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HomeMy WebLinkAboutminutes.hpc.19971112ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF November 12, 1997 Chairperson Suzannah Reid called the meeting to order at 5:05 with Mark Onorowski, Susan Dodington, Roger Moyer, Melanie Roschko, Gilbert Sanchez, Jeffrey Halferty and Mary Hirsch present. Heidi Friedland was excused. MOTION: Roger moved to approve the minutes of Sept. 24th; second by Suzannah. All in favor, motion carried. 920 W. HALLAM - LANDMARK DESIGNATION Hitch Hass, planner presented. The site has three separate structures and the principal structure was built in 1888. One of the structures was moved in 1940 and is currently used as a garage. In order to designate two or more standards have to be met. Staff recommends designation finding standard B, architectural importance; D, neighborhood character and E, community character are met. Gilbert was not seated for this item. MOTION: Roger moved to approve the landmark designation for 920 W. Hallam St. finding that standards' B,D and E of section 26. 76. 020 have been met; second by Mary. All in favor, motion carried 7-0. 420 W. FRANCIS - PUBLIC HEARING Three exhibits - two letters and one affidavit. Gilbert seated at 5:30 p.m. Jeffrey did not vote. Amy Guthrie, planner stated that the applicant is requesting a variance and partial demolition. The house was built in 1886 or 1887. There have been a few additions on the west and north side of the building and some change of materials. Asbestos removal, repairing clapboard and window replacements are proposed. Railings on the front porch are proposed and a low deck. On ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF November 12, 1997 one of the out buildings at the back of the site a window replacement is proposed and Staffhas no objection as it is not historic. A construction of a car-port is proposed and requires a variance. The Parks Department reviewed the car-port due to the impact on the large trees in the same location and recommend against it. Staff recommends restoring the siding or replacing it if it isn't in good condition. Staff also recommends that no window openings on the historic house may be widened. The windows on the front most portion of the house should be retained and restored. Staff recommends against railings on the front as they are not an historic feature. A variance from the volume standard on the windows on the ADU is needed. Added to the conditions are penalties if materials from the site are removed. Assistant City Attorney, David Hoefer stated that the affidavit has been presented and HPC has the jurisdiction to proceed. Jim Colombo presented for the applicant. All clapboard that can be salvaged will be restored. The unrestorable clapboard will be replaced with a clapboard that is consistent with what is existing. The single pane double hung windows are to be replaced with the same size insulated windows. The window on the east may not be historic and is proposed to be enlarged to let more light into the bathroom area. Metal railings are proposed and the west window could remain the same size. Regarding the trees the applicant recommends hand dug caissons to minimize any impact on the trees in order to construct the garage. Chairperson Suzannah Reid opened the public hearing. Public comments: Bill Stirling, neighbor relayed to the board that he is opposed to the variance for the garage. The character of the west end is defined by the irrigation ditches, historic character and the blue spruce and cottonwood trees. The evergreen trees are 50 years old and 60 feet high and are part of what defines that neighborhood. The other issue is open space within sites. Bill suggested that the guest house be raised that is not historic and build a garage in that location. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF November 12, 1997 Colombo relayed that an existing structure exists in the location of the proposed garage. He also discussed the trees and how the caissons work. Commissioners concerns: Snow load onto the neighbors property. Use of existing shed without making it taller and eliminating a variance for the garage. The window replacements will be the same size and double hung except the one on the west elevation which will be enlarged slightly. That particular window is small and not visible. The shutters are not historic. Staff indicated that the bay window was probably a replacement window and typically you would see a double hung window. The applicant stated that he looked into replacing the bay window with a double hung to bring it back to the original but it is difficult to find a window of that size as it is about six feet across. They would entertain two three foot windows across. The board inquired about moving the garage to the other side but the applicant explained that there are several 30 foot trees in that vicinity that would have to be removed. Railing issues. The code requires railings on porches and decks over 30 inches from grade and the front porch on the west elevation shows a railing closing off the entry porch. The front porch and deck next to it do not have to have a rail by code. The applicant requests a railing around the deck which is not of historic significance. The Board feels that the railing impacts the historic structure. The Board is against variances for the garage. Gilbert requested more clarification on why the garage is not possible on the east side. They had no problems with the window replacements and siding. It was suggested that the railings be wood where needed and none on the front and they should be consistent. Possibly do a hedge in the front as an alternative to a railing. The majority of the Board was in favor or tabling partial demolition. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF November 12, 1997 MOTION: Roger moved (1) to allow the applicant to proceed with items 2, 3, 4, 5 and 6 of Staff's memo datedNov. 12, 1997. 2. It must be determined whether or not the original siding still exists' under the shingles. If so, HPC will work with the applicant to determine whether or not that siding can be restored. Otherwise, new clapboard siding may be installed..ds part of this activity, staff also recommends' that the shutters be removed from the house since they would not have been there originally. 3. All replacement windows on the historic portion of the house must match the existing windows as closely as possible. No window openings on the historic portion of the house may be widened. The pella replacement windows are to be reviewed by Staff and Monitor. The applicant should consider the possibility of replacing the multipaned window in the bay on the south elevation with a large double hung, which is more likely what originally existed. A. Window on the east elevation can be replaced. B. Window on the west elevation which is an existing historic window cannot be changed. 4. In regard to the railings proposed on the front decks', staff recommends that no railings be installed unless an exception for historic structures cannot be granted from the UBC, or unless there is reason to believe that they were there historically. If railings must be installed, they must be wood and should be simple, not turned balusters. 5. A variance is granted from Ord. /~30, volume, for the new windows on the ADU. The windows on the north of the ADU must be modified to be more in scale with those on the rest of the building and the house (narrower.,) 6. No exterior materials' may be removed from the building without the consent of HPC. With the approval of this application it is understood that windows except for those identified on the attached plans as modified by staff may be replaced in kind. HPC will work with the applicant to determine the condition of the original clapboards' if they exist. Deck boards' and stairs may be repaired where necessary and replaced if beyond repair. No other exterior materials' may be removed without HPC consent. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF November 12, 1997 Also that Staff and monitor investigate the siding after the shingles are removed and a good solution is determined as to whether the siding can be used or a new siding is installed and what the dimensions are etc. The applicant, staff and monitor work together regarding a better solution for the bay window on the south side. Roger moved (2) to table the variances, garage addition, demolition and reconstruction until November 24, 1997; Motions 1 & 2 second by Melanie. All in favor, motion carried. Clarifications: Jim Colombo asked that the HPC reconsider the railing on the deck that is not required and is not historic. He would like to put the railing on the non- historic portion of the deck to give continuity to the deck. The request was denied. Windows that are to be replaced with pella windows are to be reviewed by Staff and monitor. MOTION: Suzannah moved to adjourn; second by Roger. All in favor, motion carried. Meeting adjourned at 6:30 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF November 12, 1997 920 W. HALLAM - LANDMARK DESIGNATION ........................................................... 1 420 W. FRANCIS - PUBLIC HEARING .......................................................................... 1 6