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HomeMy WebLinkAboutagenda.hpc.20071128P1 ASPEN HISTORIC PRESERVATION COMMISSION REGUALR MEETING November 28, 2007 5:00 P.M. CITY COUNCIL CHAMBERS 130 S. GALENA ASPEN, COLORADO SITE VISIT: NOON - I. Roll call II. Approval of minutes -November 14, 2007 III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments: Certificate of No Negative Effect issued (Next resolution will be #42) VIII. OLD BUSINESS A. NONE IX. NEW BUSINESS A. 28 Smuggler Grove -Major Development (Final Review), Public Hearing (40 min.) B. Selection of Annual HPC Awards (20 min.) X. WORKSESSIONS A. Ordinance #48 (30 min. - if passed by Council) IX. ADJOURN 7:00 p.m. P2 Provide proof of legal notice (affidavit of notice for PH) Staff presentation Applicant presentation Board questions and clarifications Public comments (close public comment portion of hearing) Board comments Applicant rebuttal (comments) Motion No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. P5 ~• MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 28 Smuggler Grove, Major Development Review (Final), -Public Hearing DATE: November 28, 2007 SUMMARY: The subject property is a circa 1880s miner's cabin that is not currently listed on the Aspen Inventory of Historic Sites and Structures. Because of restrictions imposed by Ordinance 30, Series of 2007, the owner could not proceed with plans for an addition unless the property was reviewed for designation as a historic landmark. The owner is sensitive to the importance of the building and this has been a cooperative process. HPC recommended landmark designation and granted Conceptual approval for an addition to the subject house on October 24, 2007, with the conditions that the applicant distinguish the width of the historic home on the rear elevation and continue to study the proposed fenestration. HPC also suggested a restudy of the garage door design. These elements are addressed as part of the requested approval for Final review. Council will hold a public hearing to finalize landmark designation at a future date. Staff finds that the criteria are met, although some existing conditions need to be reviewed by staff and monitor in the field. It is recommended that HPC grant Major Development Final approval with conditions. APPLICANT: City of Aspen, 130 South Galena Street, Aspen; and James R. Byrnes, 28 Smuggler Grove, Aspen PARCEL ID: 2737-181-23-002. ADDRESS: 28 Smuggler Grove, Lot 2 of the Jukati Subdivision, City and Townsite of Aspen, Colorado. ZONING: R-15A, Moderate Density Residential. MAJOR DEVELOPMENT (FINAL) The procedure for a Major Development Review, at the Final level, is as jo[[ows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the 1 P6 design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a hva-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Design Guideline review Final review deals with details such as the landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Only those which staff finds warrant discussion are included in the memo. In response to the condition of approval granted at Conceptual, the applicant pulled the addition back 6 inches from the existing portion of the residence along the reaz elevation to distinguish the historic width of the home. Staff finds that the subtle change is appropriate. Fenestration: The applicant proposes to enlazge existing windows for fire egress from the bedroom located in the north gable end. The International Residential Code requires one 5.0 squaze feet net cleaz opening for windows at grade from a bedroom. Staff is uncleaz as to the specific calculations for the new double hung windows that aze proposed to replace the existing casements, and whether they will meet Code requirements for egress. Design Guideline 3.2 cleazly states that historic window openings shall not be enlazged on primary facades: 3.2 Preserve the position, number and arrangement of historic windows in a building wall. ^ Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is acharacter-defining feature. ^ Greater flexibility in installing new windows may be considered on reaz walls. ^ Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Staff recommends that, on the whole, no decisions about alterations to the existing window openings be made until interior demolition work allows the original framing to be exposed to view. At that time opportunities for restoration and/or sensitive alterations will be more appazent. 2 P7 At the previous meeting, there was discussion about designing the garage door so that it has some architectural detail consistent with the rest of the building. This has been accomplished, however, in combination with the fishscale shingles in the gable end of this new addition, the new construction isn't clearly a "product of it's own time." Some minor modifications to be less of a replication of 19`" century styles would be appropriate. All new materials, such as the metal roof proposed at the back of the house, will need to be reviewed and approved by staff and monitor. DECISION MAHING OPTIONS: The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that HPC grant Major Development Final approval for the property located at 28 Smuggler Grove Road, Lot 2 of the Jukati Subdivision, City of Aspen, Colorado, with the following conditions: 1) No changes to windows on the historic structure are approved until HPC staff and monitor can inspect the original framing and make determinations with the property owner as to opportunities for restoration and/or sensitive alterations. Cut sheets for the new windows will require approval. 