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HomeMy WebLinkAboutminutes.hpc.20050209ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 233 W. MAIN - FINAL - PUBLIC HEARING ................................................................ 1 216 E. HALLAM - FROST PROPERTY - MONITORING ISSUES ............................... 2 114 NEALE AVENUE - FINAL - PUBLIC HEARING .................................................. 3 701 W. MAIN - DEMOLITION - RELOCATION - VARIANCES - FEEDBACK ON AMENDMENT TO THE LOT SPLIT - PUBLIC HEARING .......................................... 4 435 W. MAIN STREET - CONCEPTUAL - PH .............................................................. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 Chairperson, Jeffrey Halferty called the meeting to order at 5:45 p.m. Commissioners in attendance: Jason Lasser, Michael Hoffman and Sarah Broughton. Derek Skalko and Valerie Alexander were excused. Staff present: David Hoefer, Assistant City Attorney Amy Guthrie, Historic Preservation Planner Kathleen J. Strickland, Chief Deputy Clerk Disclosure: Jeffrey will be stepping down for 233 W. Main MOTION: Sarah moved to approve the minutes of Jan. ]2th, second by Jason. All in favor, motion carried. 233 W. MAIN - FINAL - PUBLIC HEARING Mitch Haas. Gwenn Dickenson Jeffrey recused himselfi Mitch said on Main Street there were a second row of street trees behind the sidewalk and there were 21 cottonwoods along the fence. The second row of street trees have been removed altogether and the cottonwoods have been thinned down to a small row of 8 trees with a planter box behind inside the property on either end for further screening. Regarding the crab apples we specified that they be non fruit bearing. On Main Street there was a concern with the entrance to the property which in turn brought up the fence design. The fence has been re-designed to provide the desired separation of the railings and the gate is very simple. There is also a pathway from the sideway to the gate that runs into the courtyard. Regarding the materials shingles are in the gabled end and between the wainscoting and the shingles is 6 inch horizontal lap siding. Sarah Broughton opened the public heating. There were no public comments. The public hearing was closed. Jason said the six inch siding is better. Michael said all of his concerns have been addressed. MOTION: Sarah moved to approve Resolution ~4 as presented in the plans and elevations for the Innsbruck at 233 W. Main; second by Michael. All in favor, motion carried 3-0. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 216 E. HALLAM - FROST PROPERTY - MONITORING ISSUES Roger Kerr, architect Jeffrey was seated. Amy said one change of the dormers on the east elevation of the addition is being proposed. Also what the base of the barn should be. The original proposal was to do a stone base but the monitor and staff has expressed some other type of material. The applicant would still like to pursue the stone base. Roger Kerr said they are trying to accomplish and 8 foot high wall between the two dormers. The approved plan had a six foot high wall and we would like to modify the main gable to have an 8 and 12 pitch between the two dormers. Amy said the concern is whether this is creating a complicated roof form that would not meet the guidelines that talk about reflecting the character of the historic building. Jeffrey clarified that we are looking at the shed form off the eastern side. Jason suggested changing the comers and Roger said they could consider his suggestion. He said an 11 x 12 pitch on either side will help the scale. Sarah said our guidelines talk about simple roof forms. An 8 x 12 on one side of this house is competing with the historic resource. Having three different roof pitches on one side is complicating and also competing with the historic resource. Jeffrey agreed with Jason to change the pitch to an 11 x 12 up toward the south. MOTION: Jason moved to grant approval of the dormer as shown providing that on the east elevation toward the south one window be eliminated to allow an 11 x 12pitch; second by Michael. Motion carried 3- 1. Roll call vote: Sarah, no; Michael, yes; Jeffrey, yes; Jason, yes. Stone discussion: Amy said originally presented was that the boards would carry all' the way to the ground. The direction from the monitors was if the stone was detailed so ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 that it aligned up exactly to the wall above and didn't create a little shelf it could be approved. Roger said the barn was from the monastery. They could get lower to 14 inches and use a rustic dry stack stone if they are allowed to use a horizontal band. Jason, Sarah and Jeffrey said they could accept the