HomeMy WebLinkAboutagenda.hpc.20110223 ASPEN HISTORIC PRESERVATION COMMISSION
FEBRUARY 23, 2011
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT- NOON — Meet at 518 W. Main Street
I. Roll call
II. Approval of minutes — February 9th
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring:
VII. Staff comments — (15 min.)
VIII. Certificate of No Negative Effect issued
(Next resolution will be #4)
I. OLD BUSINESS
A. 610 E. Hyman — Landmark Designation, Major
Development and Commercial Design Review, Ordinance
#48 negotiation — (Continue Public Hearing to March 9,
2011)
II. NEW BUSINESS
A. 518 W. Main — Conceptual Historic Review for Major
Development, Demolition, Relocation, Residential Design
Standard Review, Parking Reduction and Setback
Variances — Public Hearing (lhr. 30 min.)
III. WORK SESSIONS:
A. 1102 Waters Ave. (30 min.)
7:00 Adjourn
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Chairperson identified the issues to be discussed
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
THRU: Amy Guthrie, Historic Preservation Officer
RE: 518 West Main Street- Major Development (Conceptual), Demolition,
Relocation, Residential Design Standard Variances, Parking Waivers, Variances,
Public Hearing
DATE: February 23, 2011
SUMMARY: The subject property is a 7,500 square feet lot
in the Main Street Historic District and it is zoned Mixed
Use. A modest 1880s miner's residence is located on the
site along with a more recent non - historic shed. An
interior fire gutted the historic home many years ago after y — =_
which the building was mothballed and remains
untouched. The applicant is interested in rehabilitating the =
historic home, relocating it forward toward Main Street, ` . `"'
removing a non - historic addition, and constructing 2 new =, ?°'
detached buildings containing multi - family dwelling
units. The entire project is proposed to be 100% affordable housing with 12 deed restricted units
and 8 onsite parking spaces. 7,400 square feet of floor area is proposed for the project which is
just under the maximum 1:1 FAR in the Mixed Use Zone District. A worksession with HPC took
place . this past summer to discuss the overall project, site planning, massing and height. The
applicant requests the following reviews:
1. Major Conceptual Development review
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2. Demolition of the shed and rear addition to the historic home
3. Relocation of the historic home forward on the site toward Main Street
4. Residential Design Standard variances for multi- family buildings
5. Parking Reduction/Waiver for 4 parking spaces (8 are provided and 12 are required)
6. Setback variances for the front yard of the relocated historic home.
Staff finds that the application meets the review criteria, as outlined below, and
recommends HPC grant the requested approvals.
APPLICANT: Fat City Holdings, Peter Fornell (manager), 402 Midland Park Place, Aspen, CO.
PARCEL ID: 2735 -12- 443 -006
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LEGAL DESCRIPTION: 518 West Main Street, Lots '/2 0, P, and Q Block 30, City and Townsite
of Aspen, Colorado
ZONE DISTRICT: MU, Mixed Use
MAJOR DEVELOPMENT (CONCEPTUAL):
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two -step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
BACKGROUND:
• Why is the property significant? The property represents a typical 19 century miner's
residence, which contributes to the residential aspect of the Main Street Historic District.
• What are the key features of the property? The interior of the historic home was
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greatly damaged during an interior fire, but the exterior form remains intact.
• What is the character of , „ It : . +A, , ,;
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the context? How sensitive '1—'4/, ; ti 1 r t . ,
is the context to changes? � � . i - 1 ,,-
The home is located within ,•.' - ` ±
a designated historic district , s ;, < < i ,. 1l• + ;
,.., A l p i that contains a mix of ''
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commercial and residential `P J '�'' '”" ' ' h "4 V
19 century architecture. ;/ r c i ;�y ; i ` ''. i ' '
The map to the right :hovT: - ' - ` : . � . -� �" ,�,
orange hatching, the star ., '. 4
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indicates the subject
property. 518 W. Main is located next to a historic 19 century commercial building that
currently houses 02 yoga studio. Across the street are historic pan abodes and a 19
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century log cabin incorporated into the Christiana Lodge. The context has changed over
time, but since the 1970s all alterations in the Historic District have been under the
purview of HPC and as such are sensitive to the historic nature of the district.
• How would the proposed work affect the property's integrity assessment score? The
property's integrity assessment score is in the mid -range. The original clap board siding
appear to be covered with a few layers of material from asphalt siding to the outermost
layer of metal siding, and its condition is unknown. An addition was added to the front
porch that enclosed the eastern corner. With the absence of interior walls, Staff was able
to inspect the site and determine that an addition was added to the rear of the home. The
proposed rehabilitation would increase the integrity assessment score. The context of the
property is proposed to change significantly with the addition of 2 new buildings;
however the buildings will be detached from the historic resource, which enhances the
historic resource.
• What is the potential for cumulative alterations that may affect the integrity of the
property? The potential for cumulative alterations to affect the integrity score is pretty
low. The application indicates that 100 square feet of allowable floor area will remain on
the site if the project is built as proposed.
DESIGN GUIDELINE REVIEW: The Commercial, Lodging and Historic District Design
Objectives and Guidelines identify 6 Design Objectives for the Main Street Historic District.
1. Preserve the integrity of the Historic District.
2. Maintain traditional building widths.
3. Maintain the range of traditional building and roof forms.
4. Maintain the character of traditional materials. (final review issue)
5. Incorporate architectural details that are in character with the district. (final review)
6. Maintain the characteristics of traditional windows and doors. (final review issue)
Conceptual review addresses site design, building alignment, height, scale, massing and
proportions of the proposed building.
Site design/building alignment: The property is located in a section of the Historic District that
contains groups of smaller 19` century residential homes located on 3,000 -6,000 square feet lots
with a range of front yard and side yard setbacks. There are a total of three detached buildings
proposed for the 7,500 square feet lot: the one story historic resource and two new three story
buildings. All of the buildings are oriented toward Main Street and meet the zone district
requirements for distance between buildings.
Traditionally residences along Main Street had a buffer of grass between the historic home and
right of way: the guidelines refer to this concept as a transition between public and private
spaces. Commercial buildings were built to the lot line to maintain prominence. The historic
home is proposed to be moved south and east on the lot and will 5' closer to Main Street than the
adjacent proposed new building. The difference in placement between the new and old
construction reflects the varied sebac'c _,atterns throughout the historic district and places the
historic resource in a more prominent location along the street. The stacked location of the new
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construction behind the historic home pushes the development pressure to the rear of the lot
which alleviates some of the visible impact. Staff finds that the configuration of the buildings on
the site, orientation toward Main Street and distance between buildings is appropriate for the
Main Street Historic District and meets the objectives below.
Site design features
• Residential buildings have relatively uniform front - setbacks. Although front setbacks are not identical,
the minimal variation creates a sense of rhythm along the street.
• Larger homes along Main Street generally have larger front - setbacks, while the smaller miner cottages
have smaller front - setbacks.
• Smaller homes have minimal side - setbacks and fill most of the lot width.
• Despite the variety in setback patterns between house sizes, houses generally are oriented towards the
street, with their primary entrance facing the street.
73 Respect historic settlement patterns.
• Site a new building in a way similar to historic buildings in the area. This includes consideration of
building setbacks, entry orientation and open space.
