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HomeMy WebLinkAboutHPC Approved Minutes 2021_02_24REGULAR 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.