2) Minimize the Victorian detailing of the gaaage. 3) Provide samples of all new building materials for review and approval by staff and monitor. 4) HPC staff and monitor must approve any changes with regazd to the type and location of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 5) Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 6) There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 7) The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 8) The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 3 P8 9) The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. Exhibits: A.) Relevant Design Guidelines B.) Application "Exhibit A: Relevant Design Guidelines for 28 Smuggler Grove, Conceptual Review" 3.1 Preserve the functional and decorative features of a historic window. ^ Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows. ^ Repair frames and sashes rather than replacing them, whenever conditions permit. ^ Preserve the original glass, when feasible. 3.2 Preserve the position, number and arrangement of historic windows in a building wall. ^ Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is acharacter-defining feature. ^ Greater flexibility in installing new windows maybe considered on rear walls. ^ Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. ^ Significantly increasing the amount of glass on achazacter-defining facade will negatively affect the integrity of a structure. 3.4 Match a replacement window to the original in its design. ^ If the original is double-hung, then the replacement window should also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. ^ Matching the original design is particularly important on key chazacter-defining facades. 3.5 In a replacement window, use materials that appeaz similaz to the original. ^ Using the same material as the original is preferred, especially on chazacter-defining facades. However, a substitute material may be considered if the appeazance of the window components will match those of the original in dimension, profile and finish. 3.6 Preserve the size and proportion of a historic window opening. ^ Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. ^ Consider reopening and restoring an original window opening where altered. 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. ^ A historic window often has a complex profile. Within the window's casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which P9 individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 5.1 Preserve an original porch. ^ Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones. ^ Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate. ^ Expanding the size of a historic porch is inappropriate. 5.2 Avoid removing or covering historic materials and details on a porch. ^ Removing an original balustrade, for example, is inappropriate. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. ^ Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. ^ Match the original in composition, scale, and finish when replacing materials or features. ^ If the original detail was made of wood ,for example, then the replacement material should be wood, when feasible. It should match the original in size and finish, which traditionally was a smooth painted finish. 9.7 A lightwell may be used to permit light into below-grade living space. ^ In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). ^ The size of a lightwell should be minimized. ^ A lightwell that is used as a wallcout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.3 Design a new addition such that one's ability to interpret the historic chazacter of the primary building is maintained. ^ Anew addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. ^ An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. ^ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ^ An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. ^ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. P10 ^ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new constnzction. 10.6 Design an addition to be compatible in size and scale with the main building. ^ Ari addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. ^ A 1-story connector is preferred. ^ The connector should be a minimum of 10 feet long between the addition and the primary building. ^ The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and chazacter to remain prominent. ^ Locating an addition at the front of a structure is inappropriate. ^ Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. ^ Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. ^ Typically, gable, hip and shed roofs are appropriate. ^ Flat roofs aze generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. ^ For example, loss or alteration of azchitectural details, cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that aze compatible with the historic materials of the primary building. ^ The new materials should be either similar or subordinate to the original materials. 10.14 The roof form and slope of a new addition should be in character with the historic building. ^ If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. ^ Eave lines on the addition should be similar to those of the historic building or structure. 6 P15 PLAN TO REMODEL FRONT PORCH 28 Smuggler Grove Aspen Colorado Columns, Rails, Balusters, Gingerbread, are to be saved and reinstalled. Frame is rotted and needs to be replaced. Deck and stairs to be replaced with like materials (2x6)