7.9 Orient a new building in a manner that is similar to the orientation of buildings during the
mining era, with the primary entrance facing the street.
• The building should be oriented parallel to the lot lines, maintaining the traditional grid pattern of the
block.
• A structure, or each street- facing unit in the case of a multifamily structure, should have a primary
entrance that faces the street. The entrance to the structure should be at an appropriate residential
scale and visible from the street.
Walkways from Main Street to the new residence and the historic residence are proposed. Staff
recommends that the walkway to the historic residence be perpendicular to the home, rather than
the proposed parallel path to meet Guideline 7.8 below. Re- orientation of the path is included as
a condition of approval to be addressed during Final Review. In addition, a requirement that the
applicant submit a detailed circulation diagram to illustrate the different access points, walkways,
and walkway materials is included in the draft resolution for review during Final.
7.8 Provide a walk to the primary building entry, perpendicular from the public sidewalk.
An onsite parking area is proposed at the rear of the property to be accessed off of the alley. A
waiver of 4 parking spaces is requested and addressed further in the memo. Staff finds that this
is an appropriate location for onsite parking that meets the Design Objectives for Main Street.
7.3 Parking shall not be positioned between the building and the street. Visual impacts
shall be minimized in one or more of the following ways:
• Parking shall be placed underground or in a structure wherever possible.
• Where surface parking must be provided, it shall be located to the rear or the interior of the
property, behind the structure.
• Surface parking shall be externally buffered with landscaping, and internally planted and
landscaped to soften parking areas.
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Building form: height, mass and scale: The Design Objectives and Guidelines emphasize the
importance of visual continuity in the basic roof and building forms along Main Street. The
aerial photograph from 1893 also shows a mix of one, two and three story building heights, the
historic density and traditional roof forms.
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The applicant proposes a mix of gable, flat and shed roof forms for the new construction. Staff
finds that the proposed roof forms relate to the historic context of the block and the Historic
District while allowing the applicant to maximize interior space for the proposed affordable
housing units. Proposed decks provide important
cipvirratpivairur outdoor space for the multi - family residents and
help break up the roof forms and mass of the
r ' * buildings. The perception of the building mass is
,.� - l i further reduced with the mix of roof forms. The
.- - --�� - , ► ,..r proposed covered exterior stairways relate the new
1 ` construction to the adjacent commercial historic
�. GROc orims•MEa` resource, see historic photograph of the Mesa Store
i �� �� 4 (c 02 yoga) to the left, and also break up the
1 ..; , mass and scale of the three story facade. Overall
Staff finds that the proposed scale and proportion is appropriate for the multi - family residential
use and relate to
the surrounding historic residences in the area. .
The new buildings on the site are proposed to be just within the maximum 28' height limit (27'
11" stories above grade, each floor measuring 8' in height.
11 maximum is proposed) and are three stop gr
The front facade of the new building along Main Street is two stories in height which alleviates
some of the impact on the one story adjacent historic resource. A tall two story commercial
building with a false front is located directly to the east and the three story Ullr Lodge (currently
multi - family housing) is located directly to the west. The building behind the historic resource is
three stories high. A similar condition to the proposed configuration exists in the 700 block of
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Main Street. The photograph below shows a one story historic landmark with a detached three
story new construction behind and adjacent (behind the tree). Staff finds that the importance of
detaching the new construction from the historic home balances the lack of a transition between
the one story historic home and the step up to three stories directly behind, as seen in the example
at 701 West Main. The context of the block supports taller new construction on this parcel. The
Guidelines and Objectives state the following:
7.14 Design a new building to appear similar in scale to those in the district during the
mining era.
• Generally, a new building should be one to two stories in height.
Even though the new buildings are more
-
than two stories in height, Staff fords 1
that the proposed three story new '"'
construction is appropriate for the G 'ti.
current context. x ' ' •
The floor -to- ceiling heights are minimal ; �� `
r te. �� y
in the new buildings which facilitate 3 . *ir
floors within the maximum height limit. ° ' ; � N. Although this is an issue for Final ti A 1 .
• Review, the new construction has the 1J_'° •
ability to soften the existing impact of I . _'�T
the adjacent Ullr Lodge on the modest
historic resource through materials and
' architectural details (for example the — - _
exterior covered stairway, covered front porch, etc.).
Overall, Staff finds that on a conceptual level the proposed buildings meet the design guidelines
and objectives in that the integrity of the historic district is preserved, traditional building widths
and relationships are maintained, and an appropriate range of traditional building and roof forms
are proposed. Staff has compiled the following list of issues, included in the draft resolution, to
be addressed during Final Review, in addition to typical application requirements listed in the
Code:
1. Relocate the kitchen counters /sinks that intersect the historic bay window and the double
hung window at the front porch of the historic home.
2. Provide circulation diagram and hardscape materials
3. Provide details on front porch rehabilitation (the Aspen Historical Society may have a
photo)
4. Provide material samples for the all proposed materials (i.e. roof, siding dimensions,
foundation, window components etc.)
5. Provide a detail for all of the front doors, specifically for the historic resource to match a
typical 19 century front door on a modest miner's cottage.
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DEMOLITION
The applicant proposes to demolish a detached concrete block shed/ garage that was built in 1968
and remove a rear shed addition to the historic home.
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Concrete garage located adjacent to the alley
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Rear additions to the historic home.
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":Y= elevation of
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historic home,
_ ___ _ -- .. rear addition
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oft facing facade
of garage.
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Demolition shall be approved if it is demonstrated that the application meets any one of the
following criteria:
a. The property has been determined by the city to be an imminent hazard to public
safety and the owner /applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in
Aspen, or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance, and
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic
district in which it is located, and
b. The loss of the building, structure or object would not adversely affect the
integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation needs
of the area.
Staff Response:
1968 garage: The architectural inventory forms list 1968 as the construction date for the concrete
block garage. The detached garage does not contribute to the historic 19 century miner's cabin
or the Main Street Historic District. Staff finds that the criteria above are met and recommends
demolition of the garage.
Addition to historic home: The interior fire that gutted the historic home allowed Staff to
investigate the remaining wall studs and confirm two rear additions to the historic home. The
dates of the additions are unknown. The 1904 Sanborne map shows two rear additions to the
historic home: an enclosed addition to the gable end and an open porch. During our site
inspection the interior framing of the existing addition to the gable end shows newer
construction. It is difficult to determine if the rear open porch roof on the 1904 map is the
existing roof on the addition at the northwest corner of the home. However, even if the roof is
from the turn of the century, the porch has been enclosed and would not be very useful in the
context of the overall project if it was reopened. Staff finds that the criteria are met and
recommends approval of demolition as proposed. Relevant Design Guidelines 10.1 and 10.2 are
listed below.
Staff has scheduled a site visit February 23 at noon for UPC to get a closer look at the interior
studs of the addition to determine the approximate date of construction.
10.1 Preserve an older addition that has achieved historic significance in its own right.
• Such an addition is usually similar in character to the original buildings in terms of materials,
finished and design.
