HomeMy WebLinkAboutagenda.hpc.20111214 ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
DECEMBER 14, 2011— 5:00 P.M.
CITY COUNICL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE VISIT- NONE
I. Roll call
II. Approval of minutes — Nov. 16 minutes.
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VL Project Monitoring:
VII. . Staff comments — (15 min.)
VIII. Certificate of No Negative Effect issued
(Next resolution will be #15 )
IX. Submit public notice for agenda items
I. OLD BUSINESS
A. 320 Lake Ave. Conceptual Major Development, On -Site
Relocation, Demolition, Hallam Lake Bluff Review and
Variances — continued Public Hearing. from 11 -9
B. 517 and 521 E. Hyman and parking lot on the corner of
Hunter and Hyman. Aspen Modern Negotiation for
Voluntary Landmark designation of 517 and 521 E. Hyman.
Conceptual, Conceptual Commercial design Standard
Review, demolition continued Public Hearing from 12 — 7
C. 217 E. Bleeker — Conceptual, Major Development, On -Site
Relocation, Demolition and Variances — open and continue
the public hearing until January 11, 2012
IL NEW BUSINESS
A. 205 S. Spring Street — Final Major Development,
Conditional Use Review and Variances, Public Hearing (45
min.)
III. WORK SESSIONS
IV. 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
*Make sure the motion includes what criteria are met or not met.
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.
PROJECT MONITORING- Projects in bold are currently under construction.
Ann Mullins Boomerang
604 W. Main
Lift One
316 E. Hopkins
Brian McNellis 332 W. Main
Fox Crossing
Jamie Brewster McLeod 630 E. Hyman
518 W. Main
Jay Maytin 920 W. Hallam
518 W. Main
28 Smuggler Grove
Red Butte Cemetery
Lift One
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Nora Berko 28 Smuggler Grove
Willis Pember 508 E. Cooper
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M: \city \planning\hpc project monitoring\PROJECT MONITORING.doc
12/9/2011
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 320 Lake Avenue- Conceptual Major Development, On -site relocation,
Demolition,. FAR Bonus, Variances and Hallam Lake Bluff Review- continued
Public Hearing
DATE: December 14, 2011
SUMMARY: 320 Lake Avenue is located in the R -6, Medium Density residential zone district.
The subject lot contains a 19` century designated landmark and is defined as Parcel I of the
Marshall Lot Split. The house fronts Lake Avenue and the rear of the property overlooks Hallam
Lake. There is no alley access. A non - historic addition is evident on the north and rear (east)
elevations of the historic house. The south and front (west) elevations appear to be unaltered. No
documentation has been found to indicate whether the house is in its original location and an
inspection of the basement/crawl space has not been attempted. Mature vegetation exists on the
site. Parks has granted approval for the removal of the three deteriorated cottonwood trees that line
the south lot line.
The applicant requests approval to move the historic portion of the house to the southwest, to
demolish non- historic additions, and to construct an addition to the north and east elevations of the
historic home. The 500 square feet FAR Bonus is requested. Setback variances, a Residential
Design Standard Variance and Hallam Lake Bluff Review are also needed. HPC has conducted
two worksessions on this project over the past year. A public hearing was held on November 9th.
The board continued the project for restudy. For HPC's reference, minutes are attached along with
the previous site plan.
APPLICANT: Contract purchaser, SC Acquisitions LLC, 2850 E. Broad Street, Columbus, OH
43209, represented by Bill Guth and CCY Architects. The current owner of the property, Ronnie
Marshall of 320 Lake Avenue, Aspen, CO 81611, has consented to the application.
PARCEL ID: 2735- 124 -01 -002
ADDRESS: 320 Lake Avenue, Parcel I of the Marshall Lot Split; Aspen.
ZONING: R -6, Medium Density Residential, Historic Landmark
MAJOR DEVELOPMENT (CONCEPTUAL)
The procedure for a Major Development Review, at the Conceptual level, k as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
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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. •
Staff Response: The subject lot is 7,075 square feet in size, however a portion of the lot is
deducted for the purpose of calculating allowed floor area due to steep slopes dropping towards
Hallam Lake at the rear of the site.
The applicant proposes to remove non - historic additions to the Victorian and to shift the building
towards the southwest comer of the site to facilitate new additions and a garage. New additions
to this Victorian are affected by some unique restrictions. The Marshall Lot Split was approved by
City Council in 1987 forming Parcel I, the subject site, and Parcel II, a non - historically designated
property to the south. A plat was recorded, however an Ordinance was never drafted or recorded.
The plat notes state the following: "1. An addition to the existing house will not encroach into the
existing side and front yard for Parcel I; 2. No decks or similar structures shall be constructed
outside the building envelope." The plat indicates that the rear yard setback for Parcel I is 20' from
the property line. The building envelope for Parcel I is defined on the plat as the footprint of the
existing building, with the exception of the rear yard setback of 20'. The prohibition against
additions in the front and side yards is a significant conflict with the proposed development, which
generally maintains the current building setback on the north, but expands into the south setback
and the front setback. Staff's assumption is that the condition of approval was put in place in part
to protect cottonwood trees that have since been approved for removal, however there may have
been other reasoning. An amendment to the subdivision plat and envelope by City Council will be
required to permit development in these areas of the lot, subsequent to receiving HPC Conceptual
approval. In addition to requesting Council remove the specific restrictive setbacks imposed by the
Lot Split, the proposal does not meet standard R -6 sideyard setbacks or the combined sideyard
setback, as further discussed later in the memo.
The property has a larger than normal rear yard setback requirement because of its inclusion in the
protected Hallam Lake Bluff area, which was adopted after the Marshall Lot Split was approved.
The property lacks an alley, which is the preferred location for parking and accessory uses to be
screened from the street.
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Front portion of the addition: The applicant proposes a two bay garage on the front elevation.
