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HomeMy WebLinkAboutminutes.hpc.20140514 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Chairperson, Jay Maytin, called the meeting to order at 5:00 p.m. Commissioners in attendance were Sallie Golden, Willis Pember, Nora Berko, John Whipple, Patrick Sagal. Jim DeFrancia was absent. Staff present: Deborah Quinn, Assistant City Attorney Sara Adams, Senior Planner Amy Simom, Historic Preservation Officer Kathy Strickland, Chief Deputy Clerk Justin Barker, Planner MOTION: Nora moved to approve the minutes of April 23, 2014; second by Jay. All in favor, motion carried. Project monitoring - 920 W. Hallam — Non-reflective corrugated acid washed metal was decided for the skirting on the garage. Disclosure —Nora disclosed that Stan Clason's office is finishing up a family lot split but there is no conflict. WEcycle is a tenant space at 100 E. Main but does not interfere with any decisions that would be made at this meeting. Willis disclosed that Stan Clason shares the same building with him and he shares recreational time with Michael Brown owner of 110 W. Main, Hotel Aspen but there is no conflict in making recommending a decision. 114 Neale Avenue— Temporary Relocation Proof of publication— Exhibit I Justin Barker, planner said the request is for a temporary relocation of the historic structure. The development approval was approved by HPC about a year ago. A sub-grade basement would be constructed under the historic house and a rear addition. The applicant has discovered that the best way to preserve the historic structure would be to temporarily relocate the structure to the north side of the property and then move it back. The relocation would go into the right-of-way and staff recommends that an encroachment be applied for and a letter of credit. Steev Wilson said we are positive that the building can be moved because it has been moved in the past. We have our tree permits in place and we have a temporary ditch protection plan. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Patrick asked if the new trees would be the same size and put in the same location. Steev said new trees are being proposed because some of them are encroaching on the ditch. The area is over planted and some of the trees are sick. Chairperson, Jay Maytin opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. MOTION: John moved to approve resolution #12 as written; second by Nora. Patrick made a friendly amendment that the city forester be involved with the plantings once the dwelling is put back in place. All in favor of the motion and friendly amendment, motion carried 6-0. 110 W. Main, Hotel Aspen — Final Major Development and Final Commercial Design Review, Public Hearing Debbie Quinn said the affidavit of public notice is in order and the applicant can proceed. Exhibit I. pp Sara Adams said the project is a 27,000 square foot lot and borders Main Street, Garmish and Bleeker. It is zoned mixed us along Main Street and R-6 along Bleeker and has the LP overlay. HPC voted 4-3 in favor of the project at conceptual. The majority of the hearings were centered around the design of the free market component of the project during conceptual. It ended with flat roofs for the free market residential units. It then went to the Planning & Zoning Commission to get a referral to City Council for the PUD review, zoning and subdivision. P&Z felt they didn't have enough time to work on the project and there were some time lines in the land use code and the applicant requested that the project just go to council to get their feedback so that they could meet their growth management deadlines. P&Z did not vote in favor of the project. The project changed a lot. There are three free market units that are configured more like single family homes on Bleeker Street. There was feedback from councilmen Art Daily to not have flat roofs but that was left up to HPC at this hearing. The maximum height is set at 25 feet and the overall floor area is set by City Council and the configuration of the buildings is set by City Council and the site plan. Tonight, HPC can approve the selection of materials for the massing that has been approved; the fenestration and types of windows, landscaping and lighting. There 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 were four condition in the ordinance that city council wanted HPC to consider during final. 1. Front doors for all the residences face Bleeker Street 2. Prominent front porch that met the residential design standards 3. Reduce the amount of glazing 4. Review the roof forms Sara said Council wanted HPC to look at the gable roof style. Gabled roofs are being presented tonight and staff supports the gable roofs. The P&Z approved the growth management. HPC is the last board to review this project. This project is subject to two sets of design guidelines; the Main Street historic district and the small lodge character design guidelines. Recommendations: Sara said all four items that City Council identified are met. The front porches are facing Bleeker and they actually exceed what the design standards ask for. The y have reduced the amount of glazing and changing the roof forms makes it seem more residential in feel than what was previously shown to Council. The glazing in the gable end is appropriate and adds interest to the proposed buildings. Sara said the landscape plan is simple. There isn't a lot of room for the landscaping and what is proposed is appropriate. There is a pedestrian amenity space along Main Street that is new along the pool. The details of the pavers and fence can be reviewed by staff