10.2 A more recent addition that is not historically significant may be removed.
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RELOCATION
The following standards apply for relocating a historic property as per Section 26.415.090.0 of
the Municipal Code:
C. Standards for the Relocation of Designated Properties
Relocation for a building, structure or object will be approved if it is determined that it
meets any one of the following standards:
1. It is considered a non - contributing element of a historic district and its relocation will
not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which
it is located and its relocation will not have an adverse impact on the historic district or
property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given
the character and integrity of the building, structure or object and its move will not
adversely affect the integrity of the historic district in which it was originally located or
diminish the historic, architectural or aesthetic relationships of adjacent designated
properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding
the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
Staff Response: The historic home is located in its original location. In this case, it is important
to recognize that the location of the home in the center of the 7,500 square feet lot inhibits new
development that maintains the historic resource as the dominant building. The proposed
relocation of the historic home to the front of the lot places the historic resource into a more
prominent position along the street and allows the new development to be entirely detached. The
proposed location also moves the historic home closer to the adjacent landmark which creates a
stronger relationship between the two buildings and provides distance from the large Ullr Lodge.
Residential 19 century homes in the Main Street Historic District typically had a larger front
yard setback than commercial buildings. The proposed location provides a 5' front yard setback
for the historic home and a 10' front yard setback for the new construction. Staff finds that
relocation is an acceptable preservation method in this case considering the central location on
the site and finds that the relocation maintain some open space around the resource and
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continues the pattern of varying setbacks found within the district. Staff finds that the intent of
Guidelines 9.1 and 9.2 is met.
9.1 Proposals to relocate a building will be considered on a case - by - case basis.
• In general, relocation has less of an impact on individual landmark structures than those in
a historic district.
• It must be demonstrated that relocation is the best preservation alternative.
• Rehabilitation of a historic building must occur as a first phase of any improvements.
• A relocated building must be carefully rehabilitated to retain original architectural details
and materials.
• Before a building is moved, a plan must be in place to secure the structure and provide a
new foundation, utilities, and to restore the house.
• The design of a new structure on the site should be in accordance with the guidelines for
new construction.
• In general, moving a building to an entirely different site or neighborhood is not approved.
9.2 Moving an existing building that contributes to the character of a historic district
should be avoided.
• The significance of a building and the character of its setting will be considered.
• In general, relocating a contributing building in a district requires greater sensitivity than
moving an individually- listed structure because the relative positioning of it reflects
patterns of development, including spacing of side yards and front setbacks, that relate to
other historic structures in the area.
SETBACK VARIANCES
The criteria for granting setback variances, per Section 26.415.110.13 of the Municipal Code are
as follows:
26.415.110.13.2 In granting a variance, the HPC must make a finding that such a variance:
a. Is similar to the pattern, features and character of the historic property or district;
and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Staff Response: The applicant requests the following setback variance: 5' front yard setback for
the historic home where 10' is required and 5' is provided. A setback variance is requested for
3.5' west side yard setback for lightwells where 5' is required and 1.5' is provided; however Staff
indicated the wrong setback in the public notice, so the west sideyard setback will have to be
discussed during Final Review after it has been properly noticed.
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Staff finds that the requested front yard setback for the historic home enhances the resource by
pushing it 5' in front of the new construction into a more prominent location along Main Street.
Traditionally 19 century residences along Main Street had a significant front yard; however
Staff finds that the trade -offs of a more prominent street presence and providing space for the
new construction to be detached in exchange for a front yard setback variance are integral to the
preservation of the historic home.
PARKING WAIVERS:
Parking reductions are permitted for designated historic properties on sites unable to contain the
number of on -site parking spaces required by the underlying zoning. Commercial designated
historic properties may receive waivers of payment in lieu fees for parking reductions.
The parking reduction and waiver of payment -in -lieu fees may be approved upon a fording
by the HPC that it will enhance or mitigate an adverse impact on the historic significance
of architectural character of a designated historic property, an adjoining designated
property or a historic district.
Section 26.515.040 Special Review Standards.
If the project requires review by the Historic Preservation Commission and the
Community Development Director has authorized consolidation pursuant to Section
26.304.060.B, the Historic Preservation Commission shall approve, approve with
conditions, or disapprove the Special Review application.
A. A Special Review for establishing, varying, or waiving off -street parking requirements
may be approved, approved with conditions, or denied based on conformance with the
following criteria:
1. The parking needs of the residents, customers, guests, and employees of the
project have been met, taking into account the potential uses of the parcel, the
projected traffic generation of the project, any shared parking opportunities,
expected schedule of parking demands, the projected impacts on to the on -street
parking of the neighborhood, the proximity to mass transit routes and the
downtown area, and any special services, such as vans, provided for residents,
guests and employees.
2. An on -site parking solution meeting the requirement is practically difficult or
results in an undesirable development scenario.
3. Existing or planned on -site or off -site parking facilities adequately serve the needs
of the development, including the availability of street parking.
Staff Response: The proposed 12 units require 12 on -site parking spaces according to the Land
Use Code (i.e. one space per unit.) The applicant provides a parking area across the width of the
lot located off of the alley to accommodate 8 parking spaces. The applicant requests reduction of
the parking requirement from 12 spaces to 8 on -site spaces and a waiver of the payment in lieu
fees for the 4 waived parking spaces.
Staff finds that the applicant has maximized the number of parking spaces possible for this
property and believes that adding more parking to this site will adversely impact the historic
resource and the historic district, resulting in an undesirable development scenario. The property
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is located on the RFTA bus route and is wallcing/biking distance to town. While this may not be
the most desirable solution, on -street parking is available throughout the west end neighborhood
if needed. Staff finds that requested reduction of the parking requirement to 8 spaces and the
requested waiver of the cash in lieu fee is appropriate for the proposed development and
mitigates an adverse impact on the historic resource and the historic district.
RESIDENTIAL DESIGN STANDARD VARIANCES:
The applicant requests the following residential design standard variances for this project:
26.410.040.D.1. Street oriented entrance and principal window. All single - family homes
and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street - oriented
entrance and a street facing principal window. Multi- familv units shall have at least one
(1) street- oriented entrance for every four (4) units and front units must have a street
facing a principal window.
26.410.040.D.2. First story element. All residential buildings shall have a first story street -
facing element the width of which comprises at least twenty percent (20 %) of the building's
overall width and the depth of which is at least six (6) feet from the wall the first story
element is projecting from. Assuming that the first story element includes interior living
space, the height of the first story element shall not exceed ten (10) feet, as measured to the
plate height. A first story element may be a porch or living space. Accessible space
(whether it is a deck, porch or enclosed area) shall not be allowed over the first story
element; however, accessible space over the remaining first story elements on the front
facade shall not be precluded.
26.410.020.D Variances
2. Variances from the Residential Design Standards, Section 26.410.040, which do not meet
this Section may be granted by the Planning and Zoning Commission, the Board of
Adjustment or the Historic Preservation Commission, if the project is subject to the
requirements of Chapter 26.415. An applicant who desires to consolidate other requisite
land use review by the Historic Preservation Commission, the Board of Adjustment or the
Planning and Zoning Commission may elect to have the variance application decided by
the board or commission reviewing the other land use application. An applicant who
desires a variance from the Residential Design Standards shall demonstrate and the
deciding board shall find that the variance, if granted would:
a. Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the purpose of the particular standard. In
evaluating the context as it is used in the criteria, the reviewing board may consider
the relationship of the proposed development with adjacent structures, the immediate
neighborhood setting or a broader vicinity as the board feels is necessary to determine
if the exception is warranted; or
b. Be clearly necessary for reasons of fairness related to unusual site - specific constraints.