This element has the biggest visual impact on the historic home and a double bay garage, in a
side -by -side configuration has been'an apparent threshold issue for both HPC and the applicant at
the previous worksessions. In order to reduce the impact of a garage adjacent to the front of the
Victorian, the applicant has designed it to read as an accessory structure that is linked to the
house with a recessed one story connector. The gable roofed portion of the garage is setback
10' from the frontmost wall of the historic home and the one story element that links the
gable roofed garage bay to the Victorian has been amended and is now setback 16' from
the historic home. The proposed garage location reveals more of the northern elevation of the
historic home than the existing condition.
Since the last meeting, a hallway between the Victorian and the new garage has been
removed, narrowing the front facade of the project by just over 4'
Paving tracks are proposed to lead to the gable roof garage bay and Grasscrete and limited paving -
• will be used for the rest of the driveway. The applicant is confident that Grasscrete can be
successfully grown and maintained in this location on the site. Staff is supportive of the
materials and finds that the Grasscrete helps to disguise the second garage bay. Generally, a
single family home is expected to have two on -site parking spaces, enclosed or unenclosed.
Staff finds that the proposal to disguise the garage as a single bay with a recessed connector is a
creative approach that meets Guidelines 10.6, 10.8 and 10.9.
10.6 Design an addition to be compatible in size and scale with the main building.
❑ An addition that is lower than or similar to the height of the primary building is preferred.
10.8 Place an addition at the rear of a building or set it back from the front to minimize
the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
❑ Locating an addition at the front of a structure is inappropriate.
❑ Additional floor area may also be located under the building in a basement which will not
alter the exterior mass of a building.
❑ Set back an addition from primary facades in order to allow the original proportions and
character to remain prominent. A minimum setback of 10 feet on primary structures is
recommended.
10.9 Roof forms should be similar to those of the historic building.
❑ Typically, gable, hip and shed roofs are appropriate.
a Flat roofs are generally inappropriate for additions on residential structures with sloped
roofs.
Rear portion of the addition: An addition with a long shed roof is proposed behind the historic
house. The addition has a fairly significant setback from the street, which appears to minimize
visual impacts in term of height and massing. The apex of the shed roof is just below the ridge
of the historic resource.
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Overall, Staff finds that the conceptual design meets Guidelines 10.3 and 10.4. The addition
successfully balances references to historic characteristics and modern design elements: The
gable garage form is subtle and supports the historic resource while representing new
construction.
10.3 Design a new addition such that one's ability to interpret the historic character of
the primary building is maintained.
❑ A new addition that creates an appearance inconsistent with the historic character of the
primary building is inappropriate.
❑ An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
❑ An addition that seeks to imply an inaccurate variation of the primary building's historic
style should be avoided.
❑ An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
❑ An addition should be made distinguishable from the historic building, while also
remaining visually compatible with these earlier features.
❑ A change in setbacks of the addition from the historic building, a subtle change in•
material or a differentiation between historic, and more current styles are all techniques
that may be considered to help define a change from old to new construction.
ON - SITE RELOCATION
The intent of this Chapter is to preserve designated historic properties in their original locations •
as much of their significance is embodied in their setting and physical relationship to their
surroundings as well as their association with events and people with ties to particular site.
However, it is recognized that occasionally the relocation of a property may be appropriate as it
provides an alternative to demolition or because it only has a limited impact on the attributes that
make it significant.
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
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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 applicant proposes to pick up the historic home and move it to the
southwestern corner of the lot. The historic home is to be situated between 2 existing street trees
to ensure visibility from the right of way.
This block is not depicted on the 1904 Sanborne Map and the house is not shown on the. 1893
birds eye view map. Based on the condition and style of the foundation, Staff assumes that the
building is in its original location but we do not have historical documentation available to
confirm. The best justification for the Relocation is criterion C.4, above. HPC has frequently
allowed building relocation in order to create enough of a footprint for an addition to reduce
negative impacts on the historic resource. The applicant will be required to provide standard
documentation and guarantees for the safe relocation of the structure.
DEMOLITION
It is the intent of this Chapter to preserve the historic and architectural resources that have
demonstrated significance to the community. Consequently no demolition of properties
designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed
unless approved by the HPC in accordance with the standards set forth in this Section.
The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. 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
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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: No Sanborn Maps are available to help define the boundaries of the historic
building, and the existing addition was designed in a similar style. However, site inspection of
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the inside and outside of' the house reveals where additions were made on the north and rear
facades, all of which is proposed to be removed. No areas of the historic resource are proposed
to be removed, however since more than 40% of the existing structure is to be demolished,
Demolition approval is necessary. Staff finds that "No documentation exists to support or
demonstrate that the property (the portions of the building being demolished) has historic,
architectural, archaeological, engineering or cultural significance." Staff also finds that the non-
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historic additions do not contribute to the significance of the parcel and their removal will not
affect the integrity of the historic resource or the preservation needs of the area.
• . FAR BONUS
In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of
allowable floor area for projects involving designated historic properties. To be considered for
the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines;
b. The historic building is the key element of the property and the addition is
incorporated in a manner that maintains the visual integrity of the historic building;
c. The work restores the existing portion of the building to its historic appearance;
d. The new construction is reflective of the proportional patterns found in the historic
building's form, materials or openings;
e. The construction materials are of the highest quality;
f. An appropriate transition defines the old and new portions of the building;
g.. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained.
Staff Response: The applicant has provided an explanation for why they feel bonus should be
granted.
There is deferred maintenance that needs to take place on the structure, and the applicant is
reconstructing a portion of the north wall that has been covered by earlier additions. The street
facade has been carefully considered in order to keep the Victorian prominent. However, staff
has reservations about the justification for the bonus given the choice to have a two car garage
alongside the house and a fairly wide addition across the back of the house. The Victorian
appears to be "surrounded" in a manner that might not be perceived given the way the project
will be screened by trees and other development, but raises questions on paper.
Staff recommends HPC discuss a partial bonus but we do not support the full 500 square foot
bonus.
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SETBACK VARIANCES
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 application includes the following variance requests: providing a 1' 7"
north side yard setback where 5' is required and providing a combined sideyard setback of 10' 1"
where 17'8" is required. Since the November 9th meeting, the need for a south yard sideback
variance has been eliminated and the combined sideyard setback request has been reduced
by 4'6."
