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HomeMy WebLinkAboutminutes.hpc.19981111ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF, NOVEMBER 11, 1998 Chairperson Suzannah Reid called the meeting to order at 5:00 p.m. Present were Roger Moyer, Mary Hirsch, Jeffrey Halferty, Susan Dodington, Gilbert Sanchez, Heidi Friedland, Maureen MacDonald, Lisa Markalunas and Christie Kienast. MOTION: Mary moved to approve the minutes of Sept. 9th, Oct. 14th and Oct. 28th, 1998; second by JefJ?ey. ,411 in favor, motion carried. Jeffrey informed the board that he has a conflict on the 134 W. Hopkins worksession 117 N. 6TH STREET - CONCEPTUAL REVIEW - PARTIAL DEMOLITION - PH - LANDMARK DESIGNATION Affidavit of notice was presented to the Assistant City Attorney, David Hoefer. Amy relayed that a site visit was done today and the applicant is requesting several things, Landmark Designation, Conceptual Design Review, Partial Demolition, Onsite Relocation, Variances and review on Residential Design standards. Staff recommends Designation finding that it meets three of the criteria: Architectural importance, Neighborhood character, and Community character. In terms of the conceptual design review the applicant has connected the new house with a breezeway. There are only modest changes being made to the old house in the form of a small addition which extends the back of the house by three feet. The new construction is a contemporary structure which is a group of small masses hanging off a very simple traditional gabled house form. Materials are modest and details are modest so that the detailing does not overwhelm the historic structure. The north and south elevation drawings will be presented at the next meeting. A variance is requested and it will have to be re-noticed. The partial demolition standards and the on-site relocation standards are met. With the setback requirements that the City has the design is with the expectations that there will be one house set in the middle of the lot so you have very large side yard setbacks and a combine sideyard setback. They need a five foot combined front and rear yard setback variance because the requirement is 30 feet and they only have 25 feet. Sixth Street is considered the front yard and that is the direction ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ NOVEMBER 11~ 1998 the old house faces. The alley is considered the rear yard. They need a 20'6" combined sideyard setback variance because they need 30 feet and only have 8'6". They also need a 3% site coverage variance due to the historical lowering of the houses. They need a 102 foot FAR bonus. The canopy needs a variance. Staff is recommending continuance until the November 18th. Sworn in were Scott Lindenau, Keith Howie, Graeme Means. Keith informed the Board that they wanted to give the house its own character by pushing it away from the existing resource. They are allowed to put on 3660 FAR and concentrated some of the program to the back of the yard. The 60 to 70 foot spruce tree will be retained and they will build around it. A little courtyard is provided and it allows a little separation between the cottage and the addition. The shed will be moved from one comer of the lot to the other. The element in the center is a conservatory and would be screened in the summer and glass in the winter to provide a transparent element. A roof deck is on the back and there is a garage off the alley with an office above it. Materials would be ship lap wood siding which is traditional in the neighborhood. Amy felt that the contemporary elements should be towards the rear of the building. The band of windows over the front door of the new house should be discussed to be more vertical. Members inquired about the four windows in the garage. Scott said one is an awning window for circulation and there are four small panes connected. They hope to start construction around March 1 st. Suzannah opened the public hearing. Graeme stated that the setback requirements are pushing the development to the rear which is in his view which he understands but there are three elements that he is concerned about. 1) The garage and the office on top of it in the southwest comer impact the Mean's the most from the view and sun. They would like to see the samples of the lower part which is concrete and the upper part which is cement board. Possibly the materials might be too industrial looking. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ NOVEMBER 11~ 1998 2) The shed is a concern as it is 18 feet long and high. Presently you step up into the shed and maybe the shed can be set down to alleviate that height concern. Two or three feet of snow on the shed increases the height further. 3) The center portion of the house has a couple of decks and in some ways it looks right down in the neighbors yard. Commissioner Comments The shed is historic and the Board would oppose any modifications to the shed. The office above the garage and its height is the most impacting to the neighbors and possibly it could be lowered. The west elevation massing is a concern and the proportions need restudied. In general the Board had no concerns with the variances. The isolation of the cottage is commendable. Some members had a concern about the porch roof on the addition. Possibly soften the massing toward the neighbor. MOTION: Heidi moved to table and continue the public hearing on 117 N. 6th Street until November 18, 1998; second by Roger. All in favor, motion carried. Yes Vote: Roger, Suzannah, Mary, Susan, Heidi, defJhey, Lisa Direction for the applicant. Variances - study sideyard variance for the back of the new house and address materials to alleviate the neighbors concerns. Porch - OK Windows on the east elevation - OK FAR bonus of 102 square feet - OK Site coverage variance of 3% - OK The only concern is that the shed is to be put at grade level and they are to look at the back of the new construction to alleviate the neighbors concerns. The north and south drawings will be provided for the next meeting. Restoration plan of the old windows will also be provided. MOTION: Roger moved to grant Landmark Designation to 227 N. 6th St.; second by defJhey. All in favor, motion carried. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ NOVEMBER 11~ 1998 Yes Fore: Roger, Suzannah, Mary, Susan, Heidi, defJhey, Lisa 221 W. MAIN STREET - MINOR DEVELOPMENT Amy stated that Explore Bookstore wants to raise the height of the deck that you walk up onto to go into the building six inches. There have been substantial changes to the building. The porch is not historic and staff recommends approval with the condition that the new materials match the existing. Bob Bhrin was sworn in. Bob stated that the main concern is that when you step out the front door there is a six inch step right now and people stumble coming in and for safety concern they want to bring the deck level up to the same height of the threshold coming through the door. The existing railing will be taken off and new decking put on and the existing railing will be cut down. The columns will be shorter from the top. The deck surface is wood. MOTION: Roger moved to approve the minor development for 221 W. Main with the condition that all new materials' match the existing; second by Susan. All in favor, motion carried 7-0. 920 E. HYMAN AVENUE - worksession no minutes 135 W. HOPKINS - worksession no minutes 134 W. HOPKINS - worksession no minutes MOTION: Mary moved to adjourn; second by Gilbert. All in favor, motion carried. Meeting adjourned at 6:30 p. m. Kathleen J. Strickland, Chief Deputy Clerk 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ NOVEMBER 11~ 1998 117 N. 6TIt STREET - CONCEPTUAL REVIEW - PARTIAL DEMOLITION - PIt - LANDMARK DESIGNATION .............................................................................................................. 1 221 W. MAIN STREET - MINOR DEVELOPMENT .......................................................................... 4 920 E. ItYMAN AVENUE - WORKSESSION NO MINUTES ........................................................... 4 135 W. HOPKINS - WORKSESSION NO MINUTES ......................................................................... 4 134 W. HOPKINS - WORKSESSION NO MINUTES ......................................................................... 4