(Ord. No. 52 -2003, § 5; Ord. No. 20 -2005, § 1)
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Staff Response: The Residential Design Standards require multi- family units to have one street
oriented entrance per four units; therefore, this project requires three street oriented entrances,
where two are provided. Both of the buildings fronting Main Street have street oriented
entrances and principal windows. Staff finds that providing another street oriented entrance on
the new building fronting Main Street is inappropriate and out of character with the Historic
District. The detached new construction behind the historic resource has access from the side of
the building, which minimizes the number of walkways and from a circulation perspective makes
the most sense. Staff finds that the requested variance to provide two street facing entrances,
rather than the required three, is appropriate considering the context of the proposed development
in the Historic District.
The two new buildings require variances from the first story element design standard listed
above. The building located behind the historic resource does not have a first story element
largely due to its location and the desire to maximize the onsite density. Staff finds that the
absence of a one story element is appropriate because it maximizes the unobstructed distance
between the two buildings.
In the initial application, the proposed front porch on the new building that fronts Main Street
does not meet the minimum dimensional standards to qualify as a one story element. The
applicant has submitted supplemental information to conform to this standard by increasing the
size and depth of the front porch and reducing the size of the interior space. The new dimensions
of the proposed front porch create a positive relationship between the new and old construction
by increasing the depth of the porch and the stepping back the front facade.
NEXT STEPS: This project requires Growth Management review for the Development of
Affordable Housing by the Planning and Zoning Commission. City Council, based on a
recommendation from the Planning and Zoning Commission, hears the project for Subdivision
Review. After Subdivision Review, the project will be heard by the HPC for Final Review Major
Development. Affordable Housing Credits are reviewed for approval by the Planning and
Zoning Commission after a Certificate of Occupancy is issued for the project.
RECOMMENDATION: Staff recommends HPC grant Major Development Conceptual,
Demolition, Relocation, Setback Variances, Parking Waiver and Variance for Residential Design
Standards with the following conditions:
1. Conceptual Major Development approval is granted with the following to be submitted in
the Final Major Development application, in addition to the Land Use Code
requirements:
a. Relocate the kitchen counters /sinks that intersect the historic bay window and the
double hung window at the front porch of the historic home.
b. Provide circulation diagram and hardscape materials
c. Provide details on front porch rehabilitation (the Aspen Historical Society may
have a photo)
13
P14
d. Provide material samples for the all proposed materials (i.e. roof, siding
dimensions, foundation, window components etc.)
e. Provide a detail for all of the front doors, specifically for the historic resource to
match a typical 19 century front door on a modest miner's cottage.
2. Demolition of the 1968 garage and 2 non - historic additions to the historic landmark are
approved as proposed.
3. Relocation of the historic home is approved with the following to be submitted with the
initial building permit application:
a. A structural report demonstrating that the building can be moved and/or
information about how the house will be stabilized from the house mover must be
submitted with the building permit application. The applicant must provide
information as to whether or not the existing floor structure will be maintained
and the pro's and con's of the decision for review and approval by staff and
monitor.
b. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of
the structure must be submitted with the building permit application.
c. A relocation plan detailing how and where the building will be stored and
protected during construction must be submitted with the building permit
application.
4. Setback Variances are granted pursuant to the attached site plan, Exhibit A to the
Resolution, for the following:
a. 5' front yard setback for the historic home where 10' is required and 5' is
provided
5. Parking Waivers for 4 required on -site parking spaces and payment in lieu for those
spaces is hereby waived. The project provides 8 on -site parking spaces, as indicated in
Exhibit A to the Resolution.
6. Residential Design Standard Variance for street oriented entrances is herby granted. The
project provides 2 street oriented entrances where 3 are required.
7. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one -time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
Exhibits:
Resolution #_, Series of 2011 and Exhibit A (approved site plan)
A. Relevant HPC Design Guidelines
B. Application
14
P1 5
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), DEMOLITION,
RELOCATION, VARIANCES FOR SETBACKS, PARKING REDUCTION AND
WAIVERS, AND RESIDENTIAL DESIGN STANDARD VARIANCES THE PROPERTY
LOCATED AT 518 WEST MAIN STREET LOTS P, Q AND1 /2 OF LOT 0, BLOCK 30,
CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION # , SERIES OF 2011
PARCEL ID: 2735 -12- 443 -006
WHEREAS, the applicant, Fat City Holdings manager Peter Fornell, has requested Major
Development (Conceptual) for a Historic Landmark Property, Demolition, Relocation, Setback
Variances, a Parking Reduction and Waiver, and Residential Design Standard Variances for the
property located at 518 West Main Street, Lots P, Q and ''A of 0, Block 30, City and Townsite of
Aspen, Colorado; and
WHEREAS, 518 West Main Street is listed on the Aspen Inventory of Historic Landmark Sites
and Structures; and
WHEREAS, 518 West Main Street is located within the Main Street Historic District and is a
considered a contributing building to the integrity of the Historic District; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, in order to authorize a Demolition, according to Section 26.415.080, Demolition of
designated historic properties, it must be demonstrated that the application meets any one of the
following criteria:
a. The property has been determined by the city to be an imminent hazard to public
safety and the owner /applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
518 West Main Street
HPC Resolution # , Series of 2011
Page 1 of 5
P16
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in
Aspen, or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance, and
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic
district in which it is located, and
b. The loss of the building, structure or object would not adversely affect the
integrity of the historic district or its historic, architectural or aesthetic relationship
to adjacent designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation
needs of the area; and
WHEREAS, for approval of relocation, the HPC must review the application, a staff analysis
report and the evidence presented at a hearing to determine, per Section 26.415.090.0 of the
Municipal Code, it must be demonstrated that the application meets any one of the following
criteria:
1. It is considered a non- contributing element of a historic district and its relocation
will not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on
which it is located and its relocation will not have an adverse impact on the
historic district or property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method
given the character and integrity of the building, structure or object and its move
will not adversely affect the integrity of the historic district in which it was
originally located or diminish the historic, architectural or aesthetic relationships
of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of
withstanding the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair
and preservation of the building, structure or object including the provision of the
necessary financial security.
WHEREAS, for approval of parking reductions, HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.0 of
the Municipal Code, that:
518 West Main Street
HPC Resolution #_, Series of 2011
Page 2 of 5
P17
• "1. The parking reduction and waiver of payment -in -lieu fees may be approved upon a
finding by the HPC that it will enhance or mitigate an adverse impact on the historic
significance or architectural character of a designated historic property, an adjoining
designated property or a historic district; and
2. Pursuant to Section 26.515.040 Special Review Standards:
A Special Review for establishing, varying, or waiving off -street parking
requirements may be approved, approved with conditions, or denied based on
conformance with the following criteria:
1. The parking needs of the residents, customers, guests, and employees of the
project have been met, taking into account the potential uses of the parcel, the
projected traffic generation of the project, any shared parking opportunities,
expected schedule of parking demands, the projected impacts on to the on- street
parking of the neighborhood, the proximity to mass transit routes and the
downtown area, and any special services, such as vans, provided for residents,
guests and employees.
2. An on -site parking solution meeting the requirement is practically difficult or
results in an undesirable development scenario.