This lot is not rectilinear and tapers towards the rear lot line. The pinch points where the
proposal does not meet the setback requirements occur towards the center of the site. The north
yard setback is very similar to what exists today.
Staff and HPC previously expressed concerns about the setback variances, particularly given the
condition on the Marshall Lot Split plat mentioned above, and the debated impact of a two car
garage on the north side of the Victorian, which also necessitates a Residential Design Standards
variance, discussed below.
The fact that the existing house is 1'7" off of the north lot line today does not necessarily justify
maintaining that condition with new construction. It might be appropriate to create more equal
north and south sideyards, however that would affect the ability to have a straight shot from the
existing curb cut into the new garage. There does not appear to be any option to reduce the
overall width of the project any further without eliminating the second garage stall. While the
design for the garage mitigates many of the historic preservation concerns, staff does not find that
the setback variance criteria are met.
RESIDENTIAL DESIGN STANDARDS
The project does not comply with Residential Design Standards related to the width of the garage
in comparison to the living area:
C. 2. ' For all residential uses that have access only from a public street, the following
standards shall be apply:
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a. On the street facing facade(s), the width of the HRH
living area on the first floor shall be at least five (5) /
feet greater than the width of the garage or � � I
carport. x �'- i'X•s' —y
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All Residential Design Standard Variances, Pursuant to Land Use Code Section
26.410.020(D)(2) must: _
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and 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.
Staff Response: The width of the proposed living space facing the street is 20'6 ", while the
width of the garage is wider approximately 22'. To meet this standard, the width of the garage
should be reduced by 6'5," which would likely mean one garage stall plus storage space.
Generally the presence of garages as part of the streetscape is to be minimized. The proposed
garage area is equal to, or slightly wider than the historic house. Staff does not find that the
review criteria are met for a variance.
HALLAM LAKE BLUFF REVIEW
Sec. 26.435.060.Hallam Lake Bluff review.
A. Applicability. All development in that bluff area running approximately on a north -south
axis bordering and/or overlooking the Aspen Center for Environmental Studies Nature Preserve
and bounded on the east by the 7850 -foot mean sea level elevation line and extending one
hundred (100) feet, measured horizontally, up slope and there terminating and bounded on the
north by the southeast lot line of Lot 7A of the Aspen. Company Subdivision and on the south by
the centerline of West Francis Street, shall be subject to the review standards as set forth in this
Section.
C. Hallam Lake Bluff review standards. No development shall be permitted within the
Hallam Lake Bluff ESA unless the Planning and Zoning Commission makes a determination that
the proposed development meets all of the following requirements:
1. No development, excavation or fill, other than native vegetation planting, shall take place
below the top of slope.
2. All development within the fifteen -foot setback from the top of slope shall be at grade.
Any proposed development not at grade within the fifteen -foot setback shall not be
approved unless the Planning and Zoning Commission determines that the following
conditions can be met:
a. A unique condition exists on the site where strict adherence to the top -of -slope
setback will create an unworkable design problem.
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b. Any intrusion into the top -of -slope setback or height limit is minimized to the greatest
extent possible.
c. Other parts of the structure or development on the site are located outside the top -of-
slope setback line or height limit to the greatest extent possible.
d. Landscape treatment is increased to screen the structure or development in the setback
from all adjoining properties.
3. All development outside the fifteen-foot setback from top of slope shall not exceed a
height delineated by a line drawn at a forty -five- degree angle from ground level at the top
of slope. Height shall be measured and determined by the Community Development
Director using the definition for height set forth at Section 26.104.100 and the method of
calculating height set forth at Section 26.575.020:
4. A landscape plan shall be submitted with all development applications. Such plan shall
include native vegetative screening of no less than fifty percent (50 %) of the development
as viewed from the rear (slope) of the parcel. All vegetative screening shall be
maintained• in perpetuity and shall be replaced with the same or comparable material
should it die.
• 5. All exterior lighting shall be low and downcast with no light(s) directed toward the nature
preserve or located down the slope and shall be in compliance with Section 26.575.150.
6. No fill material or debris shall be placed on the face of the slope. Historic drainage
patterns and rates must be maintained. Pools or hot tubs cannot be drained down the
slope.
7. Site sections drawn by a registered architect, landscape architect or engineer shall be
submitted showing all existing and proposed site elements, the top of slope and pertinent
elevations above sea level. (Ord. No. 47 -1999, §3; Ord. No. 12, 2007, §23)
Staff Response: The applicant has provided written response to the review criteria, which staff
finds are all met. The only work proposed below the top of slope is restoration of the bank,
which must be coordinated with the Parks Department. The proposed construction meets the
setback and height requirements. Native vegetation screening is planned and indicated on the
site plan.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
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• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff is concerned with the variances that are needed, and their
purpose. Generally, HPC has the authority to grant variances in order to provide more breathing
room and separation between old and new construction. The only apparent purpose of the
requested variances is to accommodate a 2 car garage in the most convenient location on the site.
Staff recommends that the project be continued with the requirement to redesign to significantly
reduce or eliminate the combined sideyard setback variance and the Residential Design Standards
variance.
Staff would be inclined to support an FAR bonus if the project had one garage stall.
Exhibits:
A. Relevant HPC Guidelines
B. November 9, 2011 HPC minutes
C. November 9, 2011 proposed site plan
D. Application
Exhibit A: Relevant HPC Design Guidelines, Conceptual Review
Walkways
1.9 Maintain the established progression of public -to- private spaces when considering a
rehabilitation project.
❑ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi- public" walkway, to a "semi- private" porch or entry feature and ending in the
"private" spaces beyond.
❑ Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to. avoid a tree.
❑ Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
83 Avoid attaching a garage or carport to the primary structure.
❑ Traditionally, a garage was sited as a separate structure at the rear of the lot; this pattern
should be maintained. Any proposal to attach an accessory structure is reviewed on a case -
by -case basis.
8.4 A garage door should be compatible with the character of the historic structure.
❑ A wood -clad hinged door is preferred on a historic structure.
❑ If an overhead door is used, the materials should match that of the secondary structure.
❑ If the existing doors are hinged, they can be adapted with an automatic opener.
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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.
