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HomeMy WebLinkAboutminutes.apz.19811215 RECORD OF PROCEEDINGS 100 Leaves fORM!1 C.F.HOECKELB.B.&l.CO. Special Meeting Planning and zoning Commission December 15, 1981 Chairman Hedstrom called the meeting to order at 5:00 p.m. with members Welton Anderson, Perry Harvey, Roger Hunt, Jasmine Tygree, Lee Pardee and Al Blomquist present. FLOOR AREA RATIO - AREA AND BULK REQUIREMENTS - Sunny Vann, planning director, said the Commission outlined several areas of concern at their last meeting, the appropriateness of a sliding scale, the restrictiveness of the limitations, a separate category for duplexes and single family, height, including garages or not. The P & Z has had a tour of exemple structures throughout the town. Harvey said these numbers are too restrictive, that there must be s difference between duplexes and single family units. Hedstrom said since the point is to restrict mass and bulk in neighborhoods, he would favor one scale and the most restrictive one in the original proposal. Vann said there is consffisusthe height should be 25 feet. Vann recommended since the Board is in favor of the more restrictive numbers, that garages either be excluded or only count a percentage. Hedstrom agreed with excluded up to a certain limit; decks should also be excluded up to a certain percentage. Vann said he will come up with a percentage for garages in the resolution, probably square footage per dwelling unit. Hedstrom said there should be a cleal statement on the non-conforming issue, what it amounts to and what the relief is available. Vann said as a result of this legislation, some structures will become non-conforming structures. Under the Code, a person can do anything to a non-conforming structure as long as the non-conformity is not increased. A non-conforming structure can be replaced to exactly what was there within one year. The staff will return with a resolution for the Commission's adoption. JOINT PUBLIC HEARING WITH HPC - Bill Clark, chairman of the HPC, said the HPC is forwarding to P & Z historic designations of structures. Structures can be designated as exceptional, excellent or notable categories. The staff made an inventory of all structures in the city that might fall within these categories. The HPC has been working on this inventory for months. Clark told P & Z all but 10 of the 200 plus structures consented to a historic designation. Clark said the purpose of this hearing is for those who oppose historic designation can state their reasons to the Boards. Colette Penne, planning office, said the criteria is compliance with the Aspen area general plan, effect of designa- tion on the surrounding neighborhood, the owner's objections. Hedstrom and Clark opened the public hearing. Pardee asked what the tax advantages and general advantages to a property owner might be when historically designated. Ms. Penne said the tax advantages are directed towards the investors, nothing to a homeowner living in an historically designated structure. Ms. Penne said the only disadvantage is an owner has to go through HPC for any changes to the exterior, demolition or moving the structure. John Shafroth asked what criteria was used to designate these structures. Ms. Penne said the city contracted with some people experienced in historic preservation to do an inventory of the entire city and put these structures into three categories and non-contributing. In order not to be arbitrary, the inventory was followed to the letter. The criteria was when the house was built, who lived in it, the architectural significance. Terry End, HPC, went through the houses on the agenda. 201 E. Hyman was built in 1883, and was owned by the Willoughbys. The importance is that it is a good example of a certain type of victorian construction. This building is zoned 0, office, Mrs. Herron objected to the H designation because she does not want any more restrictions placed on her property. Harvey said this is an excellent structure, but is reluctant to add restrictions involving paint, color and little changes. Hedstrom said it would damage the community to lose that house but agrees with Harvey's concern. ~.......__...---. .."-~._"".,.......,-,._--,, ~~-"-"" --....~-~_..- Special Meeting Planning and Zoning Commission December 15, 1981 Ms. Penne said the issues are is historic designation a taking of a property right. This is adding an encumbrance but not taking of a property right, subjecting the property owner to a review by HPC. Blomquist said looking at the list of properties, those which gave a negative response should not be recommended for designation and those who gave no response should be recommended for designation. Harvey agreed with not putting more restrictions on property owners but feels the importantce of maintaining the history of Aspen is an over- riding element. Hedstrom agreed that Aspen should continue to exist in the way it is. Anderson said for the overall good of the community, sometimes small rights of property owners have to be encumbered, and this does not seem too odious. Pardee said he would be inclined not to require historic designations on some of these structures, especially ones in the 0, office district. Marjorie Brenner, HPC, said these 10 houses are important to the look of the town. Ms. Penne said 2 houses are in the 0, office zone and the other 8 are in the west end residential zone. The next house is 530 West Hallam, which was built in 1885, is representative of the Victorian era and has unique front windows. John Shafroth, owner of the house, told the Boards he has added over 50 percent to the structure, which are not historical. Shafroth said he does not want historical designation because it will add another level of bureacracy. Shafroth said his house is the only house in this block being designated. Shafroth read a letter into the record opposing this designation. The next house is at the corner of Gillespie and Third and was built in 1889, is called the Gay Nineties, and is a beautiful house. Bill Martin said he does not want his house designated historic. Martin has to do some work on his house to make it more livable. Martin said if he can do what he wants with his house, he will accept historical designation. The next house 201 West Francis, a large brick house built in 1889. George Vicenzi, owner of the house, said he agrees with the intent of historic desig- nation. Vicenzi said the owners of Victorians in the west end care about their houses. However, the extra review through HPC can take 4 to 6 weeks. Vicenzi said he would rather see an historic district for the west end. Harvey said the intent of historic designation is not to hassle the property owners. The concern is for the preservation of these structures way into the future and for the good of the community. The next house is 208 East Hopkins, just west of the bookstore, built in the late 1800's, is a beautiful Victorian structure with a lot of gingerbread. 214 East Bleeker built in early 1890's, is in very good condition, has a cupola on the side, next to the Community Church. 442 West Bleeker is pioneer Park, the former residence of Walter Paepcke. 525 North Second, large Vitorian house across from Triangle park, a very significant structure in the West End. 234 West Francis, built in 1890, is in very good condition. Ms. Penne said R. O. Anderson does oppose historic designation of the 234 West Francis house. Ms. Penne said historic designation does not mean freezing the structure in time. Marjorie Brenner, HPC, said there seems to be a lack of communications about what the HPC does and does not do. Georgeann Waggaman said the HPC gives recommendations about plans for additions and alterations. Pasquarella said applicants do have an appeal process through the City Council. Mona Frost said not designating these structures will have defeated the whole purpose of historic preservation in Aspen. Hedstrom and Terry End close the public hearing. Blomquist moved all ten houses be approved as consistent with the Aspen Area General Plan as approving the effect on their general neighborhoods; seconded by Anderson. Pardee said individuals should have the choice whether or not to be historically designated. Anderson said these houses play an important part in their district and establishing the character of the community. Hedstrom, aye; Anderson, aye; Harvey, aye; Hunt, aye; Ms. Tygre, aye; Pardee, nay; Blomquist, aye. Motion carried. Harvey moved to motion carried. adjourn at 7:30 p.m.; seconded by Anderson. J:12/k~Y'l) J;~-/~ All in favor, ,...