3. Existing or planned on -site or off -site parking facilities adequately serve the needs
of the development, including the availability of street parking; and,
WHEREAS, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.0 of
the Municipal Code, that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district; and
WHEREAS, for approval of Residential Design Standards variances, the HPC shall review the
application, as Staff analysis report and the evidence presented at a hearing to determine, per
Section 26.410.020.D of the Municipal Code, that if granted the variance would:
a. Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the purpose of the particular standard. In
evaluating the context as it is used in the criteria, the reviewing board may consider
the relationship of the proposed development with adjacent structures, the immediate
neighborhood setting or a broader vicinity as the board feels is necessary to determine
if the exception is warranted; or
b. Be clearly necessary for reasons of fairness related to unusual site - specific constraints.
(Ord. No. 52 -2003, § 5; Ord. No. 20 -2005, § 1)
518 West Main Street
HPC Resolution #_, Series of 2011
Page 3 of 5
P18
WHEREAS, Sara Adams, in her staff report to HPC dated February 23, 2011 performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval with conditions; and
WHEREAS, at their regular meeting on February 23, 2011, the Historic Preservation
Commission considered the application during a duly noticed public hearing, the staff memo and
public comments, and found the proposal consistent with the review standards and recommended
approval with conditions by a vote of
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), Demolition, Relocation,
Setback Variances, Parking Waiver and a Variance for Residential Design Standards for the
property located at 518 West Main Street, Lots P, Q and 'h of 0, Block 30, City and Townsite of
Aspen, Colorado with the following conditions:
1. Conceptual Major Development approval is granted with the following to be submitted in
the Final Major Development application, in addition to the Land Use Code
requirements:
a. Relocate the kitchen counters /sinks that intersect the historic bay window and the
double hung window at the front porch of the historic home.
b. Provide circulation diagram and hardscape materials
c. Provide details on front porch rehabilitation (the Aspen Historical Society may
have a photo)
d. Provide material samples for the all proposed materials (i.e. roof, siding
dimensions, foundation, window components etc.)
e. Provide a detail for all of the front doors, specifically for the historic resource to
match a typical 19` century front door on a modest miner's cottage.
2. Demolition of the 1968 garage and 2 non - historic additions to the historic landmark are
approved as proposed.
3. Relocation of the historic home is approved with the following to be submitted with the
initial building permit application:
a. A structural report demonstrating that the building can be moved and/or
information about how the house will be stabilized from the house mover must be
submitted with the building permit application. The applicant must provide
information as to whether or not the existing floor structure will be maintained
and the pro's and con's of the decision for review and approval by staff and
monitor.
b. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of
the structure must be submitted with the building permit application.
c. A relocation plan detailing how and where the building will be stored and
protected during construction must be submitted with the building permit
•
application.
4. Setback Variance is granted pursuant to the attached site plan, Exhibit A to the
Resolution, for the following:
518 West Main Street
HPC Resolution # , Series of 2011
Page 4 of 5
P19
a. 5' front yard setback for the historic home where 10' is required and 5' is
provided
5. Parking Waivers for 4 required on -site parking spaces and payment in lieu for those
spaces is hereby waived. The project provides 8 on -site parking spaces, as indicated in
Exhibit A to the Resolution.
6. Residential Design Standard Variance for street oriented entrances is herby granted. The
project provides 2 street oriented entrances where 3 are required.
7. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one -time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 23` day of February,
2011.
Sarah Broughton, Chair
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
Exhibit A: Approved Conceptual site plan
518 West Main Street
HPC Resolution # , Series of 2011
Page 5 of 5
P20
Exhibit A •
Design Guidelines and Objectives
EXHIBIT A: RELEVANT DESIGN GUIDELINES
Historic Preservation Design Guidelines:
9.5 A new foundation should appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
modest miner's cottage is discouraged because it would be out of character.
• Where a stone foundation was used historically, and is to be replaced, the replacement should be
similar in the cut of the stone and design of the mortar joints.
9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above
grade.
• Raising the building slightly above its original elevation is acceptable. However, lifting it
substantially above the ground level is inappropriate.
• Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the
resource:
10.1 Preserve an older addition that has achieved historic significance in its own right.
• Such an addition is usually similar in character to the original buildings in terms of materials,
finished and design.
10.2 A more recent addition that is not historically significant may be removed.
Commercial, Lodging and Historic District Design Objectives and Guidelines:
Street Grid
7.1 Preserve the historic district's street plan.
• Three distinct street grids intersect in the neighborhood (Main Street, side streets and alleys). This
layout should be retained.
Alleys
7.2 Maintain the traditional character and function of an alley where it exists.
• Locate buildings and fences along the alley's edge to maintain its narrow width.
• Paving alleys is strongly discouraged.
• Closing an alley is inappropriate.
Parking
7.3 Parking shall not be positioned between the building and the street. Visual impacts shall be
minimized in one or more of the following ways:
• Parking shall be placed underground or in a structure wherever possible.
• Where surface parking must be provided, it shall be located to the rear or the interior of the property,
behind the structure.
• Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to
soften parking areas.
7.4 Underground parking access shall not have a negative impact on the character of the street.
Underground parking access shall be:
• Located on a secondary street where feasible - except where alley access is feasible.
• Designed with the same attention to detail and materials as the primary building facade.
• Integrated into the building design.
1
P21
Exhibit A
Design Guidelines and Objectives
Setbacks & Building Alignment
The pattern of principal and side street, as well as the alley, should be retained and enhanced. The
predominant pattern and scale of development is varied but well defined. Building alignment varies along
the street, but in larger buildings perpendicular ridge lines and street facing gables predominate. The
slightly varying setbacks create an orchestrated visual vitality which, along with building scale, should be
respected in further development. Mature trees also should be safeguarded.
Corner sites present the scale of the building in a very public three dimensions. Particular attention to
design and building configuration to accord with this scale and presence will be required.
Site design features
• Residential buildings have relatively uniform front - setbacks. Although front setbacks are not identical,
the minimal variation creates a sense of rhythm along the street.
• Larger homes along Main Street generally have larger front - setbacks, while the smaller miner cottages
have smaller front - setbacks.
• Larger residential units are generally located on multiple lots, and centered within the lots.
• Side- setbacks of larger homes are often half -or full lot width.
• Smaller homes have minimal side- setbacks and fill most of the lot width.
• Despite the variety in setback patterns between house sizes, houses generally are oriented towards the
street, with their primary entrance facing the street.
• Secondary structures are set towards the rear and sides of the lots along the alleys.
• Commercial units were historically located on corner lots and fronted the sidewalk. More recent
commercial buildings are sited similarly to residential patterns.
7.5 Respect historic settlement patterns.
• Site a new building in a way similar to historic buildings in the area. This includes consideration of
building setbacks, entry orientation and open space.
7.6 Where a sidewalk exists, maintain its historic material and position.
• Historically, sidewalks were detached from the curb, and separated by a planting strip.
7.7 Minimize the use of curb cuts along the street.
• Provide auto access along an alley wherever possible.
• New curb cuts are not permitted.
• Whenever possible, remove an existing curb cut.
Site
7.8 Provide a walk to the primary building entry, perpendicular from the public sidewalk.
Orientation
7.9 Orient a new building in a manner that is similar to the orientation of buildings during the
mining era, with the primary entrance facing the street.