9.3 If relocation is deemed appropriate by the HPC, a structure must remain within the
boundaries of its historic parcel.
❑ If a historic building straddles two lots, then it may be shifted to sit entirely on one of the lots.
Both lots shall remain landmarked properties.
9.4 Site the structure in a position similar to its historic orientation.
❑ It should face the same direction and have a relatively similar setback.
❑ It may not, for example, be moved to the rear of the parcel to accommodate a new building in
front of it.
10.2 A more recent addition that is not historically significant may be removed.
10.3 Design a new addition such that one's ability to interpret the historic character of
the primary building is maintained.
❑ A new addition that creates an appearance inconsistent with the historic character of the
primary building is inappropriate.
❑ An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style
should be avoided.
❑ An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
❑ An addition should be made distinguishable from the historic building, while also remaining
visually compatible with these earlier features.
❑ A change in setbacks of the addition from the historic building, a subtle change in material or
a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction.
10.6 Design an addition to be compatible in size and scale with the main building.
❑ An addition that is lower than or similar to the height of the primary building is preferred.
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10.7 If it is necessary to design an addition that is taller than a historic building, set it
back substantially from significant facades and use a "connector" to link it to the historic
building.
❑ A 1 -story connector is preferred.
❑ The connector should be a minimum of 10 feet long between the addition and the primary
building.
❑ The connector also should be proportional to the primary building.
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10.8 Place an addition at the rear of a building or set it back from the front to minimize
the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
❑ Locating an addition at the front of a structure is inappropriate.
❑ Additional floor area may also be located under the building in a basement which will not
alter the exterior mass of a building.
❑ Set back an addition from primary facades in order to allow the original proportions and
character to remain prominent. A minimum setback of 10. feet on primary structures is
recommended.
10.9 Roof forms should be similar to those of the historic building.
❑ Typically, gable, hip and shed roofs are appropriate.
❑ . Flat roofs are generally inappropriate for additions on residential structures with sloped roofs.
14.17 Design a new driveway in a manner that minimizes its visual impact.
❑ Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts
are not permitted.
❑ If an alley exists, a new driveway must be located off of it.
14.18 Garages should not dominate the street scene.
14.19 Use a paving material that will distinguish the driveway from the street.
❑ Using a change in material, paving pattern or texture will help to differentiate the driveway
from the street.
❑ Porous paving materials will also help to absorb potential water runoff typically associated
with impervious surfaces such as asphalt or concrete.
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MINUTES NOVEMBER 9, 2011
Vice - chair, Ann Mullins called the meeting to order at 5:00 p.m.
Commissioners in attendance: Jay Maytin, Willis Pember and Brian
McNellis. Nora Berko and Jamie McLeod were excused.
Staff present:
Jim True, Special Counsel
Amy Guthrie, Historic Preservation Officer
Kathy Strickland, Chief Deputy City Clerk
MOTION: Jay moved to approve the minutes of Oct 26; second by Ann. All
in favor, motion carried.
320 Lake Avenue — Conceptual Major Development for a Historic
Landmark, On -Site relocation, Demolition, Hallam Lake Bluff and
Variances — Public Hearing
Rich Carr, architect
Amy said we had two work session and a site visit. This is a landmark lot,
7,000 and some feet along Lake Ave. with a nice Victorian home on it with
an existing addition on the side but otherwise the building is fairly original.
The application is to remove the non- historic additions, pick the house up
and move it to one side of the lot, and build a one story garage element that
is linked to the historic house at the front and a taller addition at the. back.
There are a few bonuses requested. They are asking for setback and a FAR
bonus and residential design variances. They also need a Hallam Lake
•
review which is something that would normally go to P &Z but staff said
they like to consolidate applications in front of one board when appropriate.
HPC is asked to confirm that they are complying with the required setback
from the bluff to protect the view around Hallam Lake. In terms of staff
suggestions the discussion has been the garage. The overall desire would be
to have the variances minimized for the project; that it is thought through so
that everything that is awarded to facilitate this addition is appropriate and
the most sensitive thing to the building and neighborhood. There is a
condition that is noted on the subdivision many years ago that actually says
nothing should be built in front of or to the sides of the existing building and
they will need to go to council to address that. We are not sure why that
condition was put on but we are trying to respect the fact that someone
thought there should be minimal additions. Our suggestion was the
possibility of making the connector element slightly narrower. There are
two garage stalls which we feel are disguised the best they can be but there
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is also a hallway corridor that is part of the linking element that is four feet
wide and we made the suggestion in the memo to possibly take that out
which means you would give four feet less for a setback variance. The
overall width of the project would then be narrower. In general the addition
at the back of the site is well done. The elevation in the packet is difficult to
read and to tell where the eave lines meet up. There is also a clear story
element, a bank of windows above the garage that we weren't sure are in
character with the house. We are in support of the on -site relocation and
demolition. We feel the bonus needs discussed and it is something that has
to be earned and there needs to be a justification why the square footage is
given because for the most part it has negative impacts to keep expanding
square footage to the house. It needs to be balanced out with benefits that
are clear to the public and clear restoration efforts. This house doesn't really
need a lot of restoration and it is being moved and there are a lot of
variances being requested. The only setback that is of particular concern is
the combined side yard setback and they aren't meeting the minimum on
either side and they are not meeting the combined by some 15 feet. That is
why we are suggesting the corridor be removed.
Rich Carr said instead of a 20 combined Sara mentioned 17 feet because of
calculations of the slope.
Amy said the lot area is what you use to calculate the setback. The variance
needs to be minimized to the greatest extent possible. The idea is to have
open space alongside the house and not have the width of the building .
imposing on the street. There is a residential design standard variance
request. There is the requirement that the living area be 5 feet wider than the
garage area and the way they designed their building they are 2' /z feet short
of that. The last part of the memo is the Hallam Lake bluff which is straight
forward, you must setback all development 15 feet from the top of slope line
and lay back all construction from that point at a 45 degree angle and you
have to do certain landscape screening and we thing they are complying to
protect the ACES view. Staff is recommending restudying.