and monitor. The City Council ordinance does require parallel parking along Garmisch St. and does require a detached sidewalk. Staff finds that the landscaping plan meets guideline 7.22, 7.33 and 5.17. They did not include a lighting plan in this application. We don't always receive lighting plans when we have large developments like this. It is appropriate for staff and monitor review the plan and the lighting fixtures. This project is consistent with other projects of this size where a lighting plan is to be approved and reviewed b staff and monitor. If there are any concerns it would come back to the board. y Fenestration: They are proposing a combination of wood./metal and glass for the lodge and affordable housing building. Staff is in support of the proposed materials and the window configuration of the windows for the lodge. The wood and simple detail is consistent with what is on Main Street. It meets guideline 7.16 and 7.20. The texture and dimensions that are proposed relates to the wood and different clapboard siding that exists on Main Street. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Sara said the free market residential has a similar palate but a different application in which we find appropriate. They are proposing wood rain screen, metal standing seam roof and metal windows for the three residences. There is also minimal eave detail. Guideline 5.11, 5.15 5.16 and 7.21 are met. Standing seam metal roofs are typically approved for new construction. Staff is recommending approval of the project with conditions. Sara said there were two letters from Junee Kirk and one e-mail from Sherrie Cutler— Exhibit II. Jay said Council wants us to approve a roof form and I only see one in the application. If this commission wants to see another option can we move that way? Sara said it is within your purview to review the roof form but the applicant is proposing the option that they prefer and that Council prefers. Willis asked staff why Council wants the HPC to review the roof form when they are comfortable with it. Sara said the drawings were in sketch form when Council saw them and I know Council respects HPC's design abilities and they recognize that they are not a design board. After seeing the sketch they felt it was appropriate to send it to the HPC board and it was something that I recommended knowing that once we got through Council sometimes designs change and knowing that they are set with three residences in that location and that FAR. Patrick said he watched it on TV and what was intended was that the City Council didn't see it, only sketches and they wanted to make sure that was implemented rather than for us to try and change it. Jay said if we move forward we aren't considering another option. Jay asked the HPC if they were comfortable moving forward. All agreed to move forward. Stan Clauson did a project overview. The project has had several sets of approvals. There was a lot of back and forth about the roof forms. We initially proposed a flat roof and some members of the HPC thought gabled roofs would be more in keeping with the neighborhood. I believe staff felt that way as well. We proposed a gabled roof and at conceptual HPC chose a flat roof. Council felt that the gabled roofs were more in keeping and 4 _ASPEN HISTORIC-PRESERVATION c IMMISSION MINUTES OF MAY 14 2014 created a more diminished aspect to the project. Council was not asking the HPC to revisit flat vs gable but to look at the overall form of the roof as it has been detailed and to determine that is consistent with what they had in mind and not go back to the flat vs. gable. The PUD, subdivision and zoning was approved by ordinance 51 and then we received growth management allotments for the three free market units and the 9 lodge rooms very recently at P&Z. The final project is 54 lodge units with an average size of 300 square feet. The small size of the rooms enables the applicants to use certain incentives that were in the code at the time for very small lodge rooms. Three residential units are being proposed and those residential units are considerably reduced in size from what was originally proposed. The FAR was 10,500 square feet to 8,400 square feet. That occurred at City Council and it was their determination. This also includes three affordable housing units and we will look to receive credits for those additional FTE's that are being housed. Public amenity space and the Engineering Dept. does recommend parallel parking along Garmisch. There was discussion at every board level whether parallel parking was better than head in parking than the mixed parking which we originally proposed with half the block parallel and half head in parking. Council supported the Engineering recommendation and we moved forward on that basis. Looking at the context you see the reduced scale townhome and the facade of the hotel along the east and south. In plan the units are considerable separated and a smaller footprint. Some of that reduction in footprint has been achieved by putting space in subgrade areas. Andy Wisnosky, Poss Architecture Kim Weil, Poss Architecture Andy said with the roof forms we are quite happy and its shape. We maintained a clean architecture that eefelt�wwas important an something that relates to the architecture of the hotel. We didn't want something so desperately different. Sara did a good job in her presentation on the latest iterations. We-heard laud-and clear that they wanted something more residential and the gabled forms from the general public were the most appealing forms. W have maintained all the residential guidelines in height and mass and hose