stone. Michael said stone is too ornate. Jason said the use of stone that doesn't pop out will be better than a corrugated strip. Jeffrey said the use of stone on this building is a more natural base. Roger said they would do a physical mockup with the monitor. MOTION: Sarah moved to approve the stone base as detailed in the drawings presented with the intent to work with staff and monitor on mockups minimizing the height of the base; second by Jason. Roll call vote: Sarah, yes; Michael no; Jeffrey, yes; Jason, yes. 114 NEALE AVENUE - FINAL - PUBLIC HEARING John Muir Alice Briem Amy stated that this is part of an historic landmark lot split. Final review is landscaping, lighting, fenestration and selection of materials. There is also a residential design standard variance being requested with this project and it relates to a window that is on the south faCade of the building. Staff feels it is not in conflict with the intent of the standard. The elevations in the packet show stone as the primary faCade material and we are trying to create a relationship to the miner's cottage which has minimal use of stone. Staff recommends on the landscape plan that the front sidewalk be reduced to no more than six feet. John said they would like HPC's indulgence in using some stone. The stone would be predominantly used on the foundation. Vertical board on batten siding is proposed with a horizontal ship lap siding above. The stone would be a 50x50 mix Richard red rock and mountain red rock laid in a horizontal dry stack pattern. The wood would be stained semi-transparent. ' ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 Chairperson, Jeffrey Halferty opened the public hearing. There were no public comments. The public hearing was closed. John said the square footage is somewhere around 7,500 square feet and the allowable FAR is 3,945 square feet. Jason said the wood is a great change and breaks down the scale. The other HPC members also agreed that the wood is a great contribution to the project. MOTION: Michael moved to approVe Resolution #5, grantingfinal approval for 114 Neale Ave. with the conditions recommended by staff and including a complete landscape plan be reviewed and approved by staff and monitor. Other elevations be revised to reflect changes; motion second by Sarah. Motion carried 4-0. Roll call vote: Sarah, yes; Michael, yes; Jeffrey, yes; Jason, yes. Clarification: John said he wanted to be clear as to what is being approved. Conditions of approval will be handled by staff and monitor level. Amy pointed out that all appropriate elevations as Michael pointed out need revised. 701 W. MAIN - DEMOLITION - RELOCATION - VARIANCES - FEEDBACK ON AMENDMENT TO THE LOT SPLIT - PUBLIC HEARING Affidavit of posting - Exhibit I Affidavit of posting and mailing - Exhibit II Marshall Olson, owner Dirk Danker, architect Amy said in the previous approval the cabin was approved for relocation and it is in the middle of the property toward the northeast comer of the site. The owner has a specific plan as to how the building should be used. He is asking that the building be moved forward and closer to the north and east lot line. Staff suggests a middle ground as there is an historic Victorian to the west. Having the building only five feet from the street is a little out of character with the surroundings. They do want to do a detached structure behind it and we want the separation between the two buildings. The owner would also like to discuss adjusting the lot line. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 Cabin: The proposal is to move the cabin to the front and turn it into an art gallery studio. It would be moved close to the sidewalk so that it doesn't have a large front yard in front of it. We are also proposing a side porch that would be the entrance into the studio. At the rear of the lot will be a two bedroom structure. Dirk said the idea is to move the building and put it on a basement with the studio on the first floor. The historic structure to the west is 12 feet from the street. Street elevation Exhibit III Jeffrey opened the public hearing. Mary Lackner, neighbor to the west. Taking action on moving something that hasn't been approved by council is not appropriate. Amy interjected that the applicant is asking HPC whether they should pursue it and if so they would have to do another public notice before going to council. The council ordinance can go on hold while this is being resolved. Mary asked what the hardship would be to move the house closer. They can't move their house away from any development that is going to go in there. The chair closed the public hearing. Michael said he is not comfortable with the building being five feet from the street. The other board members