Rich Carr presented a power point. It is a wonderful Victorian and we are
working hard to preserve it and save it and move it to a new location. By
shifting the house to the right it show cases the historic resource between the
ever green trees. A context map was presented on the screens. The
Victorian needs some care and repair. A site plan was submitted which
includes 2 non - historic additions and the proposal is to remove those
2
ASPEN HISTORIC PRESERVATION COMMISSION P 15
MINUTES NOVEMBER 9, 2011
additions and shift the historic resource and add onto where it was disturbed
by the non - historic additions. We haven't found anything about the side
porch and we are keeping it,since it is historic.
Jay asked about the required setbacks.
Amy said the setbacks are five feet on each side and 20 combined and none
of those are being met.
Rich said the addition will line up and will. follow the line of the non - historic
addition that will be removed. We are not making this a worse condition
than exists today. Our combined would be 11.1 feet. We also spent time on
minimizing the driveway. There would be no additional cut. There are two
paved areas for the car wheels and grass -crete in the center to minimize that .
there is a second garage bay. We pushed back the connector another two
feet and we can move it two more feet. We got creative with the garage
door and we are going to find a way that it out swings. The idea is to do a
powerful framing of the historic resource.
Rich presented a cross section. The dormers are not touching the historic .
resource, they are pulled back. The lower roof is covering the stair that is
below the upper triangle on the back of the resource.
Discussion: Jay asked Amy what guideline talks about garages being set
back from the historic resource.
Amy said the residential design standards states that the garage has to be ten
feet back and guideline 10.8 talks about setting things back toward the back
of the structure.
Ann asked for clarification of the setbacks. Amy said on each side you have
to have at least five feet but one or more of them has to be more than five
feet. Amy also pointed out that this is a subdivision.
Ann asked when the additions are taken off how much historic fabric is lost.
Rich: The non - historic addition on the ground floor interacts a little on the
roof. We would be exposing more than what exists today and we would
have to put new siding on. We are exposing more of the historic facade but
not interrupting it anywhere else.
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MINUTES NOVEMBER 9, 2011
Jay asked when the addition is taken off are the historic inner walls intact.
Rich said he thinks on the outside of the historic resource the framing is
there.
Willis asked if the side setback is a R6 zoning requirement. Amy said yes.
Willis asked if there is any compromise to the historic resource. Amy said
11PC can give variances for land marked properties. Staff is suggesting that
you be thoughtful in minimizing them within reason.
Ann said the house to the south seems so close to the property line and if
you push this one over, doesn't the fire department want at least ten feet?
Amy said the building code will rule.
Rich said the house next door would be five feet and has a roof that does
something that wouldn't be allowed today. Again, we are four feet to the
porch but almost 9.6 to the house so combining that 9.6 plus 5 is 14.6. That
is a great point and we would have to meet the building code but I think we
are OK.
Willis asked what the existing side yard setback is. Rich said on the north it
is 1.5 or something like that and on the other side it is a lot more. On a
tapering lot you take the most constraining dimension, is that correct? Amy
said you use the worst case scenario.
Rich said given all the constraints and no alley we had to work hard on the
garage. Being how things are tricky here we think it is fair and exemplary
and we are asking for the 500 foot bonus.
Ann said the residential design guideline says you have to have x plus 5 feet
for the facade of the historic resource. It gets muddy because what you
perceive as the garage is that single bay garage and if you just look at that
you are well within the guideline.
Amy said there is paving and grass -crete in front of that and I am not sure
you will realize there is a garage there or not.
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• MINUTES NOVEMBER 9, 2011
Rich said the historic resource is a fixed width and that is the living space
and if it were any other space you would make the living space a few feet
wider. The intent is to not have the garage dominate the living space.
Jay asked what is the parking requirement. Amy said probably only one
space because they only have one legal parking space on the site right now
and there is no garage and there is a driveway and a parking space is 8 '/2 w
by 20 feet long.
Amy said they can really only park one car on -site and that is all they are
required to do with the remodel.
Exhibit I — affidavit of public notice.
Vice -chair Ann Mullins opened the public hearing portion of the agenda
item. There were no public comments. The public hearing was closed.
Amy asked Ronnie Marshall if she recalled anything about not being able to
build into the setbacks. Ronnie said her attorney didn't show up at the
closing so she signed the papers.
Amy clarified that HPC is being asked to approve the plan and council will
have to review the subdivision condition.
Ann said we are looking at five issues.
On -site relocation, FAR bonus of 500 square feet, 4 variances, residential .
design standard variance and the Hallam Lake bluff requirements.
Discussion:
Brian commented that the architect has done a great job considering the
challenge of the site. I did express some apprehension at the work session.
The most positive component is the possibility of being able to remove some
parking from the street. By adding parking on the property that will
alleviate some of the issues on the street. Part of preserving the historical
integrity of the streetscape is actually trying to de- clutter the amount of
automobiles that are along the side. The rehabilitation of the historic
resource is commendable. Picking up an historic resource off its foundation
and relocating it I always have a difficult time with that and that coupled
with widening the amount of visible non - historic component is troubling me.
There is a non - historic component right now and we are basically picking
5
P18
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES NOVEMBER 9, 2011
that up and moving it toward the streetscape and widening the non-
conformity of that and by doing so shattering the side yard variances. We
are talking 20 feet and we have a fraction of that. I think there was a reason
for the subdivision condition of not having anything on the sides. I can't see
a compelling justification to support the FAR bonus. Having grass going up
to that center piece indicates that there is a garage.
Jay said I disagree with Brian on parking. I love restoring historic structures
back to the way they were. When you do take something apart and put it
back to the original that is all you get and that is what you proposed. If you
are going to move the historic structure nothing should be built next to it at
all. The connector should be coming off the back. I don't think it is
appropriate to put a two car garage in this house. I'd give you one if you
drove past the house to get to it and it was in the back. I can't give you 500
extra square feet to drive a car in there. If you are moving this house
forward then the addition has to be behind the house. It is difficult to read
the historic structure and there is too much next to it. The bonus is not for a
garage. One car with no connector might work. Separate it and be
submissive to the historic resource. As far as the side yard setbacks you are
all over the property. With the two car garage the program doesn't work. I
don't think our historic resource should be jeopardized for someone's
convenience because they want to park their car in the house. I can't get to
the bonus because of the garage.
Willis said making the resource more present from the public right -of -way is
an admirable proposal. I would support relocation. The detailing of the
second garage is not intended to have it look like a garage. It is hidden and
doesn't look like a two car garage. The connector is sensitive and well done.
I would grant the variance for the residential design standard regarding the
width. Regarding the FAR I don't have enough background information to
comment on it or comment on the requirement in the subdivision agreement.
Ann said it would be nice to understand why that restriction was put in
place. We did see studies of trying to bring the garage around back at the
work sessions. The street impact was much more than what this does. It
was not unusual to move houses around but on the other hand it is unique to
have a house in its original location. You have made a lot of progress but it
still over powers the historic resource in terms of taking over the entire lot. I
support the setback on the north because that was what was there originally
but have a hard time with the setback on the south side. I can't support the
6
ASPEN HISTORIC PRESERVATION COMMISSION
P19
MINUTES NOVEMBER 2011
FAR bonus but if the house was staying in the original location and not so
powered by the addition I could look at that. It is a great little house and this
is so crammed in that lot.
Jay pointed out that a work session is just a work session and nothing is
binding.
Rich Carr explained that they had a good set of work sessions and good
comments. Our take was that the majority of the focus was on the two car
garage and is it going to work or not. And the flavor was to expose as much
as you can of the historic resource. We have made changes. Any design we
do will have a side yard setback variances. We have worked extremely hard
to make this work.
Brian said he understands why the applicants did what they did but maybe
this requires a more modest project.
Bill. Guth, developer said they addressed the Hallam lake Bluff.
Arm said she can support what you have with a few changes. I would like to
see it get closer to the 20 foot setback. I could see keeping the variance on
the north side of the lot because that is where the original house has been. If .
you have the space I would prefer that it be built out to look like a patio
space rather than grass - crete. I can't support the bonus and it doesn't
support the requirements. The addition and entire mass over powers the
resource and the resource is being moved from its original position on the
lot. The treatment of garage and downsizing the entire project and adhering
to the required setback on the south need addressed.
Jay asked if they could go into the ground with a basement.
Rich said the note is a hand written note and we thought that it was put there
due to the existing trees that are dying and need removed.
Willis asked staff about the connector. Amy said it washer suggestion to
eliminate that to reduce the width of the facade on the street without taking
away the garage stall. Willis said that would increase the setback to the
north also.
7
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MINUTES NOVEMBER 9, 2011
Rich said they looked at that. My hope that would be a notable adjustment
that would get us close to the combined setback. We could commit to that if
we can get your vote. I've heard everyone's comments on the FAR bonus.
Rich asked Brian for specifics and what it would take to get his support.
Brian said the FAR bonus can be granted if notable historic sites and
landscape features are retained. As long as we are picking up the historic
resource and moving it I think that condition can never be met. Avoid
attaching the garage or car port to the primary structure, 8.3. As long as we
have that attached to the house it doesn't meet the guidelines. Maybe we
reduce it to a one car garage. 9.1, must be demonstrated that the relocation
is the best preservation alternative. 10.8, location in front of the historic
structure is inappropriate. I realize you don't have too many options but this
is clearly where we are putting another addition to the front of the property
but not only the front it is increasing the width of the streetscape.
Ann made the motion to continue 320 Lake Ave. to Dec. l4` to restudy the
design with comments that we have made; motion second by Jay. All in
favor, motion carried 4 -0.
Jay suggested the applicant bring what they are going to build. You said
there is a basement but it isn't drawn and it confused me. It makes it easier
for us to understand if you draw out everything. Smaller, narrower and more
submissive.
MOTION: Jay moved to adjourn; second by Ann. All in favor, motion
carried. Meeting adjourned at 7:00 p.m.
208 E. Main Street, Salon Tulio — work session
Jim True, Special Counsel said this is a work session and there can be no
approvals and the applicant cannot rely on anything that is said by the
commission as a whole or by any individual commissioner. There is nothing
that can be stated up front that you can rely formally on. Certainly you are
trying to get impressions and input and you need to understand that work
sessions are not for making final determinations.
Kathleen J. Strickland, Chief Deputy Clerk
8
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EXHI
Memo from the Family of the late W.R. Walton
Former Property Owner of 635 E. Hopkins Avenue, Aspen, CO
To: Historic Preservation Commission
Attn. Amy Guthrie, Historic Preservation Officer
amv.guthrie@ci.aspen.co.us
Re: 635 E. Hopkins Avenue, Aspen, CO
Legal: Subdivision: City of Townsite of Aspen Block: 99 Lot: H and:- Lot: I •
Current Owner: 635 E. Hopkins LLC
Former Owner: Lazy J Ranch, LLC (Estate of the Late W.R. Walton)
Date: December 14, 2011
Historic Preservation Commission Officers:
Thank you for the opportunity to submit this correspondence to you regarding the property
located at 635 E. Hopkins Avenue in Aspen for the hearing scheduled today. As family members
of the former owner of this property, W.R. Walton, we would have liked to appear today to present
this to you in person; however, in our absence we would be appreciative if you would read it into
the record in our absence.
The property located at 635 E. Hopkins Avenue was very important to the late W.R. Walton.
He purchased one of the oldest houses in Aspen from the original owners, the Julius Berg family,
on August 24, 1972. The Berg family is said to have had the first baby girl born in Aspen, Louise
Berg. Louise, shown in the photo below in front of the property in 1965, was affectionately known
as "Aspen's Favorite Historian." She was also one of the founders of the Pitkin County Library
and a lifelong resident of Aspen. Her father, Julius Berg, came to Aspen in the late 19 Century
over Independence Pass when it was still a burro trail. The article below also indicates,
according to sources, that Mr. Berg brought with him the first cow to Aspen.