e elements that are required. The architecture keeps a clean look to it due in part from the materials and the way we detailed this building. Along Bleeker Street you are seeing primarily three materials, two types of wood siding and both are a rain screen detail. The windows are metal clad and the edge details around the windows are a metal hood. There is a standing seam metal roof with some accent details around the surrounds of the windows. The chimneys are metal to match the roofs. On the sidewalks along Bleeker there is a low wall that creates an entrance 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY JA' 2014 feature that is poured concrete. The fenestration is very simple. There is one small amount of glass railing that is set back on the roof deck on the middle unit. It is not very visible. Andy explained that the hotel is wood/concrete and a metal perforated rain screen element. There is a canopy over the entry on Main Street that has solar and is a nice entry for arrival. The base materials are a vertical butt joint wood siding. There are also the vertical rain screen railings to give it some translucency. We are relying on materials to carry on some dimensions and interest in the architecture. The idea that things are a little more modern relates to the fact that there is a modern building behind us. Sara said at the council meeting councilman Daily recommended that the three free market units look different. Staff feels the proposal is appropriate for the neighborhood. Stan pointed out that it was not a condition of approval. Jay explained the way the meeting will be handled. Questions for the applicant, public comment and then you will have a chance to speak for the last time. We used to have commissioner comments then have applicant rebuttal and that has been moved. Nora asked about the public amenity. Stan said the public can access the amenity from the Main Street sidewalk. There will be tables and chairs and the ability to sit out there and have some light service from the restaurant during certain limited hours. The other aspects of the public amenity spaces include improvements to the front area and sidewalks and the entire area of the parallel parking. Nora asked if the apple trees will be removed or replaced. Stan said most of the trees are currently there. There is an area where a dumpster was and one or two trees will be added at that location. Nora said on Bleeker Street it says shade trees but doesn't indicate what kind of trees. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Stan said they would be aspen trees and ornamental trees which would be crab apples at the various residences inside the property line. The front planting would be shrubs and perennials. Willis asked the applicant to explain the material selection to the HPC board on the hotel and residences. Andy said the vertical texture wood would be on the residence. Andy had display boards for the public and HPC to view. The rain screen occurs on the sides and it is a dark brownish grey color. The windows are dark in color and will recede. The metal roof will be a darker charcoal grey. Hotel- There will be vertical rain screen around the windows. There will be butt joint siding and some privacy elements between the outdoor spaces at the street level with low concrete walls. There is a glass wall at the entry way and steel columns in the entry of the hotel. Willis asked if the signage has been picked out on the entrance. Sara said they have to comply with the sign code and it has not been evaluated. John asked about the metal shadow boxes found on the lodge and residences. Andy said the metal will be a darker color metal and they create a little punch. They will tie to the metal in the design. Patrick asked if 7 trees on Bleeker and 12 trees on Garmisch and 7 trees on Main are accurate in the drawing. Stan said the elevation is accurate. It reflects the existing trees on Main Street and most of the trees on Garmisch and most of the trees on Bleeker with the exception of the trees that would be added. Behind the cottonwoods on Main Street are some various evergreens and aspen trees and those would be removed and replaced because they are actually growing into the cottonwoods and disrupting the cottonwood canopy. Patrick asked if evergreens would be replaced with evergreens. Stan said we are actually not proposing evergreens because the cottonwoods are so full and to allow them to develop their natural habit rather than having large 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 evergreens as currently exist there we were looking more toward putting in some trees that would be of a deciduous nature. We haven't identified them because of the proximity to the cottonwoods we would work with the Parks Department to make sure whatever we did was consistent with maintaining their requirements. Patrick said he feels the evergreens are important to the character of Main Street whether they are shrubs of evergreens or tall trees. In the winter they show some life there instead of deciduous trees without any leaves. Willis asked about the glass wall and its location. Andy said it is at the curved entry wall of the hotel. That is the only location. Nora said City Council had asked for a reduction in glazing and I am wondering if that has been reduced. Are the elevations reflecting a reduction in glazing. Andy said we had proposed glazing from floor to ceiling and this proposal brings the glass up 2/1/2 to 3 feet above the floor line. You can see the reduction particularly on the sides of Garmisch. Jay asked if there are going to be other punched openings in the roofs besides the chimneys. Kim said there is the potential for plumbing vents. Jay asked about the little fences in the front of the residential units which are very urban. What is staff's feeling about the fence. Sara said there is a percentage of transparency that is required but the solid portion doesn't span the entire front. I would have to check to make sure it meets our zoning requirements. As far as the design staff is in support of the design. Jay said the fence as drawn is not containing the yard, it is creating an entrance to the property. Andy said the design is creating an entry to the property. Kim said it really isn't a fence and it covers up about ten feet of the front yard and you can walk around it easily. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Jay said he hasn't noticed the fence design here in Aspen. Most fences have a purpose. Stan said the zoning code has recently changed to allow a greater variety in fences and walls and these do meet the new code. Chairperson, Jay Maytin opened the public hearing. Jay asked the public to keep their comments to three minutes. We got Junee's letter and I ask that you not cover anything that is in the letter. Junee Kirk said she is a 47 year resident and served on the historic preservation commission. The designs, great, they belong in an Urban redevelopment center in Denver. Art Daily mentioned making those three houses to be each different and they are not. That has not been followed. Secondly I am very concerned along with 500 other citizens in the community who have signed a petition about the extraction of a 70 to 100 year old tree. If the applicants were sharp they would realizes that if they could keep that tree and sell one of those residence, wrap it around and re-design it. Two houses on Bleeker Street and one facing Garmisch Street and redesign the residence to at least keep the historic tree. Jay said we cannot change the site plan and Sara went through that very clearly. We can't change the site plan. Junee asked if the applicant can change the site plan if they wanted to. Jay said we cannot change the site plan at this hearing. Junee said according to the design guidelines residential should be retained at all possible and this is an important factor to soften the impact on the new lodge development and its interpretation in establishing its setting. Whenever possible existing mature trees, landscaping should be maintained by maintaining a high degree of landscaping on the lodge site would help a new building. The loss of existing mature trees reduces the historic value. All along Bleeker we have mature trees. All along Main Street we have mature trees. We are taking these all out little cottonwoods. You have here the design guidelines and I will give them to you that specifically say you should maintain those historic trees. You are the Historic Preservation Commission and there is much of our history and as much of the design of the building as the building and structure itself. These trees are key important. We can get many more signatures. These people are very upset about the removal of the trees. Now, talking about materials if you look up and down 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Main Street and the West End every house along Main Street 90% of them are in wood, small clad wood boards and stone or brick. You haven't looked at the houses surrounding the area at all. They are all wooden with wooden frames. These houses are all metal. Metal roofs, metal fenestration on glass and metal doorways. It is very contemporary and out of place in an historic district. We have had new modern stuff put up there nicely and tastefully that are in wood not metal in stone and brick across the street. The Aspen Orthopedic building is wood and brick and mostly brick. There are a variety of historic materials that can be used in this project but to cut cost we have this industrial look that you people are going to approve and you are an historic commission. I beg you to look at it and work with the applicant and see that there are many other ways that we can go about things. They can make more money if they redesigned the site plan or work it in around the tree. Jay said Junee was at five minutes and thanked her. Junee submitted letters one from Sherrie Cuttler and the petition. Junee said Art Daily's comment about having each individual free market different is being totally ignored. Jay asked Junee to pass the information out so he can continue on with the public comment. Jay thanked Junee for the material. Exhibit III, petition. Bert Myrin said he wants to speak to two issues that are on the table tonight, one is the glazing that was presented by staff and I request that you all look at it. At council the glazing that was presented is similar to what is there now. It seems like there is still quite a bit of glazing. Council gave you direction on glazing in the staff memo tonight to address that on page 2 of the staff memo. The second issue that I would like you to address is in the minutes of the council meeting, Art Daily, although it was not a condition of approval asked that the three buildings appear different from each other. He was the swing vote. In the staff packet the description is one paragraph and there is not a description for each of the three buildings meaning that they would be different. If you look at the three they seem fairly similar. They don't have what Art said "have fun with it" and I hope the applicants have fun at the HPC and that each one look different than the other. It doesn't seem like any fun is being had in any difference between the buildings. Those are