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HomeMy WebLinkAboutminutes.hpc.20050928ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28~ 2005 MONITORiNG ISSUE - 334 W. HALLAM ..................................................................... 1 430 W. MAIN STREET - FAR BONUS - PUBLIC HEARING ...................................... 2 990 GIBSON AVE. MAJOR DEVELOPMENT - FINAL ............................................. 3 PUBLIC HEARING ........................................................................................................... 3 529 W. FRANCIS - MAJOR DEVELOPMENT - FINAL - PUBLIC HEARING .......... 4 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28~ 2005 Chairperson, Jeffrey Hal£erty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Jason Lasser, Michael Hoffman, Alison Agley and Sarah Broughton. Staffpresent: Joyce Allgaier, Deputy Community Development Director Kathleen Strickland, Chief Deputy City Clerk Jeffrey will recuse himself on 430 W. Main St. Monitoring Issue - 334 W. Hallam Joyce stated that on the building plans there is a note indicating a proposed flue to penetrate through the front roof element. Between Amy and Jason the monitors are not in favor of that element primarily because there is an option for the venting. Jason pointed out that the flue issue was previously brought before the entire board and was denied. Jeffrey said the applicants would like to give another presentation. Hayden Connor, owner said he understands the previous ruling and the rationale for denying the flue but he went around the neighborhood and found a couple other historic buildings that had flues approved. He would like to know why they got approval and he is being denied. Bill Poss said Hayden would like the flue in the front because a fireplace is proposed for that front room. Bill pointed out that 234 W. Hallam has a fireplace flue that is massive. Michael said staff indicated that the flue doesn't meet our guidelines. Michael pointed out that he HPC is allowed to change its position over the years. Sarah said in 1999 we had different guidelines. Joyce confirmed that our guidelines changed within the last couple of years. Derek said he understands the adaptability and he would be willing to allow the flue as draw in, if it remains small. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28, 2005 Jeffrey pointed out that this building is a national landmark and we are trying to follow our guidelines. The board approved an alternative location that is not on the historic faqade. Jason pointed out that according to guideline 14.5 HPC does not want another flue on the historic faCade. Hayden asked if 14.5 was one of the guidelines that was modified. If it wasn't modified it is not an issue. Sarah stated that she would not approve the flue. Sarah Oates said that this project brought forward tightening our guidelines which were drawn up by Nori Winter. Hayden asked what kind of legislative review procedure is there for him to appeal the decision. Sarah Oates said the Preservation planner can get back with the applicant. Joyce said this flue was not part of the approval so there isn't anything to appeal. Sarah pointed out that the posts being added to the deck were part of the approval. 430 W. MAIN STREET - FAR BONUS - PUBLIC HEARING Jeffrey recused himself. Michael chaired. Affidavit of posting was previously handed to Amy Guthrie - Exhibit I Exhibit II - Letter from John Belkin, Garfield and Hecht - Owner Linda Wachner of 433 W. Bleeker expressed interest in the height, massing and bulk of any building being built on the site. Sarah Oates, planner said the request is for a 500 square foot bonus for a lot that was the result of an historic landmark lot split. The 500 square foot FAR bonus will be applied to the new structure and the historical structure will remain as is. The properly is zoned mixed use. There should be a plat note indicating that the bonus is allocated to Lot I. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28~ 2005 Scott Lambert, new owner showed the board some plan ideas. Jason asked the owner if he had any considerations for the big tree. Scott said there is a descent amount of space to work with. Michael asked the owner if he was OK having all of the FAR bonus allocated to the comer lot, Lot I. Scott said yes because there is some FAR available on the historic building and he feels he will not need much more and it wouldn't look good to have too much. Vice-chair, Michael Hoffman opened the public heating. There were no public comments. The public hearing was closed. Sarah pointed out that unfortunately our code doesn't encourage residential use along Main Street and we obviously encourage that and if we can help to allow for that to continue, this proposal is a good example working in that direction. Jason pointed out that the design needs to be sensitive toward the huge tree. MOTION: Jason moved to approve Resolution #37for 430 W. Main as stated in staff's memo. Condition #3 to be added- When designing sensitivity needs to be taken in consMeration toward the existing huge tree on Lot I. Motion second by Derek. Roll call vote; Derek, yes; Alison, yes; Jason, yes; Sarah, yes; Michael, yes. Motion carried 5-0. 990 GIBSON AVE. - MAJOR DEVELOPMENT - FINAL PUBLIC HEARING Jeffrey Halferty was seated Warren Palmer, architect Affidavit of posting - Exhibit I North Elevation - Exhibit II Sarah stated that this is the final review for 990 Gibson. The houses were moved some time in the 60's. Staff supports this proposal as the new addition is connecting to a non-historic addition and the historic structure is not being altered in this proposal. The project is well designed and compliant with the guidelines. The conditions of approval are standard. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28~ 2005 Warren Palmer said the biggest discussion are on the materials of the project. On the 250 square foot proposed addition we took three elements, the gable, the porch roof and the bay element and used them on the addition. The proposal is to us the same materials, double siding with no ornamentation. Clad windows with a white sash are proposed. This is a straight forward simple addition. Chairperson, Jeffrey Halferty opened the public hearing. There were no public comments. The public hearing was closed. Sarah said the board complimented the architect for a good proposal at conceptual. This is a great, modest and appropriate addition to the historic resource. Alison said she had some concern with guideline 10.3 and 10.4 having the addition stand out, but having it attached by the 1979 addition in between it ends up being an improvement to the other addition. Alison stated that she can support the project. MOTION: Jason moved to approve Resolution #38for 990 Gibson Ave. with the conditions stated in staff's memo, second by Derek. Roll call vote; Derek, yes; Alison, yes; ,Jason, yes; Sarah, yes; Michael, yes; Jeffrey, yes. Motion carried 6-0. 529 W. FRANCIS - MAJOR DEVELOPMENT - FINAL - PUBLIC HEARING Dikeou letter rejecting the proposal - Exhibit I Affidavit of positing Exhibit II Letter from Ted Guy requesting tabling until all unresolved issues are complied with - Exhibit III John Mtichell, Stan Mathis Sarah Oates relayed that this review is for Lot 2 of an historic landmark lot split and it is adjacent to another historic structure. Staff stated overall the building is sensitive to the surrounding Victorian neighborhood. A few concerns were brought up by staff: In the packet the neighborhood block plans indicate that the sidewalk doesn't go directly from the street to the front the door, it jogs to the left although the site plan does. The applicant needs to clarify the drawings. The second issue is the chimney. Staff is 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28~ 2005 concerned with the size of the chimney. Maybe it can be scaled down a bit. Finally staff is concemed about the complexity of the windows and suggested that they be simplified. The windows and chimney can be approved by staff and monitor at the time of the building permit submittal. Staff recommends approval with clarification of the three issues including approval of a lighting plan. Stan Mathis explained that Amy Guthrie asked him to include a neighborhood site plan. Stan did so but didn't bother to change the block plan from the last submittal. The entry does go straight into the front door of the house. The last sheet was to give the board a contextual drawing. John Mitchell said some material changes have been made for the better. The process has been good in keeping us looking at details, materials and how the building fits into the neighborhood. We have taken the shingled siding off the house. We are going with a smaller lap board on top which is 3 1/2 inches. On the first floor we are using a 7 V2 inch lap. Railing discussion: John said they want to make the railing more transparent so they lifted up the parapet and the parapet will be 18 inches now at the north and south sundecks and a wrought iron rail will go across the decks. John said the divided lights in the windows are the same as what was on the approval at the last meeting. Regarding the chimney mass they will make it to the minimum size per code for the gas logs. Stan said if they can slice their veneer two inches they can get the dimensions down but it will still be 28 to 32 inches and the width is 3.8'. Stan went over the materials samples, window and lap siding. Sarah asked about the Dikeou letter. Sarah Oates said when the property was one lot the setbacks would have been more restrictive but the applicant is building what's allowed by right. Derek said if there was a record it would have shown up on the plat. Sarah said at some time there could have been a setback of ten feet vs. five feet because of the size of the lot. They are building what they are allowed by right and staff has found no encumbrances. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28, 2005 Sarah said the neighbor's house is encroaching onto this lot and staff as asking that the distance between buildings be honored which is five feet in the land use code. Stan said a soils report has been completed. The soils are such that they will be doing pressure grouting in the sides, two feet on center, 30 inches in. Essentially the material reacts with the soil and makes it cementive. It is not a spray or gunite, it is pressured grouting into the soil. Chairperson, Jeffrey Halferty opened the public heating. John and Debbie Oxley reside at 530 W. Francis directly across the street and north of the subject property. John said he would like to oppose any new structure being closer than 25 feet from the street. John also stated that he opposes any height variance if there is one. Chairman Jeffrey Halferty closed the public heating. Derek said the applicants have done everything they could in order to do the right thing. The mass and scale are within our guidelines. The material palate is in compliance with our guidelines. The one concern is the size of the chimney. A dimension needs to be determined. Regarding the window mullions he has no problems with the design. Derek pointed out that no variances in height have been requested. John Oxley interjected that it is his understanding that homes cannot be built closer than 25 feet to the street. Jeffrey said the applicant is in compliant with all city codes. Alison stated that she will refrain from voting. Sarah said her particular concern is with the chimney and the height. If the height was brought down a little it would help with the overall scale. She also agreed with staff that the amount of mullions in the windows are busy. She is particularly concerned about the front entry door. Typically we do not have windows flanking the sides of our front doors. She asked for a restudy of the door. The plans before us are in compliance with our guidelines and with out land use code. Sarah agreed with staff that the front walk is a concem. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 28, 2005 Jason also agreed that we need to know the size of the chimney. The divided lights in the windows are not in compliance with the surrounding buildings and changes are to be approved by staff and monitor. Jason said he didn't remember the corbal detailing being on the conceptual plans and recommends that it be eliminated. Michael said this home meets the land use code and HPC sections of the municipal code. This structure does not detract from the two historic properties next door. In terms of the application and our guidelines this project meets all of the appropriate guidelines. Staff has made a number of recommendations; restudy the walkway, restudy some of the features discussed this evening and the applicant is willing to live with those conditions so therefore he can support the project. Jeffrey also echoed staff's recommendation. This project is consistent with the guidelines mentioned in staWs memo, Chapter, 1, 11 and 14. He also stated that guideline 11.9 talks about the detailing of windows and they should be similar in size and shape to those of the historic property. He can support final with the recommendations as stated in the resolution. MOTION: Sarah moved to approve Resolution #39for 529 E. Francis, final development as stated in staff's memo with the elimination of condition #1 as per tonight 's hearing. The walk will be run directly from the front door to the street. Condition #2 includes restudy of the chimney mass and the number of divided lights in the windows and some of the wood corbal detailing and specifically the front door with the side windows; second by Jason. Roll call vote; Derek, yes; Jason, yes; Sarah, yes; Michael, yes; Jeffrey, yes. Motion carried 5-0. MOTION: Jeffrey moved to adjourn; second by Michael. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk