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HomeMy WebLinkAboutminutes.hpc.20121128 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Chairperson, Ann Mullins called the meeting to order at 5:00 p.m. Commissioners in attendance: Nora Berko, Jamie McLeod, Jane Hills and Patrick Sagal. Willis Pember, Sallie Golden and Jay Maytin were absent. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk MOTION: Ann moved to approve the minutes of Nov. 14th second by Jane. All in favor, motion carried. 111 South 6th Street— Minor Review, Public Hearing Deborah said the affidavit of posting is in order and the applicant can proceed. Exhibit I Amy said this is a minor review for a property that is in the Main Street historic district and is also a designated landmark. It is a small lot under 3,000 square feet. There is a one story cabin on the front of the site and then HPC approved the construction of the carriage house which is what we are talking about tonight. The proposal is to fill in an inset deck on the second floor and glass it in to match the rest of the building so they can claim that space for a little more living area and then to add a small new open deck on the north fagade. They have about 160 square feet available that wasn't used in the project previously. Staff recommendation is approval because the deck is inset and it really isn't going to add any bulk to the building. It is still a sympathetic detached structure, backdrop to the cottage at the front of the site. Patrick asked if there were any previous representations by the previous owner that they would not do a deck and not use the 160 square feet because we would give them some kind of other benefit. Is there a reason why they didn't fill that deck in to begin with? Amy said no, that was the design at the time and a different owner. There are no conditions. Nora asked what the relationship is to the new building next door. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Amy said it was an historic landmark lot split and HPC reviewed that house as well. It was a difficult project because there is a huge tree in front of it. Ann asked if the enclosure uses up the 160 square feet. Amy said they have 12 square feet left. Derek Skalko, architect This is a north facing facade and you are essentially never going to get a lot of glare. We are clear of the historic structure by 9 feet or so. You won't see the balcony from the front of the facade. In some ways this will improve the facade by giving it a better sense of scale. Derek said from the front to the back is owned by the same person. Side to side is owned by someone else. Patrick asked if it would ever be possible to divide or condominiumize this with the extra square footage? Amy said the yellow building in the front and this building are already condominiumized. They just happen to be owned by the same person. There is only 12 square feet left and the condo association can figure out who owns the 12 feet. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. Jamie said because there are no dimension on the plans I'd like to make sure we have at least 9 feet between the new deck and the historic resource. If we get ten feet that would be better. Ann said she understands the deck as is, is not useful and I wouldn't argue against the proposal. Patrick asked the UPC members if they had concerns about the width of the deck. Jane said she agrees with Jamie that nine feet should be the minimum between the deck. The deck ads some extra dimension to the structure. That area looked like a wall. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Nora also said 9 feet is minimal and ten feet would be great. Patrick said the deck is centered and would it be better to go side by side. Derek said aesthetically it doesn't make a huge impact. The deck is an access to the outside only. This deck cannot hold a hot tub. MOTION: Ann made the motion to approve resolution #30 as written adding the condition that a minimum of a 9 foot separation be maintained between the deck and the historic resource; second by Jamie. Amy pointed out that once the deck is approved they can put any object out there. Motion carried 5-0. 208 E. Main Street—Parking Variance— Public Hearing Deborah Quinn said the applicant said the notice was posted 15 days before the hearing and the applicant can proceed. Exhibit I Amy said Salon Tulio occupies 75% of the miner cottage structure. There is also a little addition to the back. The applicants would like to take that space in the back and turn it into a living apartment. There would also be a growth management exemption for historic landmarks so they would not have to provide for affordable housing. They need to provide for one onsite parking space and they don't have room. UPC is being asked to waive the parking requirement on site and the parking fee which is around $30,000. A parking shape is 8 1/2 feet wide and 18 feet long. Their diagram shows that they are a foot too narrow and 2 I/2 feet short. Staff recommends the waiver because they cannot physically fit it on the site and we are also supporting the fee waiver. There is an historic structure which is the main factor why they can't make the space for the building. It is not as if they are trying to do new construction and eat up that area. At this point UPC has not approved any alterations or removal of the shed. The parking department would prefer to receive the $30,000. This is on the bus line and there is neighborhood parking. Nora asked if the shed was untouchable? 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Amy said that has not been determined yet. In February you will see an application for more of an addition at the back of the site. At that time you would need to make the call. Nora said if the shed is not historic then parking is no longer an issue. Amy said you are addressing the circumstances as they exist today. They want to change the rear part of the house into an apartment. When they come in with the addition you might have to re-visit some of issues. Sarah Upton, presented The aspen trees are at least a foot in diameter and they would have to be removed. It is not feasible to put all of this program into one lot. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public comment section of the agenda item was closed. Ann said there are two issues, the waiver of the parking and the waiver of the cash-in-lieu. Patrick said he also feels this should be put together with the review of the shed. Ann pointed out that they are not proposing any changes to the shed tonight. Jamie said in regards to the parking I would be in favor of the cash-in-lieu payment, a parking waiver but with a cash-in-lieu-payment. I do not feel we should waive the fee because that area is so congested and it is difficult to park there. Nora agreed and the parking in that area is crucial. Jane said she is torn. I understand the applicant wanting to use the space as a residential space. I venture that there will be another approach to HPC and I would think cash-in-lieu would be on the table at that time. We either do it now or do it later when they return. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 they used a material that is totally out of context. The building is very different than any other buildings downtown. It is an L shape and one story and there is a lot of open space. Staff supports approval of the work that has been done. Patrick inquired about fines. Amy said usually the building permit is doubled in fee. The owner puts themselves at risk when they do work without approval. Craig Cordes Pearce, owner of the business. Amus Underwood, designer Craig said he is the owner of Salt. I owned the space when it was called D-19. There were a lot of elements when it was Junk that we could not use. It was supposed to be a quick turnaround and I didn't' realize changing a door to clean it up was an HPC issue because we were just trying to get opened. I feel that the changes complimented the space. I have always liked the arch. Anything that we have done with our restaurants we have tried to incorporate a little of Aspen into it. I apologize but also feel the finishings compliment the Popcorn wagon. We are trying to revitalize that corner. Patrick said he feels it fits the guidelines and it is done appropriately. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public comment section of the agenda item was closed. Ann stated that the two issues are the painted masonry and the barn wood siding. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Ann said she would rather see the money used for the restoration of the shed but she will support both requests. Historically there hasn't been a parking space there. Shelly Giordano, owner We have owned the building for 9 years. When we purchased the building the adjacent owner claimed the parking in the area. Patrick said with the resident space there will be two cars parked on the street. MOTION: Ann moved to waive the on-site parking requirement, second by Nora. All in favor, motion carried 5-0. MOTION: Jamie moved to approve the payment of cash-in-lieu for the parking space; second by Nora. Motion carried 3-2. Roll call vote: Patrick, Jamie, Nora, yes. Jane and Ann, no. 305 S . Mill Street — Public Hearing Deborah Quinn said the applicant represented that the notice was posted but they do not have a copy for this meeting. The applicant represented that they will drop of a photograph tomorrow for the records. Amy said 305 S. Mill is the space that was previously Junk Aspen. At the time renovations were taking place and a couple of changes were made to the outside without HPC approval. The changes are some new doors on the north fagade facing the Popcorn Wagon, the brick was painted and there was some barn wood siding and lighting installed. The building is in the downtown historic district and that is why it is under HPC purview. It is not a designated site. Generally HPC discourages painting masonry but that is really about historic buildings which can be detrimental to their longevity but this is not a designated building. The door changes are fine but the barn wood siding is not something that appears a lot downtown but it is something that is characteristic of the region. It is not as if 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Patrick asked if one color would be more historic than another? Ann commented that we can't discuss specific colors. Patrick said so we don't have purview whether it is painted or not. Amy said you do because it makes the wall more uniform and you don't see the grout joints and the brick sizes and that relates to the adjacent buildings. This building is not immediately next to an historic structure. Jamie said she knows this is in the historic district but it is not an historic building. The barn wood is fine. I am OK with the changes that have been made after the fact unfortunately. Jane said she agrees with Jamie. It would be very difficult to sand blast paint off masonry and it would be a huge mess to the neighborhood. I think what they have done is acceptable and the building is not historic. It fits well on that corner. Nora said she would like to see the barn wood finished. Where it is joined it is not finished. It is basically slapped on. Craig explained that barn wood expands and contracts depending on the weather and that is why there is a gap. I actually didn't realize it was going to expand and contract so much. If I put a strip there it has to be uniform for the entire building. MOTION: Ann moved to approve resolution #32 as written; second by Jamie. Motion carried 5-0. 114 Neal Ave. — worksession — no minutes ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF NOVEMBER 28, 2012 Deborah Quinn advised the applicant that this is a worksession and the commission cannot take any formal action and whatever is said is not final nor binding. MOTION: Ann moved to adjourn; second by Jane. All in favor, motion carried. Meeting adjourned at 6:30 a.m. k"7� - ,7CL�-' %l /�, ,�, Kathleen J. trickland,tfChief Deputy Clerk s