the two things you have control over, the glazing and making the buildings look different. Chairperson Jay Maytin closed the public comment portion of the agenda item. 10 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Stan said the trees along Main Street are the mature cottonwoods. The significant trees that are along each street parkway are being retained or enhanced. The one tree that seems to be an issue to Miss Kirk is the larger evergreen tree that actually has some deterioration and there would be a tree removal permit sought for that tree and we believe that is not a big issue and it is clearly part of the site plan that has been approved. We will be providing considerable additional plantings and new plantings to refresh the landscape appearance along each fagade. The question of a different design, Art Daily admitted that he was not an architect and not interested in dictating architectural design by any means. He made that comment but on the other hand it was not adopted as a condition of approval. We agree with staff that having consistency of design in these three townhouses is appropriate. The glazing was in fact reduced. In all we have responded to the conditions that were enumerated by council when they approved this project. Jay thanked the applicant. Jay pointed out the issues. The front doors of the residences all face Bleeker Street and that isn't an issue anymore. The porches meet the residential design guidelines and staff has represented that they went above and beyond that. The glazing is an issue that we should discuss. It isn't appropriate to do the roof forms because we only have one to look at. Jay said his concern is the color of the screens that the applicant mentioned that might cover the glass stairway etc. Being that it is a material we might have purview over the color of it. Maybe we should put some kind of language added to the resolution about the sign that Willis brought up. Willis mentioned the signage at Main Street and on the corner. The applicant Probably doesn't know what will be there yet. Discussion: Patrick brought up the glazing, chimneys and windows. The chimneys look industrial because they are metal like the roofs. The glazing should be restricted by moving the chimneys around to go up the north side which is the cold side of the building. The guidelines said that the windows and fenestration should enhance the character of the neighborhood and at present those particular shadow box windows significantly change the character from the Victorian style to something modern. The above changes would make the three units look more residential rather than industrial so that they fit in the neighborhood more. 11 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14, 201 John said he will address the concerns from the public. The majority of the residences material is wood and it is an expensive detailed wood. It is not tongue and groove or board and batten. They aren't cutting corners on material quality which I feel is commendable to put up such nice materials. Willis said the project shows a lot of refinement over the various iterations. I am in agreement with staff and entirely support the application. One comment is the refined detailing. On the hotel there is a great effort to create a frameless aesthetic between the hotel and residence. Frameless in regards to the handrails and glazing in the front of the hotel. It falls apart at the entrance of the hotel where metal mesh is holding the banner that identifies the hotel graphically. There is a big frame around it. The detailing could be more consistent and would unify the project. I'm not sure these comments need to be in the resolution as they are design comments. Willis said there is frustration when things are designed in a democratic setting. We should not be designing but criticizing design. Nora said she is stuck on four guidelines and they all relate to reflecting human scale largely around the windows. Guideline 5.11 talks about the massing of the building forms. Guideline 5.16 talks about the human scale. It is hard to tell from the renderings because what we see and what we pass and what we see on the street is never the same. The punch outs that occur all the way along this neighborhood are not here. I can't get beyond guideline 718, visual continuity along the street and maintain traditional window and door proportions. I don't find that the landscape plan talks enough about integrating with the setting. I also find that the fenestration is overwhelming. The gables are totally windowed out which I don't think you will see anywhere in that neighborhood. Sallie said she supports staff and the application. Sallie also agreed with Willis's comment about the signage and the delicacy of the frameless architecture and carrying that through to the front entry. The monitor should be involved with the signage. The glazing has been reduced from all the renditions that she has seen before. Sallie also pointed out that she is not a developer. Willis also mentioned that Art Daily's suggestion that the three buildings appear differently he did not get any support from the meeting minutes even though he was the swing vote, none of the other council members reiterated that. Jay said the tree removal, setback variances and the site plan are not on the table. Jay said he appreciates the use of the high end materials. We are seeing more of 12 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 the screen type material. I also appreciate the applicant's ability to build a nice building that invites people in. As far as the three buildings not looking the same I would agree that they are similar in shape and size. The mullions in the center building glazing is different than the other two and that helps. I do not care for the large chimneys and their materials. The fences in the front are a concern of mine. Removing those big trees that create a barrier between the public and the pool and having the cafe and seating area is commendable and to me makes me want to support this application even more because we are retaining a small lodge on Main Street and that is a goal of the City. This hotel will be an icon on the corner. I am sorry to hear that the Engineering Department is supporting parallel parking because the street can accommodate more cars there. The street is wide enough to accommodate the parking the way it is. MOTION: Jay moved to approve resolution #13 and that staff and monitor approve the screening material and chimney material and design; motion second by John. Willis asked Jay to explain his thoughts on the chimneys. Jay said his issue is that the chimney is too tall and I question the necessity to have the chimneys. Willis and Sallie said the chimney helps make the design look more residential. Sallie made a friendly amendment that she can agree looking at the material but not to redesign the chimney. John said the code takes care of the height of the chimney. I am in favor of looking at the materials only. Jay did a straw poll vote as to who supports his motion or Sallie's amendment. Patrick, neither John, Sallie's change Willis, Sallie's change Nora, neither Jay, Jay's motion Sallie, Sallie's change 3-3 Willis said the decision is for staff and monitor on the chimney. 13 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 Roll call vote: Sallie, yes; Nora, no; Willis, yes; John, yes; Patrick, no; Jay, yes. Motion carried 4-2. Sallie and John are the monitors. 100 E. Main —Minor Design and Minor Growth Management, Public Hearing Exhibit I -Debbie said the affidavit of posting is partially complete. Debbie said the notice is missing the mailing list and that should be provided to Amy by tomorrow morning. Amy said this is for a remodel that is non-historic located in the Main Street historic district. It was built in 1964 and is a 6,000 square foot lot. The building was constructed for medical office. They would like to do a portion of the second floor into one free market residential unit. HPC is asked to approve the minor development for exterior alterations to the building and the second is growth management mitigation. The changes on the building are at the front corner where the entry is now. There will be some window changes and a second story staircase to get to the free market unit. There will also be an elevator to provide accessibility to the second floor. Staff has no concerns with the design. There is one on-site parking and the applicant will have to pay the cash-in-lieu payment of $30,000. On the growth management part they are proposing a 2,000 square foot net livable free market unit. 30% of that square footage has to be provided in a deed restricted unit somewhere in town. We recommend that has changes come up to the landscaping for circulation and pathway to the elevator that those changes would be reviewed by staff and monitor. Staff recommends the approval of the change in use with the condition that the applicant provide the affordable housing credits as required. Kim Raymond, architect Garmisch has head in parking. On the side is where the elevator will go and the public bus stop is still there. It is our intent to increase the height of the planters to use as part of the drainage plan and it will be a better bench. The main change is adding the glass atrium on the second story which provides access to the second floor pent house. The recycling area will be enclosed. A sidewalk will go back from Main Street to the elevator for handicapped accessibility. The elevator in the back is for the two offices. We will keep the landscaping plan and in between the two buildings is a nice row of aspen trees which will be kept and we will add the 14 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 14 2014 sidewalk along the edge and keep the shrubs that are against the building. The floor area will remain the same. Amy said if they can't work out the parking space in the back they will have to pay the cash-in-lieu. John said the design is creative. I would be in favor of an encroachment for a public amenity so that no matter how high you build the planter maybe a bench can be built in front of the wall. Chairperson, Jay Maytin opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. Kim said they are keeping with the same materials. Patrick asked if there is anything regarding glazing that the board needs to be aware of. Kim said we are going to match the windows that are there. The new addition upstairs will have transparent glass. MOTION: Jay moved to approve resolution #14 for 100 E. Main Street. Staff and monitor to approve the circulation, right-of-way and landscaping. HPC grants the GMQS requirement change in use approval with the condition that the applicant provide affordable housing credits equal to 1- 5 employees at a category four level; motion second by Sallie. All in favor, motion carried 6-0. Sallie, yes; Nora, yes; Willis, yes; John, yes; Patrick, yes; Jay, yes. Work Session — no minutes —330 Gillespie Debbie said there is no recording of a work session. This meeting is just to run ideas past the commission for the applicant. There is nothing binding. MOTION: Jay moved to adjourn; second by Patrick. All in favor, motion carried. _;� A5 Kathleen J. Strickland, Chief Deputy Clerk 15