• The building should be oriented parallel to the lot lines, maintaining the traditional grid pattern of the
block.
• A structure, or each street- facing unit in the case of a multifamily structure, should have a primary
entrance that faces the street. The entrance to the structure should be at an appropriate residential
scale and visible from the street.
2
P22
Exhibit A
Design Guidelines and Objectives
Building Alignment
7.10 When constructing a new building, locate it to fit within the range of yard dimensions seen in
the block historically during the mining era.
• These include front yard , side yard and rear yard setbacks.
• Setbacks vary in some areas, but generally fall within an established range. A greater variety in setbacks
is inappropriate in this context.
• Consider locating within the average range of setbacks along the block.
Secondary Structures
7.11 Locate a new secondary structure in a manner that is similar to those seen historically in the
district.
• Secondary structures should be placed along the alley edge.
Building Form
A similarity of building forms also contributes to a sense of visual continuity along Main Street. In order
to maintain this feature, a new building should have basic roof and building forms that are similar to those
seen traditionally. Overall facade proportions also should be in harmony with the context.
The character of the roof is a major feature of historic buildings in the Main Street District. The similar
roof forms contribute to the sense of visual continuity when repeated along the street. In each case, the
roof pitch, its materials, size and orientation are all important to the overall character of the building. New
construction should not break from this continuity. New structures and their roofs should be similar in
character to their historic neighbors.
Building Height, Mass & Scale
The well - defined pattern of building height, mass and scale on Main Street should be preserved. Here the
building spacing, scale, height and roof profiles create a design discipline for the form of future
development. Larger buildings within the area should step down in scale next to residential units.
7.12 A new structure should step down in scale where it abuts a single story historic structure.
7.13 A new building or addition should reflect the range and variation in building height of the
Main Street Historic District.
• Refer to the zone district regulations to determine the maximum height limit on the subject property.
• A minimum second story floor to cieling height of 9 ft. should be used in a method that is respectful to
historic buildings.
• Additional height, as permitted in the zone district, may be added for one or more of the following
reasons:
- The primary function of the building is civic. (i.e. the building is a Museum, Performance Hall,
Fire Station, etc.)
- Some portion of the property is affected by a height restriction due to its proximity to a historic
resource, or location within a View Plane, therefore relief in another area may be appropriate.
- To benefit the livability of Affordable Housing units.
- To make a demonstrable (to be verified by the Building Department) contribution to the building's
overall energy efficiency, for instance by providing improved daylighting.
Building Scale
7.14 Design a new building to appear similar in scale to those in the district during the mining era.
• Generally, a new building should be one to two stories in height.
3
•
P23
Exhibit A
Design Guidelines and Objectives
7.15 On larger structures, subdivide the mass into smaller "modules" that are similar in size to
single family residences or Victorian era buildings seen traditionally on Main Street.
• Other subordinate modules may be attached to the primary building form.
4
P24
To: Sara Adams/Community Development
From: Peter Fomell
Date: December 15, 2010
Re: description of application
Dear Sara,
Thank you for your assistance with my application to date. Following I will provide an overview of
my application at 518 W. Main st.
Generally, the application includes restoring the historic home and developing the parcel with deed -
restricted affordable housing. We will re- position the historic home to the southeast corner of the
parcel which will increase it's presence as a historic property and sit near to the mesa store where more
open space exists for its visibility. The plans show our intention to also build two freestanding
buildings on the parcel which will comprise the remainder of the housing.
We recognize the significance of the victorian home, even considering it's condition. The home did
burn to a total loss approx. 7 years ago. It has been altered considerably including an addition on the
back, aluminum siding and asphalt shingles. That being said, we are not requesting a demolition, but to
save the dwelling and actually put locals back living on the premises. We feel as though that deserves a
very positive consideration for the overall application in and of itself.
The specifics of the overall project are to build to the alloted floor area in the mixed use zone district.
That allows me to build 7500 sq. ft. above grade at a 1:1 ratio. The allowable building height is 28 feet
and the lot includes standard setbacks. Our development provides to stay within all of the requirements
of the zone district. We are asking to move the victorian slightly forward of the front setback to
increase its visibility (it is not necessary to the project) along side the Mesa Store.
The existing conditions of the parcel can be reviewed on the updated survey provided. Attached are all
elevations, 3 dimensional views and all floors floor plans. Please contact me with any further questions
you have and I look forward to moving ahead soon.
.2 1y,
Peter
379 -3434
P25
To: Sara Adams
From: Peter Fomell
Date: January 18, 2011
Re: Main St. I-fistoric District responses
Dear Sara,
As per the pre - application provided, I am responding herein to the Main St. Historic District Design
Objectives and Guidelines.
The parcel falls within the Location as defined in the district. The existing character is consistent as we
plan to maintain the historic element. The Street Pattern shall be maintained in that the contemplated
application has the appearance of a lot split. The Streetscape Features shall be retained as existing.
With regard to Building Character, our plans are very responsive to maintaining the flanking portion of
the lot to Main St. increasing the visibility of the historic element and complimenting it with a historic
consideration in the frontmost portion of the development.
Design Objectives being met. 1. states that the integrity needs to be preserved, which we more than
meet in that we are preserving a historic asset which is in jeopardy in that the pevious owner allowed
the home to burn to a total loss and protection of the historic asset was badly neglected. Further, the
historic asset was once a residence and will be restored as local residence. 2. strives to maintain a
building size along the a sense of rhythm, which we accomplish by separating the lot into two
developments giving it the appearance of two parcels of small size scale. 3. We plan to begin the west
portion of the addition with building style and roof slope which respects and recognizes the historic
style of architecture. 4. We plan to maintain the traditional materials used, such as wood siding and
environmentally driven shake style shingles. 5. Architectural styles are used in compliment with some
contrasting style for the new addition portions. 6. All windows and doors are being maintained or re-
created to historic style. No windows are styled in not - traditional shapes or spanning between floors.
Street and alley systems. Utilities, trash, parking, etc is all planned for the alley in accordance with
local code and to meet this criteria. The alley shall be mainatined in accordance with traditional
character.
Parking is planned to be alley access with direct access to the pedestrian areas within the building. No
visual impact shall occur from the Main St.
Building and Placement. As far as the new addition is concerned, all setbacks are being respected. The
historic element is requested to be placed slightly forward of the setback in order to add to its
significance and more closely match the Mesa store. Historically that portion of the lot had residential
use existing closer to the lot line, our effort restores that historic look. This is in response to the site
design features within this section.
Orientation. We maintain parallel building fronts and a primary entrance faces the street.
P26 •
Building Form. The contemplated building form is consistent and facade forms also match. Roof lines
of the new addition are made to match at the street front, where a contrast occurs with the remainder of
the new addition giving separation and prominence to the historic asset.
Building Height, Mass and Scale. The height is not in excess of alloted limits. The building is scaled
to the highest heights in order to give the structure a consistent look. There is a range and variation in
building height to match goals stated in the code.
Building Scale. The new development has the appearance of a historic lot split. This lends its look to
the smaller scale of the historic era.
Building Design and Articulation. Entries, especially to the historic element are maintained and its use
will be extended. Architectural features are designed to be consistent with other Main St.
developments.
Windows and Doors. All windows and doors are consistent with historic use and input from HPC and
the historical preservation office were used in the placement of both doors and windows.