agreed. Ten feet on the front would be acceptable. The board had no problems with the 1.6 side yard variance. The 1/6 on the east has a greater flexibility due to the green space. MOTION: Michael moved to approve Resolution #6for the property located at 701 W. Main Street with the following additional conditions: The side yard setback will be l foot 6 inches and the front yard setback will be ten feet. The third condition would be that the tree remains. Motion second by Sarah. All in favor, motion carried 4-0. Roll call vote: Jason, yes; Sarah,yes; Michael, yes; Jeffrey,yes. Mr. Olson asked what would HPC approve for the setback if the tree was not there. HPC supported the Parks Dept. review that the tree should remain unless otherwise proven that it is diseased etc. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 Worksession Amy said the primary question is the location of the lot line. The variance for the lot split was based on hardship and the lot is 27 and some feet wide instead of 30 feet. The applicant would like to make the comer lot more narrower. If the board is favorable we need to do another notice. Marshall said the lot line dictates the size of the rear structure, the condominium. Two variations are proposed, 32 x 25 34 x 23. The adjustment would make the vacation portion toward the west a little more build able. The FAR for 32 x 25 would be 2,456 square feet. The tree is some 30 feet back so that takes 1/3 of the build able area. Jason said in the best effort to preserve the tree 32 feet would work. Getting a two story box with a gable on the lot you are going to have issues with scale and the historic building. You will have to make sacrifices on size. The Parks Dept. said we cannot put the house within the drip line of the tree which would put it back to 30 feet. Sarah said the idea of getting two more feet in width on the lot split is fair given the tree but she is concerned because she doesn't see the tree in any of the elevations and not in the proposed plans. We are talking about doing things for this tree but in elevation you not even showing the tree. Marshall said we don't have any designs for the lot with the tree on it. The board said they could accept the recommendation of 32 feet on the interior lot H and 25 feet on the comer lot. 435 W. MAIN STREET - CONCEPTUAL - PH Amy said the idea of having a detached structure that is on the Third Street end of the property has been explored and is successful in terms of an historic preservation effort. One version keeps all of the cabins exactly where they are and once version looses one cabin in the alley. Arthur Chabon said it is clear that the preservation of the cabins is paramount focus. We have kept the buildings from being too massive. They set back the second floor on Main Street and Third Street. Arthur went over the construction and the two exhibits. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF FEBRUARY 9~ 2005 The chair opened the public heating. Doug Allen pointed out that there is too much program and not enough lot for this project. The parking has not been addressed and its impacts. They could do underground parking. The public hearing was closed. Michael said this brings up good points, what is historic preservation in this context? When you are looking at from Main Street is all false because that is new construction. All the historic cabins are on Third Street or toward the alley. We need to be able to discern what is historic and what is not. Sarah said she is flexible with some of the cabins. The program is too big and keeps on growing. There is a fine line between preservation and detriment. Jason said he thinks of other prominent buildings in Aspen and none of them come close to taking up as much space as this does. The breaking up of two buildings and keeping some openness in between is the right direction to take. The two story lobby is completely unnecessary because it is not related to the small scale of the cabins. Jeffrey said the goal of HPC is to preserve the cabins although it is pushing the mass to one area. The floor plan is getting better but is responding to a greater scale on Main Street as opposed to the individual cabins. The board discussed the classroom requirements. Arthur said he needs to get the basic approval then he will revise everything. Jason said the cabins need to be in an L shape, have a smaller building with a courtyard and then another building to the west. MOTION: Michael moved to continue the public hearing and conceptual development for 435 W. Main until March 9, 2005; second by Sarah. All in favor, motion carried. MOTION: Michael moved to adjourn; second by Sarah. All in favor, motion carried. Meeting adjourned at 8:00 p.m. Kathleen J. Strickland 7