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HomeMy WebLinkAboutminutes.hpc.20040922ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 22, 2004 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Michael Hoffman, Sarah Broughton, Jason Lasser and Valerie Alexander. Staffpresent: David Hoefer, Assistant City Attorney Amy GUthrie, Historic Preservation Planner Kathleen Strickland, Chief Deputy City Clerk MOTION: Jason moved to approve the minutes of August il-th, August 25th and Sept. 1, 2004; second by Jeffrey. All in favor, motion carried 4-0. Yes vote: Jeffrey, Derek, Michael, Jason Disclosure of conflicts: Michael - 470 N. Spring and 557 Walnut Ave. Meeting changes for Nov. and Dec. Nov. 10th and 17th Dec. 8th and 15th MOTION: Michael moved to' continue the public hearing and Historic Lot Split on 701 W. Main Street to Oct. 13; second by Derek. All in favor, motion carried. 470 N. SPRING STREET - REQUEST FOR A 6 MONTH EXTENSION OF CONCEPTUAL Amy informed the board that the project involves the bay window on the front of the house and the last direction the board gave them was to remove the non-historic bay and they are in the process to study what it'would look like to restore the original window. They think they may not make the final deadline to file for final approval. MOTION: Valerie moved to approve the request for a six-month extension for 470 N. Spring Street; secondby Derek. All in favor, motion carried. 557 WALNUT AVE. - CONCEPTUAL, RELOCATION, HISTORIC LANDMARK LOT SPLIT, VARIANCES, PUBLIC HEARING Michael recused himself. Sworn in Camilla Auger, Gilbert Sanchez, Stan Clauson Affidavit of posting - Exhibit I ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEM~E~'"2'2~'~'2~004 Affidavit of public notice - Exhibit II Amy summarized that we are dealing with two lots that are going to be within a larger subdivision that is not in HPC's purview. The lots in question contain a Victorian miner's cottage that is currently half designated and in the memo it discusses about an error that occurred in 1995 regarding the description of the property. The applicant plans to correct that and amend the designated envelope so that it covers the entire miner's cottage. They are also volunteering to designate the two cabins that are next to it. The applicant plans to split off a portion of the landmark lot to create a park and to transfer development rights of 2,000 square feet off of this parcel to surrounding lots. They will also do restoration work and additions to. the historic house. The Victorian, which is in very poor condition, will be restored and there will be a generous connector between it and a new garage and bedroom addition. The log cabins will be moved slightly on the site and linked together in a manner that is fairly inconspicuous to make them a single-family house. At the last meeting the concern was about the TDR code amendment and whether that was the right thing to do. There were also concerns about the setback variances. The applicant has re-worked some of their proposed wording that says up to two TDR's could land on a non-historic residential site as long as it is in the same subdivision as the designated sending property. The applicant has also identified which parcels they intend to land TDR's and none are next to the historic building so the FAR is really going away from the designated properties. Setbacks: The applicant has eliminated all of their setback requests along the rear lot line. They did that by shortening the connector well beyond two feet. The cabins setbacks have been eliminated. The garage is till within five feet of the rear lot line but that is an allowed right. Staff supports the application. The only issue is the location of the kitchen addition on the miner's cottage. The concern is the way it overlaps the historic gable ends of the building. Applicant: Stan said the purpose of the TDR code amendment is to be able within a single project shift a little more TDR's to appropriate lots. In this project TDR's are created by the historic house, relocated cabins, and the park itself. In the present program there would be TDR's adjacent to the historic properties but what they would like to do is have the ability to move the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 22, TDR's in multiples of two to properties that are further away and much larger in size. In this particular case the properties are Lot 1, 2, 10, which would receive two TDR's each. The Griffith lot would receive 1 TDR and each of the condominiums of Lot 2 would receive 2 each. The largest lots are well over 6,000 square feet and they are also more distant from the historic resource. Camilla commented on the overall objectives. The TDR program is not retroactive. The idea is to create a maj or open space on the Hunter Creek trail, which we have been trying to get for years. A new park would be on Spruce Street and then a destination historic core for this neighborhood. The project is meant to be very pedestrian oriented, The neighborhood is surrounded by large projects. Gilbert relayed that they are no longer requesting setbacks along Race Street but they are still requesting setbacks on the side yards on the cabins. The UBC requires a 3-foot setback on both sides. That