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HomeMy WebLinkAboutminutes.hpc.20050223ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 23~ 2005 529 W. FRANCIS STREET - CONCEPTUAL - PUBLIC HEARING ............................ 1 530, 532, 534 E. HOPKINS AVE. - CONNER CABINS - CONCEPTUAL 1 403 W. HALLAM ST. - RELOCATION, VARIANCES, PUBLIC HEARING .............. 3 ELECTION OF CHAIR AND VICE-CHAIR. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 23~ 2005 Chairperson, Jeffrey Hal£erty called the meeting to order at 5:00 p.m. Commissioners in attendance: Jason Lasser, Michael Hoffrnan, Derek Skalko, Sarah Broughton and Valerie Alexander. 529 W. FRANCIS STREET - CONCEPTUAL - PUBLIC HEARING MOTION: Valerie moved to continue conceptual development and the Public hearing on 529 W. Francis to March 9, 2005; second by Jason. All in favor, motion carried. 530, 532, 534 E. HOPKINS AVE. - CONNER CABINS - CONCEPTUAL DEMOLITION - PARKING WAIVER - PUBLIC HEARING Michael Noda, Greg Hill, Mitch Haas Amy said this is a continued public hearing. The proposal is to convert the miners cottages to office/retail use and to do detached homes along the alley. The three miner's cottages will be preserved completely intact and restored. They will have no additions to them. The residences will be new construction placed along the back half of the property. The new construction is more commercial in nature because that is the district that we are in. The new construction should differentiate itself and reflect on the patters downtown. At the last meeting the board asked for restudy of the exact locations of the miners cottages. They were a little bit closer to the street, about 1 ½ feet away from the street. HPC asked for a restudy so that there is an additional green space in the foreground. The applicant is representing 4 ½ feet now. HPC also asked for a restudy of the lofts that are on top of the residences in the back to make sure there is a little separation between each one of the third floor elements. We also need to discuss the demolition of the non-historic additions that are currently on the back side of the historic cabins and they also propose to demolish out-buildings on the alley which do not appear on the 1904 Sanborn map. The applicant is asking for a waiver of all the on-site parking that is generated for the office/commercial use. They will provide what is needed for the residences but there is simply no more area along the alley where they could add additional parking. They can't come in from Hunter or Hopkins because that wouldn't be allowed by the City. A portion of this project is in a protective view plane which is standing from the court house looking toward Aspen Mtn. There are requirements and restrictions as to how tall anyone can build in that area. The view plane will be handled by Planning & Zoning. The applicant is going to ask for an exemption and they ASPEN HISTORIC PRESERVATION COMMISSION _MINUTES OF FEBRUARY 23~ 2005 would like HPC support. Part of the basis for that support might be that the project is 15 feet below the height limit and about half of the allowable floor area. Staff recommends approval and there are seven conditions in the resolution. Mitch said they have provided an east elevation that shows St. Mary's church. The four areas of concern were the windows on the 534 and they were return to a less commercial appearance. The balcony was put back on the 534 residence to step away from the historic cottage. We were asked to separate the 3rd floor spaces between 532 and 534 and that was done. The Hopkins Ave. setback has been increased to four feet from the property line and five feet from the sidewalk which leaves 10 feet between the historic buildings and the new construction depending on where you measure with the jogs in the buildings. Mitch said the conditions are fine as written. Michael Noda went over the model indicating where the cabins have been pushed back. He also explained the break in the residential houses. Jeffrey opened the public hearing. Tony Kronberg said she is in support of the project. This is in the overlay district and that has different sets of criteria. She feels neighborhood character and community character should be addressed. The architecture is Victorian and her concern is the roof lines. The flat roofs take away from the historic context of the block. Jeffrey closed the public hearing. Derek pointed out that for every sloped roof in town you have the same number of flat roofs. Jason said the new setback of five feet works well. Sarah said the changes put this project in 100 compliance with Chapter 13 of our guidelines. The additional gap between 532 and 534 adds so much to this project. Michael said the project is spectacular and it will be a national recognized project when the commitment to restore the historic cabins is completed. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 23~ 2005 Valerie said the applicants have read the guidelines from the beginning and the team understands them and has tried to meet all of them. Jeffrey echoed the comments made by the board. The work sessions were useful. When the cabins are renovated the project will only be a benefit. MOTION.. Sarah moved to approve Resolution #7, second by Derek. All in favor, motion carried 6-0. 403 W. HALLAM ST. - RELOCATION, VARIANCES, PUBLIC HEARING Joede Schoeberlein, Stan Gibbs, Mary Janss Amy said the proof of publication is all in order. HPC has given this property final approval. As they were preparing to do their construction they found out that the foundation of the miner's cottage is inadequate. They are going to have to lift up the building and replace it and in doing so the Bldg. Dept. will require them to respect a three foot separation fi.om the property line and right now they are only 1 ½ feet. We need to do two things; allow them to move the building and to grant them a setback variance. Once it is picked up you need to legalize your location by granting them a variance. Staff recommends support of the project. Another issue that came up is that they would like to change the grade about four or five inches because the property is sloping from the alley down hill. Possibly they can salvage as much as the existing foundation as possible and use a x3eneer. It is appropriate to give a variance so that they do not have to move the house too far. Staff recommends approval with six conditions. Joede said the structural engineer said he could dig out the mortar with hi's finger. This is clearly the time to pick up the foundation. There is a partial basement and it will be totally dug out for a whole basement with no window wells. We are trying to keep the project exactly the same. We will put in another foundation wall instead of shoring it up. As far as the foundation finish we will look at the stones and at a minimum we will find stone that matches as closely as we can. We would like it to look the same but not painted. Joede said they want the garage to be at ground level and not have to step up into it. They will feather the grade. 3 ASPEN HISTORIC PRESERVATION COMMISSION .MINUTES OF FEBRUARY 23~ 2005 Chairperson, Jeffrey Halferty opened the public hearing. Doug Allen said this will be an improvement to the comer. The chair closed the public hearing. Valerie said this is the best preservation method. Improving the grading and drainage is a benefit for the home. Valerie asked the applicant to take photos of the foundation. MOTION.. Derek moved to approve Resolution g8 for 403 W. Hallam with one additional condition #5, that photos be taken for documentation of the basement, second by Jason. All in favor, motion carried 6-0. ELECTION OF CHAIR AND VICE-CHAIR Jeffrey - Chairperson Michael - Vice-chair 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 4