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HomeMy WebLinkAboutminutes.hpc.20130417 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 17, 2013 Vice-chair, Jamie McLeod called the meeting to order at 5:00 p.m. Commissioners in attendance: Willis Pember, Patrick Sagal, Jane Hills and Nora Berko. Absent were Ann Mullins, Jay Maytin and Sallie Golden. Staff present: Deborah Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk Sara Adams, Senior Planner MOTION: Nora moved to approve the minutes of March 201h as amended, second by Jane. All in favor, motion carried. 612 W. Main Street— Minor Development and Variances — Public Hearing Debbie said the public notice has been provided and the applicant can proceed —Exhibit I Sara said this is a 6,000 square foot lot. The applicant is requesting minor development and a FAR bonus and setback variance for the rear. They want to construct a one car garage and a mud room that would be attached to the rear of a non-historic cottage. In 1993 there was a rear addition and this is what the garage would be attached to. In 2008 the applicant received approval to established 6 TDR's around 1500 square feet that will be removed from the property which leaves 43 square feet unbuilt remaining on the property. After that happened we changed the land use code on the calculation of the sheds. The shed that straddles the property was moved to 612 W. Main. In 2012 the shed was moved. That created a legal non- conformity. The design meets all the guidelines and reads as a new building. They are asked for 325 square feet of bonus. Staff feels all of the review standards are met. They did a good job of restoring the shed and preventing it from falling down. All are met except H. They are asking for a setback for the garage. They are required 5 and they are asking for 2 %2 foot variance. There is no way to turn the shed. In order to have the garage they need the variance and staff feels it is appropriate. The site plan shows an on- site parking space on grade next to the garage as they are required two spaces. Alan Richman represented 612 LLC which is managed by Neil Karbank. We are asking for a floor area bonus for the shed and mudroom. We have 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 17, 2013 enough floor area to do the garage. The first 250 square feet are exempt. 1/2 of the next 250 counts and we have 43 square feet to apply. We have 336 square feet of garage. It is the mud room that we need the bonus for as well as the non-conformity. We feel that bonus is justify. You don't have to meet all the standards and we meet 6 or so. It was an outstanding restoration effort on Mr. Karbank's part as well as preserving the site with the TDR's. By providing the 2 1/2 foot setback we are also ensuring that the garage is set back behind the historic shed. The shed is well below the addition and it is subordinate to the historic resource. Gage Reese presented the material palate. There will be vertical siding and some is board and batten and some is red and some is weathered. It will be random size and random width for the siding. It will be in a rain screen orientation. The glazing is channel glass on the west elevation. The proposal is a steel flat roof. Patrick asked if the engineering of the garage would hold a second floor for the future. Gage said they are not proposing a roof deck for the garage in the future and we don't have square footage to do so. Jamie asked about light spill. Gage said you are referring to the east wall of the mudroom. The owner owns the property next door also and that is his work area also and that is the need for the second door. Any light spill will also go onto his property. There is only one light in the recess. The door to the alley is not glass. Vice-chair, Jamie McLeod opened the public hearing. There were no comments. The public hearing portion of the agenda item was closed. Jamie identified the issues: 325 Square Foot bonus 2'6" rear yard setback garage and mud room Patrick commented on the excess glass light and that it doesn't have an historic character. We don't have specific guidelines addressing excess light spill. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 17, 2013 The glass wall doesn't have an historic character. Sara commented that it is a mud room and there is an historic shed in front of it that will cut off a lot of it. Zoning will approve the lighting code. It is important to recognize that they are also using contemporary materials. MOTION: Nora moved to approve 612 W. Main resolution #12 as indicated in the memorandum. Motion second by Jane. Friendly amendment: Patrick made a friendly amendment to review the glass wall and materials. Sara pointed out that during the building permit phase they will address the light spill. VOTE: Nora, yes; Jane, yes; Patrick, yes; Jamie, yes. Motion carried 4-0. Patrick is the monitor. 305-307 S. Mill Street— Minor Development and View-plane Review— Public Hearing Willis was seated. Debbie said the affidavit of public notice is in order and the applicant can proceed— Exhibit I Amy said the work proposed effects outdoor seating. Craig would like to do a ge4neral cleanup of the site and operation of the popcorn wagon. The popcorn wagon would move on the site. Flower boxes, outdoor storage area and paving replacement are proposed. The property is in the Wheeler Opera House view plane. There is a trellis proposed to cover the entire site but doesn't provide any shelter. You can't build anything taller than 8 feet. The restaurant space is already a little higher than that. HPC can grant an exception as long as the trellis is not taller than what is blocking the view plane. They aren't making the situation any worse. Staff recommends approval with a few conditions: One to make sure there is a gate opening and the enclosure around the popcorn wagon should be reduced a little bit. The storage shed blocks a pathway and should be scooted over a little bit. If Craig decides to pursue heat lamps they need to be approved by staff and monitor. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 17, 2013 Craig-Cordes-Pearce, owner: It is difficult to keep the popcorn wagon clean in that area. Georgeann Waggaman did the drawings. The plan is to move the wagon toward the Wild Fig and give the wagon its own stage. The wagon is one of the oldest businesses in this town and I want to create an exciting area for the wagon. I need the trellis to give the wagon a sense of being and we would have tables and chairs in front of that area. All the pavers in that area of the wagon are moving and sinking and that is why it needs replaced. The wagon would complement the Wheeler Opera House. The fire pit is very hard to keep clean and we are getting rid of it and the entire area needs cleaned up. Jane asked about the material of the trellis. Craig said it is 8x8 hand hued beams. Between the beams there is a railing and we will have flower boxes and behind the railing we will have lighting and heaters. Nora asked staff about public amenity. Amy said every property is supposed to have 25 % of the property for onsite amenity or pay a cash-in-lieu fee if it is not the right place for open space. If they are providing on site it has to be open to the sky like the trellis. It has to be at grade. It doesn't have to be open "to the public to sit". Nora asked if there is any other alternative to the massiveness of the trellis. It looks like an unfinished building. Craig said the trellis is 9 feet tall. Vice-chair, Jamie McLeod opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. Jamie identified the issues: Gate in railing --this has already been done Design a different treatment or no trellis over the popcorn wagon. Relocate the shed so it is behind the popcorn wagon. Lighting and heat lamps Patrick said he feels the trellis is a mistake and so is enclosing the popcorn wagon. The potential in the future would be to put a roof on the trellis and 4 ASPEN HISTORIC PRESERVATION COMMISSION - - - - - - MINUTES OF APRIL 17, 2013 enclose everything. It should be open like Paradise Bakery. The bricks should stay even if they are wobbly as they are historic. Jane said this is entirely in your property rights. I think we should discuss the choice of materials a little bit. I feel replicating the brick would be fun to do since you are in the historic district. The change of location of the popcorn wagon is a good idea. People will sit under the trellis in the winter. Willis said it is totally understandable wanting to enhance the restaurant amenity and separating the two businesses in a logical way is a good thing. I don't feel comfortable approving this because of the detailing materiality, lights and heaters. I wish it were more "porous" in the detailing. Pulling the trellis over the popcorn wagon diminishes the intent of separating the two businesses. Something over the top seems heavy handed and it needs a lighter touch. Sliding the storage shed behind the wagon makes sense. We are close and the popcorn wagon is its own stage. Nora said her issue is the trellis and meeting guideline 6.7. There are numerous restaurants on Mill that do not have structures over them. It seems out of character with the other restaurants. It feels very massive to me and I am concerned about guideline 6.6 and 6.7. The mass and scale is out of character with the rest of the streetscape. Jamie said her concern is the trellis over the wagon. It feels that it is being closed in. Even though the trellis is open it will feel like a roof on top. I am also concerned as to how dominant it will feel on this corner. Is this a place where we should do story polls to see the height and mass. Regarding the storage whatever works for the applicant is fine. Craig this is disheartening and the picture might be deceiving. The brick is porous and I need to redo it. Drywells are easier to clean. Moving the wagon is being good to our neighbors. On the lighting etc. we would go through the code requirements. I am using material that the miners would have used. If you go skinny it would look rickety. I am trying to make the wagon back to original and make the corner nice. The mall area would shrink with this design. Jamie asked the board about the brick pavers vs. the concrete. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF APRIL 17, 2013 Nora said she feels the concrete will make it better and moving the wagon is not a concern either. It is the trellis that bothers me. Willis said the general diagram of things is fine. As an element the trellis can work but maybe not this trellis. I also do not like the way the wagon is in a box. It looks like it is in storage or something. The trellis could be lightened up. Jamie said the trellis is the main issue. Jane also agreed that the trellis seems massive. Patrick said the trellis destroys the openness of that corner. I also agree with Willis about the trellis not going over the Popcorn wagon. Craig said the wagon compliments the next door. MOTION: Patrick moved to continue 305-307 with the condition to restudy the trellis. Motion died for lack of a second. Ruth Kruger said she is concerned about the time frame and if he can get this done and ready for the season. I might suggest taking the trellis off the wagon. Jamie said the concern is the trellis in general for the board. MOTION: Willis moved to approve resolution #13 with the elimination of the hand honed beams; motion second by Nora. Motion carried 5-0. Jamie, yes; Willis, yes; Nora, yes; Jane, yes; Patrick, yes. MOTION: Willis moved to restudy and continue the trellis and column structure to the April 241h meeting; second by Nora. All in favor, motion carried. Work session — Marolt Open Space — no minute MOTION: Jamie moved to adjourn; second by Jane. All in favor, motion carried. Kathleen J. Strickland Chief Deputy Clerk JATXIL— 6