After purchasing the property in 1972 from the Bergs, the late W.R. Walton maintained the
historic presence on the corner of Hopkins and Spring, as well as the landscaping and gardens
surrounding the property. It was his pride and joy throughout the 37 years he spent in Aspen until
he died on July 3, 2009. While he made minor repairs and updates over the course of his tenure
in the property, he kept it, for the most part, in its original state during his time in Aspen. (See the
pages that follow showing the only major renovations he made to the residence taking place in
1972, 1973 and 1974 -1975, respectively). Mr. Walton also voluntarily accepted the historical
designation by the Historical Preservation Commission.
Upon W.R. Walton's passing, it was very important that this property be placed into the
hands of owners who carried on its legacy and historic presence. When the family chose to sell
to 635 E. Hopkins LLC (with Greg and Jane Hills as managing partners) we knew its legacy and
Page 1 of 6
historic value would be maintained, and even enhanced, after viewing their work in the Aspen
area. They not only have a vision for properties of this nature, more importantly, they have a
passion for them. The plans they have for this property preserve the valuable historic character
of this corner while providing a nice aesthetic balance of the architecture in the area. We are
confident that their attention to detail, thoughtful approach and overall preservation of the historic
character is the perfect match for this property. We are very pleased with the quality of work and
preservation 635 E. Hopkins LLC, via .Greg and Jane Hills, are doing and continue to do on this
property and other properties in the Aspen area. Aspen is fortunate to have such mindful
developers who are familiar with historic preservation work and who, like both former owners of
this property, are also local residents who want only the best for the community in which they live
and work.
Mary Ann Geiger, Cousin of the late W.R. Walton
�vr
Dawn Geiger, Daughter of Mary Ann Geiger
at;Ar
Bret Geiger, Son of Mary Ann Geiger
•
Ilene Geiger, Daughter of Mary Ann Geiger
Page 2 of 6
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Page 3 of 6
September 1972 •
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Page 4 of 6
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Page 5 of 6
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Page 6 of 6
eirea1/49 P21
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 205 S. Spring Street- Final Major Development, Conditional Use and Variances-
Public Hearing
DATE: December 14, 2011
SUMMARY: The proposed project is to restore many features of the historic house at 205 S.
Spring Street, to relocate it temporarily during basement excavation, and to build,a new detached
structure to the south. The applicant and architect are responsible for the successful Conner
Cabins project behind City Hall and are taking a similar approach on this property.
HPC granted Conceptual approval on September 21 The applicant requests Final design
approval and rear yard setback variances in response to HPC direction regarding the alley facade.
A Residential Design variance related to windows on the new building is requested. Conditional
Use approval is needed if the property is to function as a duplex, with the historic house as a
separate unit. Conditional Use is typically handled by P &Z but is consolidated with the HPC
review to simplify review process.
STAFF RECOMMENDATION: Staff recommends that HPC grant Final, Conditional Use and
Variances with conditions.
APPLICANT: 635 E. Hopkins, LLC, represented by Oz Architecture and Haas Land Planning.
PARCEL ID: 2737- 182 -12 -002.
ADDRESS: 205 S. Spring Street, Lots 1-1 & 1, Block 99, City and Townsite of Aspen.
ZONING: C -1, Commercial, Historic Landmark
MAJOR DEVELOPMENT (FINAL)
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
1
P22
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.
Staff Response: Final review focuses on landscape plan, lighting, fenestration and selection
of new materials. A List of the relevant design guidelines is attached as "Exhibit A."
Conceptual approval was granted with the following conditions:
1. Materials and fenestration will be discussed more fully at Final Review. Restudy of
materials that better address the specific context of this project is recommended. The
proposed multi -paned windows on the new structure should be simplified to have a better
relationship with the Victorian structures and should be designed to meet the Residential
Design Standards.
2. The landscape plan will be discussed more fully at Final Review. Restudy the entry paths
to emphasize the Victorian as an independent unit . with its own walkway. Restudy the
fence around the Victorian to reflect the type of fencing that was used historically.
3. Restudy the north facade of the new structure to be more compatible in size and scale
with the historic house, and to inflect towards the height of the historic house.
4. A 500 square foot FAR bonus is approved.
5. A 7' reduction in the front yard (Hopkins) setback is approved.
6. A 5' reduction in the combined sideyard setback is approved.
7. Wavier of the Residential Design Standards for "Street oriented entrance and principal
window" are approved.
8. New public notice that accurately reflects the proposed rear yard setback variance will be
required at Final Review. The applicant is to study the character of the alley and consider
the amount of rear yard setback that can be provided.
9. If a duplex is proposed, Conditional Use review will be conducted at Final Review.
10. If a duplex is proposed, review of waiver of two on -site parking spaces will be conducted
at Final.
The subject lot is 6,000 square feet in size. It is zoned commercial, but the use has been a single
family residence since the late 1800s. There have been only two previous owners of this property
over 122 years. The Julius Berg family and descendants owned the property from 1887 to 1972.
Adam Walton owned the property from 1972 until his death in 2009.
There are three structures on the site; a house and two sheds, all of which appear on the 1904
Sanbome Map. A small rectangular shed that the applicant plans to keep was originally near the
• 2
P23
center of the lot and was moved towards the alley some time ago. The largest historic shed was
damaged by fire and has been approved by HPC for demolition. There are numerous photos
documenting the history of the property included in the application.
Except for the Berg house and the two Victorians immediately to the west, the neighborhood is
generally made up of two story, mostly flat roofed, mixed -use and multi - family structures. The
three landmarked Victorians are of a much smaller scale and form. _
Like the approach taken at Conner Cabins, the proposed new building at 205 S. Spring responds
to the commercial forms of the surrounding blocks. Ideally the new construction will provide a
transition piece to highlight the Victorian, rather than making it feel like the odd man out on the
block.
Design issues that the applicant was asked to look at for Final review were materials and
windows on the new structure, and a facade setback on the north side. Responses to this
direction are depicted in the packet. On the perspective views, images of the previous proposal
are included for HPC's reference.
Staff believes that the materials and upper floor windows have improved in terms of the design
guidelines. We remain concerned that brick, as a primary material, aggravates some of the scale
and compatibility issues between the buildings.
Staff recommends that the brick be replaced with some other material that has a similar
proportion, coursing, texture, etc. to the wood clapboard on the Victorian. We find that the
redesigned upper floor windows relate better to the proportion of the Victorian windows than the
multi -paned units on the ground floor. We recommend that the style of windows throughout the
new structure be as depicted on the upper floor.
