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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF FEBRUARY 28. 2007
Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m.
Commissioners in attendance: Alison Agley, Brian McNellis, Michael
Hoffman and Sarah Broughton.
Staff present:
Amy Guthrie, Historic Preservation Officer
Sara Adams, Historic Preservation Planner
Kathy Strickland, Chief Deputy City Clerk
Jim True, attorney
The board requested that the minutes be put in the agenda packets.
408 E. Cooper St. - Minor Development, cont'd public hearing
MOTION: Sarah moved to continue 408 E. Cooper to April 25th; second by
Alison. All in favor, motion carried.
205 S. Mill Street - Minor Development Commercial Design Review
MOTION: Sarah moved to continue 205 S. Mill Street until April] /h;
second by Alison. All in favor, motion carried.
114 Neale Ave. - Major Development - Final Review, Public Hearing
Affidavit of posting - Exhibit I
Photographs submitted by Ernst Kapelli - Exhibit II
Drawings submitted by Ernst Kapelli - Exhibit III
Amy said the project involvesa detached single stall garage with a guest
bedroom above it. Expansion of an existing master bedroom which is a non-
historic area of the structure and the request to make a small expansion of
the mud room on the north side of the house, King Street side.
The two conditions specific to this project are the mud room in which staff is
not in support of. Our concern is that the space on the Victorian that was
intentionally left open as a transition would be gone. Staff feels that area is
not the area to be increased. The second condition is to clarify that the curb
cut area along King Street should be abandoned as part of the idea of having
the new driveway on Neale Ave. You are only allowed to have one curb cut
per property. It seems appropriate to turn that area into landscaping.
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF FEBRUARY 28. 2007
Staff recommends approval of the project with the two conditions.
Bret Thoeny said he understands the concern of the mudroom and the fragile
nature of the Victorian. As far as the one curb cut that is fine.
Chairperson, Jeffrey Halferty opened the public hearing.
Ernst Kapellie, neighbor said the comer is a BLM comer. We put up comer
markers and they keep being removed. The lower trees have been cut which
disturb the ditch. Ernst said he feels the fireplace is built into the setback.
Ernst explained the drawings to the board. He always helps neighbors out
and dislikes being controversial.
Amy pointed out that there is a requirement for a ten foot setback on that
side and there has been no variance requested. There is an exception in the
code that you can have an architectural projection in the setback. The
Zoning Department would review the plan and ifhe doesn't meet the
setback he will have to do something different with the fireplace.
Chairperson, Jeffrey Halferty closed the public hearing portion of the agenda
item.
Michael asked the attorney for guidance since the neighbor is alleging that
the size of the property has been misrepresented.
Jim True said from his understanding there might be some civil issues but as
Amy said the question is whether he is getting into setbacks. HPC's
consideration should not be based on the size of the property.
Amy said the property was through a lot split and the City has a recorder plat
that determines the boundaries and how much square footage was available.
When the building permit comes through it will all be confirmed with our
past documentation. Bret will need a stamped survey.
Amy pointed out that the lot split is very specific as to the amount of square
footage that was allotted to this property and Bret is staying within that and
not asking for any more.
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF FEBRUARY 28. 2007
Jim said in that case there might be civil issues as to where the boundary is
but it doesn't have anything to do with HPC's authority.
Sarah said she would be willing to entertain the mud room because the
comer is still intact of the historic portion of the house.
Alison said she feels the same way as Sarah. When looking at the north
elevation the historic resource still reads clearly.
Brian said he agrees with staffs recommendation.
Michael said the mud room is a close call.
Jeffrey agreed with staffs recommendation. Besides the difficult snow issue
in the roof valley Jeffrey would entertain some additional thoughts. He
understands the need to have a realistically place to put shoes. The property
line discrepancy line is with another venue. The zoning aspect for the
fireplace would be handled by planning when a building permit is applied
for. Staffs recommendation on the curb cut is a good one. The material
palate is consistent with guideline 10 and chapter 14.
Bret explained that Aspen Surveyors surveyed the property and he submitted
a stamped survey as part of his land use package. The survey was consistent
with the original survey when he bought the house.
MOTION: Michael moved to approve Resolution #8 series of 2007 for 114
Neale Ave. as submitted subject to the conditions of approval submitted by
staff including the denial of the approval of the expansion of the mudroom;
second by Brian. Motion carried 5-0. Roll call vote: Sarah, yes; Michael,
yes; Alison, yes; Brian, yes, Jeffrey, yes.
Innsbruck landscape - worksession - no minutes
Design Guidelines - worksession - no minutes
Michael moved to adjourn; second by Brian. All in favor, motion carried.
Meeting adjourned at 6:00 p.m.
Kathleen J. Strickland, Chief Deputy Clerk
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