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HomeMy WebLinkAboutminutes.hpc.19990623ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 Chairperson Suzannah Reid called the meeting to order at 5~00 p.m. Members in attendance were Jeffrey Halferty, Susan Dodington, Heidi Friedland, Maureen McDonald, Lisa Markalunas and Christie Kienast. Excused were Roger Moyer and Mary Hirsch. Staff in attendance were Assistant City Attorney, David Hoefer; Historic Preservation Officer, Amy Guthrie and Chief Deputy City Clerk, Kathleen J. Strickland. MOTION: Heidi moved to approve the minutes of May 12th andMay 26th; second by Susan. All in favor, motion carried. DEPP - NEWSPAPER RACK DESIGN Amy informed the board that the plans for DEPP were presented in April and street furniture was presented and the HPC approved the plan. CCLC oversees the use in the public space in the downtown and they are concerned about the newspaper racks. All the racks will be put into a uniform box and a corral will go around them. The proposed corral is an open railing type. They are concerned about people spray painting the boxes and corral. They feel due to the openness debris will be deposited. Staff is concerned that brick or a solid fabric will be too massive and heavy along the sidewalk and that it will blend into the street and surrounding historic buildings. Bill Dinsmoor represented the CCLC and they feel brick or some solid aggregate fabric is more appropriate. The board is concerned about flyers, posters and advertisements placed on the surface of the corral and newspaper boxes. Bikes can be bolted to the frame and that is a concern. Another issue is the ability to expand the corral to accommodate different areas which is not addressed. The majority of the HPC felt that the openness of the design is more appropriate and they did not want the newspaper racks "glorified". Suzannah stated that the HPC cannot approve something that is speculative. If a new design was drawn up they could review it. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 315 E. HYMAN - SU CASA - MINOR DEVELOPMENT Amy relayed that the proposed revisions are for doors and windows in the office space on the lower level that faces into the courtyard. It is not an historic building and staff recommends approval as proposed. Mark Terkun said basically it is the replacement and reconfiguration of existing windows and a BI-fold door is proposed. The revisions are for a non-smoking lounge. MOTION: Maureen moved to approve the minor development for 315 E. Hyman; second by Heidi. All in favor, motion carried 121 N. FIFTH ST. HISTORIC LANDMARK LOT SPLIT Sworn in were Mary Holly and Emie Fyrwald Amy conveyer that the lot is a 9,000 square feet, located in the west end and is already a designated landmark. There is an historic house on it and a non- historic two story apartment in the back by the alley. The proposal is to split the lot into two equal 4,500 square foot lots. The historic house is meant to stay in its existing location. No architecture will be presented tonight. The conceptual and partial demolition portion will be continued to the July 14th meeting. After the recommendation is completed it then goes to City Council for a final decision. Part of the lot split requires that they have to disclose how big the lots will be and how they plan the floor area. Lot A is the historic house and it is allotted 1839 square feet plus the request for the 500 square foot bonus = 2339. The existing buildings are 2329. Lot B is the new house and it 2241 square feet and equals 4580 on the entire parcel. Setback variance are being requested, a 2.3 foot on the west side and a .3 foot combined side yard setback variance. Emie relayed that he is currently addressing the concerns of the neighbors which are 1) The trees 2) The footprint of the house on the lot next to his. 3) The fence between his lot and the new lot remains or will be replaced. 4) The 500 square foot bonus goes to the historic house. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 Suzannah relayed that the FAR bonus is part of the lot split. If the lot split is approved the existing house becomes non-conforming and the lot split cannot be approved without the lot split remaining conforming. Amy explained that creating two houses and splitting the floor area up between the two houses is better than having a 4,000 square foot building. Emie relayed that the plan is to lift up the historic house and put a basement underneath. Amy explained to the board members that a code amendment would have to be initiated if they were uncomfortable in giving the 500 square foot bonus without building plans. Chairperson Suzannah Reid opened and closed the public hearing. Susan informed the board that she is opposed to large additions to historic houses. Some members felt it is setting up a precedent by granting the 500 square foot variance when the board has not seen any of the design. The majority were in favor of the lot split. Emie relayed that the floor of the historic house had been cut out and another floor put down and that needs corrected. A 2,250 square foot house is not that large. These two lots will be smaller than the standard west end lots. MOTION: Maureen moved that the HPC approve the Historic Landmark Lot Split for 121 N. Fifth Street with the following conditions: 1. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: a. Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 b. Contain a plat note stating that development of Lot B shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code; c. Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application; d. The two lots created by this lot split shall have a total allowable base FAR, on both lots combined, equal to 4,580 square feet of floor area prior to consideration of potentially applicable lot area reductions (i.e., slopes, access easements, etc.). The applicant shall verify with the City Zoning Officer the total allowable FAR on each lot, taking into account any and all applicable lot area reductions. The property shall be subdivided into two parcels, Lots A and B, each 4,500 square feet in size. Provided it is found by the Zoning Officer that no lot area reductions are required, the maximum allowable FAR on Lot A will be 2,289 s.f. (including a 500 square foot floor area bonus) and 2,241 square feet of floor area on Lot B. The information verified by the City Zoning Officer shall be included on the plat, as a plat note; e. Contain a plat note stating that all new development on the lots will conform to the dimensional requirements of the R-6 zone district, except the variances approved by the HPC. f. That Lots A and B are designated historic landmarks and must receive HPC approval for all development in accordance with Section 26.72 of the Municipal Code, as well at Section 26.58, the "Residential Design Standards." 2. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.88.030(A)(2)(e). 3. Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement (if applicable) and pay the applicable recording fees. 4. All material representations made by the applicant in this application and during public hearings with the HPC and City Council shall be adhered to and shall be considered conditions of approval, unless otherwise amended by HPC or City Council. 5. That the construction of a new single-family dwelling on Lot B created through this Historic Landmark Lot Split pursuant to section 26.88.030(A)(5) shall be 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 exempted by the Community Development Director from residential Growth Management allocations and shall not be deducted from the pool of annual development allotments or from the metro area development ceilings, in accordance with Section 26.100.050(A)(2)(e). 6. The schematic design shown on the site plan presented to HPC is in no way approved or endorsed by the HPC. 7. All information in regard to possible future development on the parcel shall be removed from the site plan prior to review of the historic lot split by City Council. Only the existing structures, proposed lot lines, and existing vegetation shall be represented. In addition, HPC hereby approves a 2.3' west sideyard setback variance and a 0.3' combined sideyard setback variance for Lot A, recommends the Board of Adjustment approve variances needed to avoid the large tree in the southwest comer of Lot B; and moves to continue the public hearing regarding Conceptual and Partial Demolition review for development on the property to July 14, 1999." Motion second by Heidi. Motion carried 6-1. Yes Vote: Jefikey, yes; Suzannah, yes; Susan, yes; Heidi, yes; Christie, yes; Maureen, yes. No Vote, Lisa. 332 W. MAIN STREET - MINOR REVIEW AND VARIANCES - PUBLIC HEARING Sara Oates, Planning Technician presented. For clarification to the HPC members, if a project is under 250 square feet it is a minor review. The public hearing is for the variance of 4.9 feet. The business proposed will be a furniture showroom. Within the project a bedroom downstairs is proposed to be moved to the second floor addition and the variance is for the piece that will be on the second floor. The building is non-conforming. They are also asking to remove the carport. Sworn in were Jim Atkinson and Jan Derrington from Cunniffe and Associates. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 Jan said the new apartment will be almost the same size as the existing apartment. Half of the existing apartment will be moved to the second floor in order to make room for a shipment/receiving area in the back on the alley side. The Parking plans will be reviewed by Planning and Zoning. The materials proposed will match the existing. A second floor roof will be added which incorporates redoing the old flat roof that needs replaced. Members asked for clarification of the existing roof line. Jan explained that there is 180 square feet on the second level for the apartment and the apartment becomes a two level apartment and extending the sloped roof across the floor plan improves the water drainage because the existing flat roof is leaking badly and needs to be replaced. There is no demolition of the historic structure. Staff recommended that the detailing on the addition be changed slightly to differentiate old from new. Chairperson Suzannah Reid opened and closed the public hearing. COMMENTS AND CLARIFICATIONS Jeffrey felt that graphically the addition looks much larger than what the square footage is, 193.5 square feet. His concern is the west elevation and the bay. It reads as a two story wall. The addition detailing should look different than the historic. Susan's concern is the west elevation and the massive appearance. Members were in favor of the car port being removed but felt bulk of the massing needed restudied. Christie felt that the addition should be eliminated as it is too massive and takes away from the beauty of the house. Suzannah also had concerns with the massiveness and connecting roof shape. Possibly look at a one story element that replicates the line of the existing one story element. Reduce the feel of the two story wall but not encourage flatter 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 roofs. She also agreed that the detailing should not replicate the historic elements. Jim Atkinson relayed that they are only opening the existing ceiling up and making it a peak. By doing that they gain 125 square feet for the apartment. A lot of the apartment is within the envelope of the existing roof on the second level. MOTION: Heidi moved to continue the public hearing and minor review on 332 West Main Street to duly 14th' 1999 with the condition that the massing on the west elevation be restudied; second by Maureen. Motion carried 7-0. Yes Fore: defJhey, Suzannah, Susan, Heidi, Christie, Maureen and Lisa. 240 LAKE AVENUE - REMEDIATION PLAN Jeffrey recused himself. Gilbert Sanchez was sworn in. Amy relayed to the HPC that on May 26th a site-visit was done regarding the demolition of some areas of the house beyond what was approved by the HPC. Gilbert was asked to return with a remediation plan. The north wall and a few sections of the interior wall of the courtyard which were made of concrete block were demolished. The proposal is to rebuild the concrete block walls in the courtyard and build it correctly with rebar for reinforcements. On the north wall it is proposed to rebuild it according to Herbert Bayer's plans which have been located. The Attorney and Staff will be setting up a meeting with Cunniffe and Associates and the contractor, Vincent Partyka to discuss implications of possible misrepresentation to the HPC. Maureen relayed her concern that the HPC makes recommendations and they have no control over them. Suzannah explained that the level of control is limited according to the code. Amy explained that on the Mullin's situation the process was drawn out and with 240 Lake staff and the attorney 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 determined the conclusion. They will determine exactly what violations were made. Gilbert addressed a few topics on the Remediation Plan that is being recommended. A structural engineer drew up details related to the block walls with rebar. What is important in a modem building is how the details are put together and generally they are clean and simple straight forward details. He is proposing to go back to the exposed 4x6 and still use insulated glass and direct set it similar to what Bayer did in his original ¼ inch glazing. The width of the mullion will be the 3 ½ inch profile. It is a little deeper than Bayer's design but it has to accommodate the thicker glass. He suggested working with the monitor and staff. Members felt that the replication of the Bayer plans is commendable. Staff was requested to review and proceed with possible procedures to increase the enforcement of the HPC approvals on future projects. MOTION: Christie moved to approve the Remediation Plan as presented; second by Susan. YES VOTE: Suzannah, Susan, Heidi, Christie, Lisa. Maureen voted no. 330 LAKE AVENUE - Worksession - no minutes MOTION: Suzannah moved to adjourn; second by Lisa. All in favor, motion carried. Meeting adjourned at 7:05 Kathleen J. Strickland, Chief Deputy Clerk DEPP - NEWSPAPER RACK DESIGN ................................................................................................ 1 315 E. HYMAN - SU CASA - MINOR DEVELOPMENT .................................................................. 2 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF~ JUNE 23~ 1999 121 N. FIFTH ST. HISTORIC LANDMARK LOT SPLIT .................................................................. 2 332 W. MAIN STREET - MINOR REVIEW AND VARIANCES - PUBLIC HEARING ................. 5 240 LAKE AVENUE - REMEDIATION PLAN ................................................................................... 7 330 LAKE AVENUE - WORKSESSION - NO MINUTES ................................................................. 8 9