Architectural Materials. As stated above existing materials from its historic past are used in the
preservation of the historic asset, keeping in mind that currently the building does not take advantage of
such materials in that it currently has aluminum siding and asphalt shingles. We plan to restore the
historic asset to original materials of the time.
Paving and Landscaping. Fencing and landscaping does not exist in our plan, we defer to the Historical
Preservation committee to advise in such matters as the applicant is interested in the best interest in the
parcel.
This should cover the above referenced Main St. Historic District Objectives and Guidelines, thank you
for your assistance.
Sin ,
Peter
P27
E CE VED
JAN 9
O 2011
To: Sara Adams C /Ty OF Peter From:
January 18, 2011 1
coo
Date: P MfNT
Re: Historic Preservation Design Guidelines
Dear Sara,
I was asked to respond to certain Chapters of the Historic Preservation Guidelines. Following is my
response.
Chapter 1 Streetscape and Lot Features. Key features of historic lots are fences. We are not certain any
fence existed historically, or if the existing fence is historic. We will cooperate with HPC to address
that to their satisfaction. Sidewalks are shown on the design. There are no retaining walls, but
walkways, private yard and lighting are planned to code and intended to minimize impacts while
providing protection for the residents.
, 4iJ 91 A. sui
Chapter 2 Building Materials. As you know, the original building materials no longer exist on the &.&It
historic asset. We do have evidence of the original materials and intend to bring the historic property
back to it's original materials of wood and shake. (new egronomic types of shake shingle exist which
we intend to use.) This matches the goals of this Chapter.
Chapter 3 Windows. All of the size of windows and their original trim are being restored. No windows
which existed can be restored due to the fire that occurred there, however we plan to restore all
windows, trim and doors to original architecture.
Chapter 4 Doors. We plan to restore the front door of the historic asset to it's original use.
Chapter 5 Porches. As we consider the porch a major element of the historic significance of the home
we plan to ensure that the original look of the porch is re- created.
Chapter 6 Architectural Details. As to the historic asset, all treatments of porches and other features are
being maintained in their original style. These details shall be re- created since much of the style was
destroyed by fire and periodic remodels not historically driven.
Chapter 7 Roofs. The original roof was wood - shake. Now asphalt shingles exist. New materials exist
which imitate wood shake and are preferred by the community development and building departments.
We plan to utilize those materials.
P28
Chapter 9 Building Relocation and Foundations. The historic asset is planned to be moved within the
lot. Attached is a letter from Bailey House Movers describing their ability to move the house as
planned. All of the considerations in this Chapter are being considered in the move. Further we plan to
position the historic asset within the lot so as to increase it's visibility and significance.
Chapter 11 New Buildings on Landmarked Properties/Historic landmark Lot Splits. This is an area
where we are particularly proud. First, the new development has a streetscape look of a lot split. This
keeps the overall new addition from looking like one large lot and structure. Much consideration is
given to the streetscape look of the new addition. It does lend itself to historical design and
consideration, and steps back to it's overall height so the new development does not overpower the
street front portions.
Thank you, I believe this address this portion of the pre - application request.
Since y,
Peter
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JAN -10 -2011 07:198 FROM:BAILEY HOUSE MOVERS 970349763 TO:19709254978 P.1
P30
YREY INSEMNESS
3149_BRD.
Grand Junction/ CO, 81503
Phone 970 -434 -9763
Cell 970 -216 -8141
e -mail address baileymover®gwestoffice .net
January 10,2011
Peter Fomell
402 Midland Park Place
Aspen, Colo. 81611
To whom it may concern,
I have looked at the house at 518 West Main Str., in Aspen, Colo., and we want to use the
micro-lain method to pick up the house. By using this method the old floor will be demoed out.
The contractor will lag bolt micro -lams (11 7/8 inches) to the studs (32 inches from the floor to
the bottom of micro). Lag bolts should be 3/8 inches by 4 inches long with apilot hole 3/8 inch
drilled in the micro and a Vit inch hole drilled in the studs. The contractor should leave all interior
walls that have any roof bearing, but demo lathe and plaster and or sheet rock in entire house.
After micros are installed OSB board can be nailed to studs above micros in corners and on long
walls as needed to give shear bracing.
All chimneys should be demoed before mover starts.
The house will be jacked up and rolled off to the east and to the north off the old footprint and
stored on cribbing there, until the new foundation is complete.
Sincerely.
Bill Bailey
P31
CITY OF ASPEN
PRE- APPLICATION CONFERENCE SUMMARY
PLANNER: Sara Adams, 42912778, saraa(d)ci.aspen.co.us DATE: 06.25.10
PROJECT: 518 West Main Street
REPRESENTATIVE Amos Underwood: amos(a)pbrworkshop.com
DESCRIPTION: Background: 518 West Main Street is a designated 4
landmark located within the Main Street Historic
District on an approximately 7500 square foot lot. J l"
The Main Street Historic District is zoned Mixed "�
Use (MU). The property includes the historic .
landmark residence and a CMU block one story , /
structure to the east. According to a 1904 Sanborn �`
Map, the historic home appears to be located in its
original location. A fire damaged much of the interior of the structure; however the exterior form of the
structure is intact.
REVIEW: Development: The potential applicant would like to relocate the historic house to the southeast
comer of the property, demolish an addition and accessory building, and construct a new multi-
family building. The project is proposed to be 100% affordable housing. Two housing units are
proposed to be located in the historic resource. Setback variances and parking variances may be
requested.
Step One: A worksession must be held with the HPC to discuss the project before submitting a
Land Use application.
Step Two: The HPC will formally review the proposed development through a two step process.
HPC conceptual approval is the first step and includes the following reviews: on site relocation of the
historic residence, rehabilitation, conceptual design approval (mass, height, proportion, scale),
demolition of the addition and accessory building, Residential Design Standard review, parking
requirements/waivers and dimensional variances. HPC relies on the Historic Preservation Design
Guidelines and the Commercial, Lodging and Historic District Design Objectives and Guidelines,
available on our website, to determine appropriateness of a proposal. A 3 -D, preferably digital, model
is required for conceptual HPC review. Please provide site context in the application. Staff
recommends that a recommendation from the Housing Board be obtained before the conceptual
hearing at HPC. Staff also strongly recommends that the applicant meet with Parks and
Engineering prior to submitting the conceptual application to discuss tree removal and the
proposed site plan. This is a public hearing.
Step Three: Subsequent to Conceptual HPC approval the Planning and Zoning Commission will
conduct growth management review for affordable housing and will make a recommendation tc City
Council regarding Subdivision. This is a public hearing.
Step Four. City Council will review the project for Subdivision. This is a public hearing.
Step Five: HPC final design review focuses on architectural details, materials, landscaping, lighting.
Color renderings, material samples and "cut- sheets" are integral to this portion of the final application
process. This is a public hearing.
RELEVANT GUIDELINES: Aspen /Pitkin Gc:;r,ty H•: sirig Guidelines; Commercial, Lodging, and Historic District Design
Objectives and Guidelines; Historic Preservation Design Guidelines.