resulted in the cabins getting closer together. Letters from Jon Busch, Larry Griffin and Curlie Bennis - Exhibit III. Gilbert said he met with Jon Busch and they came to a compromise as to how to address the concerns Jon had. The letters basically addressed not having any setbacks on Race Street and the cabin's garage roof would be slightly lowered. Map of existing side yard setbacks entered as Exhibit IV. Gilbert addressed the kitchen and the way the architecture relates to the existing gable end. Gilbert said they are willing to restudy that issue for final. Chairperson, Jeffrey Halferty opened the public hearing. Sworn in: Jon Busch, Robert Zupancis Jon Busch said he is mostly impacted as he has two garages outside his kitchen door. The TDR transfer of 500 square feet to the lot adjacent to him blocks hiTM in. The letter states that there will be no setback variances along Race Street and they will slightly lower the roof of the cabins' garage. He stated that he keeps getting new revelations constantly revolving around this ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBEr"22, ~2004 project. Jon did say that he supports the historic part of the application. Jon said he objects to the TDR's on the lot next to him. Robert Zupancis said he likes the park but opposes advertising it as a park or trail head due to the lack of parking in that vicinity. Any city mapping or guidebooks that are done should not have the trailhead identified. Robert also said he has issues with the construction access which is not identified and those are safety issues within the neighborhood. This will probably be under construction for ten to 20 years. Off-street parking is also an issue. Chairperson, Jeffrey Halferty closed the public hearing. Board comments Valerie said her concerns were the variances requested on Race Street but they have been responded to. Parking at the park is certainly a concern. She also is concerned that the park won't feel like a park. P&Z will address the parking issue. Derek said he was very favorable of the project at the last meeting and he is comfortable in granting all the variances. The project has only gotten better. As far as the variance go the applicant has gone beyond what they needed to do in this project. There are a few homes on Race Street that are not in compliance with their setbacks. The TDR's are very fair and reasonable. Jason said the garages are minimal exposure on Race Street. His only concern is the proximity of the footprint of Lot 1 & 2 to Race Street. Sarah said her concems were the setbacks but the architects restudied the context of Race Street and have been sympathetic in the design. The reduction of the mass of the garage along the cabins is sympathetic to the neighborhood and that is a good change in the overall mass. Sarah also supports the TDR code amendment. By keeping the two cabins as a pair, given our criteria on how we establish an FAR bonus, many of criteria are being met. Jeffrey said he is in support of the application. He appreciated the applicant reaching out to the neighborhood. The design improvements on Race Street and eliminating the variances is very effective. He also echoes some of the neighbors concerns about parking in reference to the park but hopefully this will be a hike to and walking destination. Regarding the TDR's there is concern on some of the recipient sites. There are some impacts on some .of the neighbors. The majority of the criteria for the FAR bonus have been ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF sEpT~BER' 2~2, 200~ met. Jeffrey is in support of the TDR's to keep the massing off the historic structures. Jeffrey recommended that staff and monitor look at the allocation of the recipient sites. Valerie said she is in favor of the TDR program being used in this project but is disappointed to see more than one go to each lot. The TDR program is generous in that you Could gain one. Amy clarified that presently in the TDR program you can land one 250 square foot TDR per site. Amy pointed out that HPC gives 500 square foot FAR bonuses on landmark properties and that is the same thing that is happening here. Camilla said parking is a serious problem in that neighborhood with junk vehicles. They never move and get snowed in all winter. The board of Hunter Creek is cooperating in requesting neighborhood parking and an internal neighborhood enforcement program, which includes towing. We will provide parking spaces as required by law on all the houses. MOTION: Sarah moved to approve resolution #29for 557 Walnut Avenue with the addition of one whereas related to TDR 's; second by Derek. All in favor, motion carried 4-0. Yes vote: Jeffrey, Derek, Sarah, Valerie ASPEN MEADOWS - P&Z REFERRAL Jody Schoeberlein, JeffBerkus and Jim Curtis presented the project. Their design challenge is how to integrate "mind, body and spirit" into the architecture. In Herbert Bayer later years he connected daylight issues, i.e. sun and nature into his designs. The architects want the building to be a direct link to the future. This project will be scheduled with HPC at a later date. MOTION: Jeffrey moved to adjourn, second by Derek. All in favor, motion carried. Meeting adjoumed at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk