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HomeMy WebLinkAboutminutes.hpc.20051026ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 2C 2005 332 W. MAiN STREET - CONCEPTUAL - PUBLIC HEARING .................................. 1 710 N. THIRD STREET - FINAL REVIEW - VARIANCES - PUBLIC HEARiNG .... 1 930 MATCHLESS DRIVE VARIANCE RECOMMENDATIONS .............................. 3 DEEP POWDER LODGE - RECOMMENDATIONS .................................................... 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 26~ 2005 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Jason Lasser, Michael Hoffrnan, Alison Agley and Sarah Broughton. Derek Skalko was excused. Staff present: Amy Guthrie, Historic Preservation Planner Kathleen J. Sthckland, Chief Deputy City Clerk MOTION: Alison moved to approve the minutes of Sept. 14th second by Jeffrey. All in favor, motion carried 5-0. Disclosures: Jason - 930 Matchless Drive Jeffrey - 710 N. Third and Deep Powder 529 W. Francis - Alison Agley is the monitor. 332 W. MAIN STREET - CONCEPTUAL - PUBLIC HEARING MOTION: Jason moved to continue the public hearing and conceptual development of 332 W. Main Street until Nov. 9th; second by Michael. All in favor, motion carried. 710 N. THIRD STREET - FINAL REVIEW - VARIANCES - PUBLIC HEARING Jeffrey stepped down. Michael chaired. Mitch Haas and Rally Dupps presented. Affidavit of posting Exhibit I Amy relayed that the project is for a new addition to a Queen Ann style house in the West End. There is an existing non-historic addition and the property is over the allowed floor area and they intend to tear down the non- historic piece and reconfigure the square footage and build a new detached single stall garage. HPC gave a number of setback variances and residential design standards at conceptual. What is requested is final review and there is one additional side yard setback variance for the garage. It was overlooked at the conceptual notice. Since conceptual there have been some minor changes, a storage shed that is on the north side of the historic house will be removed and placed on the new garage. The result of this is that the ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 2C 2005 new garage ahs shifted three feet closer to the historic house. Staff supports the amendment. Paving material for the driveway needs to be identified. We need to have some discussion about new trees that are proposed in the front yard of the property and whether it is creating too much of a barrier and in conflict with the street tree pattern. Light fixtures need to be reviewed and the light wells need to have grates over them. We also need to see the mechanical equipment before anything is installed. The materials on the new construction are proposed to be stained wood. Sometimes HPC has discussed whether that is an appropriate finish in comparison to the Victorian which all is painted wood. Mitch said they went with stained wood figuring that would help differentiate between the old and new. Mitch said they have no problems with staff's recommendations. Sarah inquired if there is a curb cut along the driveway. Rally said it is a low curb that you drive over. We don't need to do a curb cut. Rally clarified that the stain is just on the board and batten and the other siding is painted. Amy said she brought up the concern with the idea that maybe they were thinking of a natural wood color finish that maybe in conflict with the Victorian but if it is in an isolated area maybe it isn't that important. Alison inquired about the existing house which is painted dark red. Rally said the Victorian house color will not be changed. Michael asked about the trees. Amy said there are new plantings behind existing trees and she suggested that the Parks Dept. be consulted regarding the denseness of the trees. Rally said he would work with the Parks Dept. None of the trees are that large or that important. He indicated them on the plans just in case they needed to plant them. Vice-chair, Michael Hoffman opened up the public hearing. There were no public comments. The public hearing was closed. Board comments. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 2C 2005 Sarah said she is ready to approve the final application and would defer to staff and monitor on the stain color as that palate gets realized. The project is 100% within our guidelines. It will be a good addition to the historic resource. Jason said the project has been fine tuned and the stain color on the board and batten reflects on one of the out buildings. Alison said the stain will differentiate and look interesting. The setbacks are appropriate and the relocation of the storage area and attaching it to the garage. Michael also agreed that the landscape plan should be reviewed by the staff and monitor. MOTION: Jason moved to approve Resolution #42 for final development and variances for 710 N. Third Street with the following conditions 1-16. Add condition #17 - Stain color to be approved by staff and monitor. Motion second by Alison. Roll call vote; Jason, yes; Sarah, yes; Michael, yes; Alison, yes. Motion carried 4-0. 930 MATCHLESS DRIVE - VARIANCE RECOMMENDATIONS Jason stepped down. Klm Raymond presented. Amy summarized the issues. The lot is a 16,000 square foot lot and has two historic resources on it. Recently we have been reviewing a rehab of one of the historic buildings. The applicant is pursuing a subdivision because this is a large property. The neighborhood is zoned R-6 with a PUD and at the time the PUD was established setbacks and other aspects of the dimensional requirements for this neighborhood were specifically established. This is very unusual because we do not have very many PUD's that contain historic resources. HPC reviewed and approved a FAR bonus and some setback variances. HPC needs to clarify the recommendation because P&Z and Council make the final decision. Issues to be accomplished: ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF OCTOBER 26, 2005 1. Endorse the setback variances as depicted on the site plan. The 920 house setback variances allow the house to be where it is currently located. 2. Recommend, if the subdivision is not approved through P&Z and Council that they still approve the setback variance and the FAR bonus so that they can still build the project. 3. P&Z and Council recommend that the 920 Matchless house variances be awarded or approved by HPC. 4. FAR bonus - When the applicant goes to P&Z and Co~ncil they may ask them to allow a more normal FAR for these lots, based on what R- 6 would typically allow. That means they would have more FAR and the FAR could be a surplus and could end up creating TDR's. This would be a nice bonus incentive for them, a bonus for preservation. Kim said they are proposing to the P&Z to go back to the underlying R-6 zone. That gives them enough FAR for the project at 930. If they don't give the FAR they will need the 500 square foot. They would like the opportunity to have the 500 square foot bonus for 920 Matchless and not have to go through the whole PUD again. Amy pointed out that the site plan is exactly what was proposed and the only things added are the setbacks. Alison said one of the things about this neighborhood is the character and size; everything is diminutive on that street. Sarah said Council might not give them the R-6 zoning and therefore they would need the 500 square foot bonus. MOTION: Michael moved to approve resolution g43 which is a recommendation to P&Z and City Council that is exactly as stated in staff's memo, recommendations one through four; second by Alison. Roll call vote; deffrey, yes; Sarah, yes; Michael, yes; Alison, yes. Motion carried 4-0. DEEP POWDER LODGE - RECOMMENDATIONS NO-MINUTES MOTION: Michael moved to adjourn; second by Alison. All in favor, motion carried. Meeting adjourned at 6:30 Kathleen J. Strickland, Chief Deputy Clerk 4