P32
Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures
26.410 Residential Design Standards for multifamily housing
26.415.070 (D) HPC Certificate of Appropriateness for Major
Development
26.415.080 Demolition of designated properties
26.415.090 Relocation of Historic Property ���
26.415.110.8 Variances for Historic Property
26.470.050.B GMQS — general requirements
26.470.070.4 GMQS - Affordable Housing JA A/ 19 2 4 08
26.480 Subdivision CITY F
26.515 Parking C aMM UN/ A
� SpE
26.575.020.A.6 & 7 Calculations and Measurements O `Op ENT
26.710.180 Mixed Use Zone District
Public Hearing: Yes at both conceptual and final HPC reviews, P&Z, and during second reading at CC.
Referral Agencies: Housing, Engineering, Parks.
Planning Fees: V $2,940 Major HPC development, 12 hours of staff time (additional staff time required is billed at $245 per
hour) ./ ✓
Referral Agency Fees: Housing - $410; Engineering- $212; Parks- $212 ,/
Total Deposit: $ 3,774.
To apply, submit the following information:
1. Total deposit for review of the application.
2. Proof of ownership with payment.
3. Signed fee agreement (all applications)
4. Completed City of Aspen application form (all applications).
5. Applicant's name, address and telephone number in a letter signed by the applicant stating the name, address and telephone
number of the representative authorized to act on behalf of the applicant.
6. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current
certificate from a title insurance company, or attomey licensed to practice in the State of Colorado, listing the names of all
owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner's right to apply for the Development Application.
7. Copies of the complete application packet and maps: HPC = 12; PZ = 10; CC = 7; Referral Agencies = 11ea.; Planning
Staff = 1
8. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
9. Site improvement survey including topography and vegetation showing the current status, including all easements and
vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. (This
requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not
to warrant a survey document.)
10. A written description of the proposal and an explanation in written, graphic, and model form of how the proposed development
complies with the review standards relevant to the development application. Please include existing conditions as well as
proposed.
11. List of adjacent property owners within 300' for public hearing. The GIS department can provide this list on mailing labels for
a small fee. 920.5453
12. Copies of prior approvals.
13. Applications shall be provided in paper format (number of copies noted above) as well as the text and images on a CD.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is
subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a
legal or vested right.
P33
� U N9
ATTACHMENT 2 - Historic Preservation Land Use Applicatio
Al ✓ �4ly r�E
C CST ), 20,,
PROJECT THE Cm OF ASPEN 1/497), Pei
Name: � 1pp 4/ 4 r
Location: S/9 //lr>n 6r■ S +. -
7 oll-s P, C1 '/ o b K 20 I c. v., »v. s- - 04- A s v. -
(Indicate street addresst, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED) )7 S ,< J 0 ) LI L< 3 o o 62 -
APPLICANT: f
Name: R4 .. p m- --_-\" d
-(\ 1
Address: I-/C_) a laic) \ c„A „A< Plot( R
Phone #: 3 c i • 3 y ' Fax #: e / ' 4 2 E -mail: ► .for. - _s .„.. 41 PA
REPRESENTATIVE: -
Name: We. f -c c ' -c 1 ! -
Address: SO\ /Y\ -e... -
Phone #: Fax #: E -mail:
TYPE OF APPLICATION: (please check all that apply):
❑ Historic Designation ❑ Relocation (temporary, on
❑❑ Certificate of No Negative Effect ❑ El
or off-site)
❑ Certificate of Appropriateness Demolition (total
❑ -Minor Historic Development ❑ demolition)
❑ Historic Landmark Lot Split
-Major Historic Development
❑ - Conceptual Historic Development
-Final Historic Development
- Substantial Amendment —
EXISTING CoxnrrloNS: (description of existing buildings, uses, previous approvals, etc.)
PROPOSAL: (descri pti of proposed buildings, uses modifications, etc.) f I
6 r / r,
rC' � cv hnnV e /'LS"9'rfi A ovl, P- ,h 7, 6 - S.P e 1 "� r,_
Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
P 3 4 General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved
YES NO
,� ❑ Does the work you are planning include exterior work; including additions,
demolitions, new construction, remodeling, rehabilitation or restoration?
❑ Does the work you are planning include interior work; including remodeling,
rehabilitation, or restoration?
❑ Do you plan other future changes or improvements that could be reviewed at this
time?
❑ In addition to City of Aspen approval for a Certificate of Appropriateness or No
Negative Effect and a building permit, are you seeking to meet the Secretary of
the Interior's Standards for Rehabilitation or restoration of a National Register of
Historic Places property in order to qualify for state or federal tax credits?
❑ If yes, are you seeking federal rehabilitation investment tax credits in
conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner - occupied residential
properties are not.)
❑ ❑ If yes, are you seeking the Colorado State Income Tax Credit for Historical
Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
❑ Rehabilitation Loan Fund ❑ Conservation Easement Program ❑ Dimensional Variances ❑
Increased Density ❑ Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees ❑
Conditional Uses ❑ Exemption from Growth Management Quota System ❑ Tax
Credits
Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
P35
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project: •
• Applicant. Pet er .1: I 1
Local:cry Ir._ kr,
Zone Deutict. lI AiXED .
Lot Size: .!,J0 sf. •
Lot Ari 7fJ0 s .•
(for the purpoias tTf cllculating Floor Ara. Lot Area may b reduced Fur zire-as
the high wah,- r tusk. eaSettlentS., and steep slopes. Plcasc rercr to the
definition or Lot ANirl the mumeipat Code.)
Commercial net leasable: tirrg Propose41- 2:: /a
Nuttilvr of rosidcmtial units: 1 inrt L Propose,:t 12 •
Number of bedrooms ktisling: 2 Proprord: 21 1 studio
Proposed % of demolition (Historic properties only): 1 One I
DAFFN MONS:
Floor Area. Lk 1,122 1 :i F.4114.4raMe 7,530 SE' p ro p ose d : 7,400 ÷/- SE
Principal bide. heiht Eii. 1 -O Allowable . 28 -0 Pluposect _18' -0 s (HISTORIC
Access. bldg. height: 12 .4thArattie 28' Cr -' ,j• 27' -11"
On-Site parking: Eviving. .12/1 p ro p ose d ; 8/1 SPUB sAC C ESS 15L
% Site coverage7 krixiiirf..r: 2 1 W:4 Pry 4 1";
Open Space. Etisting. Required. .14/04 Proposal: 29%
Front Setback: Pa WI/7g: 24 -.1" Required: 10' -0 Proposed: 5' -0" It
Rear Setback: EviNfing: 11' Required: _ 5 ' 7 0 Prtposect
Combined FIR: awing Required: 1_5 ` 7 _0' . proposed:. 1,0 7. 6 . : it
Side Setback. rWilitg: 12 ' -9 Requirat 5 ' Proposal: 5 ' -6"
Side Setback. Existing: 8 - Re gifired: 5' Proposed: 5'
C'onthined Sides: Existing: 21' -fi" Required. 10 ' -C; ' Proposed: 10' -6"
Di stanc e Between &wing, 2' 761" ReiPire( I: 0 - Preli.M.Ved. 11 -0"
Building
EiNi sting no.n.confortniti es or encroachments: ,,DistdrIce , btwn buildings is less
then :10' -0'' . Corrected in new proposal
Variations r.otitu:stod: A pp 1 iceir,tt, " ts a. 5' front yard set bac for the
historic unit to be located in the south-east corner of lot.
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