HomeMy WebLinkAboutminutes.hpc.19760810RECORD OF PROCEEDINGS
100 Leaves
The Regular meeting of the Historic Preservation Committee was held at 1:00
in the City Council Chambers on August 10, 1976. Those members present were
Norm Burns, Jerry Michaels, Terry End, Florence Glidden, and Chairman Lary
Groen. Also present was John Stanford of the Planning Office.
Approval of Minutes
Aspen Sports
Project Review
HPC Alternates
Documents for Public
Hearing on Main Street
Chairman Groen called the meeting to order and roll
was called. The minutes of the Special Meeting held
July 30th were tabled as Groen and Burns have not
reviewed them.
Groen opened the Public Hearing.
Stanford introduced Sam Caudill, representing Aspen
Sports. Stanford reviewed the previous appearance
before this Committee of the applicants for the
addition to the Aspen Sport's building. At the time
of the original appearance before this Committee,
the Planning Office had no problems with the exception
of the request by the Committee members to have the
addition the same color as the brick or an attractive
contrast as opposed to the proposed white stucco.
Groen asked if it had been possible to also include
the trash within the building area, and Caudill stated
that it had not. A public incenerator was discussed
as a possible future solution, but this was not made
as a condition of the acceptance of the plan.
Groen asked for public comment, there were none, and
the Public Hearing was closed.
Burns moved to accept the plan as proposed, with the
condition to be noted as: color of addition to match
existing building on front and both sides.
Ms. Glidden seconded, all in favor, motion carried.
The interviews for alternate members of the HPC
has not been addressed by the City Council as of yet
and have not been scheduled by the City Clerk to date.
The secretary will schedule these for the next City
Council meeting on August 23, 1976. The subject of
election of officers was discussed and the secretary
was asked to checkwith the City Attorney on this.
Burns feels that this is supposed to be done sometime
in August.
Stanford went over the documentation that will be
submitted into the public record as part of the public
hearing on August 17, 1976 on the Main Street Historic
District. These documents give the background of the
development of the historic district designation.
The zoning ordinance, Ordinance 11, Series of 1975
was discussed. This ordinance allows for additional
uses in structures designated historic along Main street
and Groen asked what those provisions were. Stanford
stated that this was to allow for a restaurant to go
into a historic structure. This is also for boarding
houses. Burns elaborated that the ordinance had stated
art, dance or music studios, library, day care center,
restaurants, rooming and boarding houses if located in
a structure which has received "H" historic designation
and adequate parking is provided with access from an
alley, museums and mortuaries. This was all conditional
uses.
Groen asked about the advantages of the new zoning
ordinance proposed. Stanford went over the Public
Hearings to be held Tuesday, one on zonin~ and one
on the Main Street Historic Designation. In the zoning
ordinance will be sections pertaining to historic
buildings with the intent of encouraging new development
along Main Street to go into historic buildings. This
broadens the number of uses that can go into historic
structures. Only two uses can go into one structure
and that parking have access off of the street.
The two uses is exclusive of employee housing in con-
junction with the county housing authority. Permitted
uses will be single family duplex and multi-family
residences. Professional and Business offices except
when located along Main Street. Actually, this is being
withdrawn from the existing permitted use and placed
in conditional use. This is causing some dissension
among the committee members. This is a permitted use
in an R-6 zone, but has been dropped as accessory use.
This has been dropped from Office-02 and will no longer
be a permitted use. The discrepancies of the zoning
between the residential area and ~ain Street were dis-
cussed. The upcoming joint Public Hearing was discussed
also, and the members feel it would be more relavant to
have the Office zoning come before the Historic Des-
igantion as they feel the decision on the zoning will
directly affect the Historic Designation decision.
Stanford feels that there is an overbuilding of offices
in the City of Aspen and feels there is a sufficient
number of structures along Main Street to meet these
needs. Floor area ratio of 1 to 1 has also been in-
creased in this zone change for businesses and pro-
fessional offices located in historic structures. Burns
felt it should be decreased and open space requirements
should be increased. Groen stated that he had ~ersonal
reservations about the advantages being sufficient to
encourage someone to preserve the Victorians. Burns
also feels that there is going to be a problem getting
the rest of ~ain street to go along with the Historic
Designation because of these factors. He feels that
taking the offices back to permitted uses would help.
Groen feels that offices are one of the lowest intensity
traffic generators of any permitted use.
Stanford stated that the concerns expressed by the
members should be brought up at the hearing on the
17th. The zoning changes in the past few years were
discussed, and Burns feels that this has a lot to do
with the feelings of people and their reluctance to
commit themselves to the new zoning changes. In view
of the new zoning that takes places all too frequently
it will be hard to convince people that this is for
the better. Burns stated that he had written a letter
to the City Council on April 28, 1975, asking them to
give the HPC the directive to proceed immediately with
the historic zoning of Main street. This was when the
0-2 Office Zone was approved. The Office Districts
and the zoning changes were extensively discussed.
Burns feels that some preparation will have to be
made ~rior to the Public Hearing, as when the Commercial
Core ~istoric Designation hearing was held countless
questions were asked from the public, and the members
had to have answers. Stanford stated that he would
discuss the possibilities of adding accessory uses
to the zoning with Bill Kane, Planning Director.
Groen asked how historic zon~g on Main street would
effect any encroachment into the parking strip along
Main Street. Would the property be zoned historic
to the sidewalk, or would it be to the curb.
RECORD OF PROCEEDINGS 100 Leaves
HISTORIC PRESERVATION COMMITTEE Regular Meeting August 10, 1976.
Committee Comments
Ms. Glidden asked about the possibility of having
a Study Session with the Planning and Zoning sometime
prior to the Public Hearing. Burns added one question
about the zoning changes, on the original zoning, it
was worded that "if located in a structure which has
received "H" designation; and if the entire Main Street
is designated would it be confused with "historic zoning
and historic designation". Each building should be
specified that is historically designated. The fact
that there is a "Historic Core" does not mean that
every building in that core is historic. Groen asked
if Stanford could possibly, during his presentation
at the public hearing, point out the ratio of historic
buildings in that area as compared to other areas.
A possbile time for the study session was discussed,
and Stanford asked if Tuesday prior to the public
hearing would be feasible for everyone. It was the
general consensus that it would be vitally important
to get together with the Planning and Zoning Commission
on the study session basis as what the HPC is doing
hinges on what the P & Z does in their zoning changes.
It was decided that Tuesday, August 17th at 3:00,
which is prior to the Public Hearing at 5:00 would
be generally acceptable.
Groen introduced into the record a Letter of Reply
from property owner Harry Shaw, owner of Lots A-I
Block 25 in response to the request for historic
designation of Main Street.
Terry End motioned to adjourn, with a second to
do so by Jerry Michaels. The meeting adjourned at 2:30
Ellen L. Atkins, Deputy City Clerk