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HomeMy WebLinkAboutminutes.hpc.20210224 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Chairperson Thompson opened the meeting at 4:30 p.m. Commissioners in attendance: Kara Thompson, Scott Kendrick, Roger Moyer, Jeff Halferty, Sheri Sanzone Commissioners not in attendance: Staff present: Amy Simon, Planning Director Sarah Yoon, Historic Preservation Planner Michelle Bonfils Thibeault, Planner II Kate Johnson, Assistant City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: None PUBLIC COMMENT: None COMMISSIONER COMMENTS: None DISCLOSURE OF CONFLICT: Ms. Sanzone is conflicted on 314 West Main - TDR Referral. PROJECT MONITORING: Ms. Simon stated she will be reaching out to Mr. Moyer about a landscaping update regarding the log cabin on Main St. CERTIFICATE OF NO NEGATIVE EFFECT: None STAFF COMMENTS: Ms. Simon stated that they received an appeal from the applicant of 1020 E. Cooper regarding the decision on the affordable housing proposal. Ms. Simon said that the Aspen Daily News will be running an article encouraging individuals to volunteer on the HPC board. CALL UPS: Ms. Yoon stated that she did take an item to City Council for call up notice 925 King street. She said it was not called up and City Council upheld HPC’s decision. OLD BUSINESS: None NEW BUSINESS: 212 N Monarch - TDR Referral. Alan Richman representing owners. Mr. Richman stated that the owners have owned the property for 49 years, they've lived in the property all that time and maintained it. Mr. Richman said that the owner asked for an evaluation of the property to see if there was any unused floor area that could be extinguished with one or more TDRs. Mr. Richman stated that they discovered 626 sq ft. of unused floor area, which allows for two TDRs and is being requested. He explained that the owner’s intent is to sell those TDRs and establish a trust for the children of the family which will keep the property in the family for the long term. STAFF COMMENTS: Ms. Thibeau stated that the allowable floor area for a 5,256sf lot is 3,031sf and the existing floor area is 2,405sf with a remaining floor area of 626sf which allows 2 TDRs. Ms. Thibeau stated that the staff supports the application. Mr. Kendrick moved to approve Resolution #04-2021; Ms. Sanzone seconded. ROLL CALL: Mr. Halfery, Yes; Ms. Thompson, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Sanzone, Yes. Ms. Sanzone left the meeting. NEW BUSINESS: 314 West Main - TDR Referral. Sara Adams with BendonAdams. Ms. Adams stated that she is representing the owners of the carriage house Smith, Elijah carriage house located at 314, West main street. She said the property was built in 1890 and in 2002, the REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 9000sf. the lot was split into 2 properties. There's a 4500-sf. the lot that contains the main Queen Ann style Victorian. The other lot is the subject of the TDR application for the carriage house. Ms. Adams showed a site plan that depicted show you all the undeveloped area in front of the carriage house. She said to maintain the relationship between the primary Queen Ann style Victorian and carriage house the request for TDRs will essentially sterilize any development on this property. Ms. Adams said that the 2,520.7 sf allowable FAR, the built FAR is 1,725.3 and the unused FAR is 795.4 equaling 3 TDRs leaving 45.4 sf of FAR. STAFF COMMENTS: Ms. Yoon stated that this is a recommendation to the City Council for the establishment of TDRs. Ms. Yoon reviewed the history of the historic lot. She said that the final floor area numbers will be verified prior to any issuance. Ms. Yoon said that there can be 795.16 sf. severed from this property in the form of 3 TDRs with 45.16 sf. remaining on the lot. Ms. Yoon stated that staff is in support of the recommendation of the establishment of 3 TDRs. Ms. Thompson stated that it is great to get the square footage off the front of the property. She added she would not want to see anything built in front of the resource. Mr. Moyer moved to approve Resolution #05-2021; Ms. Thompson seconded. ROLL CALL: Mr. Halfery, Yes; Ms. Thompson, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes. Ms. Sanzone returned to the meeting. NEW BUSINESS: 227 East Bleeker Street - Final Major Development. Kim Raymond Architecture + Interiors. Ms. Raymond reviewed what was presented at the December 9th hearing. She showed the site plan and landscape that include mostly grass in the front, flowerbeds, and a narrowed walkway leading to the historic resource. Ms. Raymond said that the lilac bushes cannot be saved where they stand now and will be relocated next to the transformer or in front of the paved parking spot. She stated that they drop the plate height 8” to address the massing concern, however, the civil engineer had to lift the new addition creating only a few inches difference of plate height. Ms. Raymond stated that there is still a concern with the storm tech plan and this can be worked out with staff and monitor. She said the preservation plan will be submitted soon. She said that in the staff memo there was concern about the skylight and window not having enough separation, she explained they added a thicker trim to separate. Ms. Raymond stated that they can add thicker trim to all the gable overhang to relate to the historic cabin. She said that there is great detail going into the preservation and restoration of the front open porch using historic pictures and samples. Ms. Raymond said that they will work with the monitor regarding the renovations of the historic chimney. She said that the skirting will be 6 inches of concrete. Ms. Raymond outlined the materials that will be used on the historic structure and new addition. She adds that there will be added louver to the second-floor deck on the addition for privacy. Ms. Raymond said that they are not sure where the downspouts will go at this time, that this could be worked with the monitor. Ms. Thompson asked how large will the pavers be in the rain garden and the height of the pavers to the grass. Ms. Raymond stated that there will only be a few pavers and will be a 6-inch step-down. Ms. Thompson asked what will the material be for the front porch steps. Ms. Raymond said they will be using wood. Ms. Thompson asked what material will be used on top of the linking element. Ms. Raymond said that it will be TPO material. Mr. Halferty asked what material will be used for the skirt. REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Ms. Raymond said that it will be 6 inches of concrete. Mr. Kendrick said the rear section of the roof appears to be flat but in the renderings, it shows more like a shed roof. He asked for clarification on the discrepancy. Ms. Weber stated that they will not be keeping the sloped shed roof since it is not historic. Mr. Moyer asked what the length of the shed wall. Ms. Raymond said it is 14-feet 1 and 3 quarters inches. Mr. Moyer asked what is the width of the historic soffit. Ms. Raymond said it is tiny 3 or 4 inches. Mr. Moyer asked what is the product that will be used for the side panels. Ms. Raymond said they will be using AFC American Fiber Cement. Ms. Sanzone asked about the hardscape material that will be used. Ms. Raymond said that the walkway will be concrete, the rain garden will be a couple of stones like flagstone, bark mulch will be used around the perimeter, concrete parking in the back, and unknown pavers that will be used. STAFF COMMENTS: Ms. Yoon reviewed the prosed project that was presented on December 9th. She stated that overall staff supports the submitted application with a few points of discussion. Ms. Yoon said that the applicant addressed condition #7 about the width of the sidewalk and should be amended in the resolution. She said in the landscape plan staff finds the initial uses of a maintenance edge around the historic home to be a very important detail, especially for protecting the home and the historic fabric. Ms. Yoon explained that staff is needing more information related to the planting scheduled to ensure specifically that design guideline 1.13 has been met, and additional information regarding the existing live lilac bushes is also being requested. Ms. Yoon stated that staff would like to review the final stormwater plan as outlined in 1.8 of the Design Guidelines. She said that the glass patio is out of character for resource and needs to be restudied with staff and monitor on the material. Ms. Yoon said if there is no documentation of a historic skirting. She said staff would like to see the applicant stick with the design guideline with exposed concrete with painted flashing and keeping a minimal appearance. She said that staff would like to work with the applicant on the fine details of the preservation plan. Ms. Yoon said that there needs to be a restudy on the roof eve of the North elevation and needs to be more compliant with the historic resource. She said the skylight and window are drawing attention to the height of the new addition. Ms. Yoon stated that staff recommends approval with conditions. Ms. Thompson asked if the height in the conceptual review and current application the same. Ms. Yoon said that it was reduced by 8 inches in terms of the plate height related to the addition itself. She added that there was a change in grade height. Ms. Raymond said that they did reduce the plate height by 8 inches and the civil engineer said that there needed to bring a part of the building up to make the drainage and stormwater work, he brought it back up 6 inches. Making it a net loss of 2 inches in height. She added that they did sacrifice 8 inches inside the living space. Mr. Kendrick asked staff their thoughts about the overall height being dropped 2 inches. Ms. Yoon said there was an attempt to reduce that plate height related to the actual structure itself and we want to be cognizant of the fact that drainage is going to be an issue related to the site. She said that staff is comfortable with the reduction that was represented in the application. COMMISSIONERS COMMENTS: REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Ms. Sanzone stated that she is concerned about the lack of information in this application. She explained that HPC has heard a lot of verbal representations but hasn't seen evidence or drawings or design documentation of what's being proposed for a lot of these items. Ms. Sanzone suggested tabling this project to another meeting and allow the applicant to provide documentation to respond to these conditions. Ms. Thompson stated she could support that idea, however, would like to talk about the roof height. She said reading back through the minutes that we had from the conceptual meeting the intent with that discussion was the mass and scale and the relationship of the addition to the resource. Ms. Thompson said that she thinks 2 inches is not significant enough to address the concerns. Ms. Sanzone said she agrees and added that there is no grading and drainage plan included in the application. Mr. Kendrick stated that there were public comments that were submitted raising concern about mass concerning the resource. Mr. Halferty stated he agrees with the comments being said. Ms. Weber stated that they did submit a civil and grading plan with their application at the end of January. Ms. Thompson asked the board if they agree with the plate height comments. The board all responded in the affirmative. Ms. Thompson stated that there needs to be more detail on the historic resource material. She added that she agrees with Ms. Sanzone that they need to see all the landscape materials. Ms. Thompson explained that the materials for the landscaping are a large part of the application and should not only be left up to a monitor. Mr. Halferty stated that this is a great project, however, there needs to be further discovery and further detailing. He said he agrees with Ms. Sanzone’s concern about how many conditions there are for final approval. Mr. Moyer asked if it would be possible to raise the historic structure a bit to help with the plate height issue. Mr. Halferty said that the resource should stay at its historic height. Ms. Thompson stated that the grading plan needs to be a bit more clearer with details, especially around the back of the resource and linking element. She said she liked the statement made by Mr. Moyer about matching the trim of the new addition in size to the trim of the resource. Mr. Moyer stated that in his experience in working with hardy boards when brought down and let the snow sit up against it, it will fall apart and self-destruct. Ms. Thompson reviewed the direction HPC wants the applicant to focus on. Ms. Raymond stated that she is a little bit surprised that a lot of the discussion in the past was worked out with staff and monitor, not at final. She asked if they could work with staff and monitor so they do not need to come back for a full meeting. Ms. Thompson asked when is the next available meeting. Ms. Simon stated that the applicant could come to the March 10th meeting. Ms. Weber stated that this might be a difficult time frame to turn around. She explained that meeting with different departments and everyone is working from home. Ms. Sanzone stated that approval is not needed at this level, but they encourage the applicant to have discussions with the varying departments. The board reiterated their concerns about plate height and mass. Ms. Thompson moved to continue the application to March 10th; Mr. Moyer seconded. REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Mr. Halferty stated that he wants to make sure that the applicant has everything they need to address the concerns. ROLL CALL: Mr. Halfery, Yes; Ms. Thompson, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Sanzone, Yes. Adjourn _________________________ Wes Graham, Deputy Clerk