be 24 inches jogging up to 30 inches and back down near the front entrance to 24 inches with a gate. Between the existing building and Miner's Bldg. is proposed a bamboo fence with lights in front of the existing fence. Regarding the front the owner wanted to convey the theme of the restaurant and Main Street is heavily traveled. It would be a loose spacing of bamboo stalks for a buffer. Seating is planned for the back. The Commissioners felt the bamboo fence on the west would add interest to the alley. Staff indicated that the height limit is 6 feet and visually it would not be seen. The Commission also agreed with Staff that native vegetation should be used in the planters and no bamboo shoots. 4 ASPEN HISTORIC PRESERVATION COMMISSION JULY 9~ 1997 MOTION: Roger moved to approve the extension of the planter wall as presented and deny the proposed lan&cape plan for the front and a revised lan&cape plan to be submitted for approval by Staff and monitor. The interior west courtyard bamboo fence is acceptable and the height is not to exceed six feet; second by Mark. ,411 in favor, motion carried 5-0. Yes Fores: Roger, Suzannah, Mark Susan defJhey. MOTION: Roger moved to adjourn; second by Susan. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5 ASPEN HISTORIC PRESERVATION COMMISSION JULY 9~ 1997 FARMERS MARKET - WORKSESSION ............................................................................................ 3 ALLEY PAVING - WORKSESSION .................................................................................................... 3 325 E. MAIN - BAANG CAFE .............................................................................................................. 4 6