We believe that the massing and placement of the new structure is successful.
Landscape
The previous owner of this property landscaped substantially into the right -of -way, leaving only a
minimal sidewalk for pedestrians. As part of this application, the edge of the private property
will be properly defined, with right -of -way devoted to standard width sidewalk and street trees.
Some existing trees will be removed in the process. The applicant is working with the Parks
Department and Engineering. Existing trees will be preserved along the west lot line.
The site plan maintains the Berg cabin in its original location, and creates completely detached
new construction, which is very commendable in terms of the historic preservation guidelines.
The distance between the Victorian and the new building is 15.' Staff finds this appropriate and
would consider this the minimum acceptable distance.
A detailed landscape plan has been provided. Staff has frequently recommended against iron
fences around Aspen miner's cottages because they were not typical. That type of fencing was
probably beyond the budget for a simple cabin. There is photographic evidence that this property
3
P24
had a wood fence historically. Staff could support metal fencing close to the new structure, but
recommends wood fencing in the area of the Victorian.
Restoration
As described in the application, there are numerous changes that have been made to the Victorian
house in the last ownership. All can be accurately reversed to the original condition based on
photos and physical evidence on the building. Non - historic additions will be demolished on the
back of the historic house, the enclosed front porches will be re- opened (all posts, trim, etc. are
still in place), non - historic windows will be replaced, a skylight will be removed, and the non-
historic chimney will be reconstructed to the historic design.
The details of some aspects of the restoration need to be clarified to make sure that the work is
accurate. In the elevations, windows on the north, east and south do not appear to be as tall and
narrow as those in the historic photos. Revisions are needed and original rough openings may be
visible during the construction process. In addition, where doors are to be put back in place, the
design must match what is seen in the photos. The reconstructed chimney should match the
height and size of the historic chimney.
SETBACK VARIANCES
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 project requires a revised rear yard setback variance. Although the rear
facade jogs in and out, at the "worst case," the project is 2' from the alley, so an 8' variance is
needed.
Staff supports rear yard setback variances because they allow more distance between the new and
old construction. Commercial/mixed -use development on the immediately surrounding parcels
does not require any setback from lot lines.
RESIDENTIAL DESIGN STANDARDS
The project does not comply with Residential Design Standards related to Street Facing Elements
and Windows.
All Residential Design Standard Variances, Pursuant to Land Use Code Section
26.410.020(D)(2) must:
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
4
P25'
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.
The design standard requiring a variance is:
Windows.
a. Street - facing windows shall not span through the area where a second floor level would
typically exist, which is between nine (9) and twelve feet (12) above the finished first floor.
For interior staircases, this measurement will be made from the first landing if one exists. A
transom window above the main entry is exempt from this standard.
Staff Response: Windows on the new construction are out of compliance with the "no window
zone" that prohibits glazing to pass through the area where a floor level would historically occur.
The ground floor windows appear to comply, but the upper story windows do not because some
of them come down to the floor. •
Staff finds that the intent of the standard, to clearly define the first and second floor, is met. We
are more concerned with the need to relate to the proportions of the historic windows, as
discussed previously in the memo.
CONDITIONAL USE
Conditional uses are those land uses which are generally compatible with the other permitted
uses in a Zone District, but which require individual review of their location, design,
configuration, intensity and density in order to ensure the appropriateness of the land use in the
Zone District. Single family homes are an allowed use in the C -1 zone district where this project
is located. A duplex requires Conditional Use.
Sec. 26.425.040.Standards applicable to all conditional uses.
When considering a development application for a conditional use, the Planning and Zoning
Commission shall consider whether all of the following standards are met, as applicable.
A. The conditional use is consistent with the purposes, goals, objectives and standards of the
Aspen Area Community Plan, with the intent of the Zone District in which it is proposed to be
located and complies with all other applicable requirements of this Title; and
B. The conditional use is consistent and compatible with the character of the immediate vicinity
of the parcel proposed for development and surrounding land uses or enhances the mixture of
complimentary uses and activities in the immediate vicinity of the parcel proposed for
development; and
C. The location, size, design and operating characteristics of the proposed conditional use
minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular
5 •
P26
circulation, parking, trash, service delivery, noise, vibrations and odor on surrounding properties;
and
D. There are adequate public facilities and services to serve the conditional use including but not
limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems and schools; and
E. The applicant commits to supply affordable housing to meet the incremental need for
increased employees generated by the conditional use; and
The Community Development Director may recommend and the Planning and Zoning
Commission may impose such conditions on a conditional use that are necessary to maintain the
integrity of the City's Zone Districts and to ensure the conditional use complies with the purposes
of the Aspen Area Community Plan, this Chapter and this Title; is compatible with surrounding
land uses; and is served by adequate public facilities. This includes, but is not limited to,
imposing conditions on size, bulk, location, open space, landscaping, buffering, lighting, signage,
off - street parking and other similar deign features, the construction of public facilities to serve
the conditional use and limitations on the operating characteristics, hours of operation and
duration of the conditional use.
Staff Response: Residential as the sole use of the property is disincentivized in this zone district
through FAR penalties. However, this property has been residential for many years and
continuing that use has advantages in terms of the size and character of redevelopment. HPC
members encouraged the option to develop as a duplex so that the historic house could maintain
its own identity and perhaps have more usefulness as a functional separate unit.
Staff finds that the review criteria are met. The duplex use has very little impact on the proposed
design. One parking space is provided for the second unit. Affordable housing is not required.
PARKING
In order to grant a parking variance, UPC must find that the review standards of Section
26.415.110.0 of the Municipal Code are met. They require that:
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.
Staff Response: The property currently contains a single family home with one recently added
on -site parking space. The proposal will maintain one parking space for the Victorian and add
one space for the new house, both contained within a jointly accessible garage on the alley.
The applicant requests that the second on -site parking space required for each unit be waived.
Staff supports the waiver. The project is located close to downtown amenities and transportation.
It is important to preserve the historic outbuilding along the alley, and a substantial amount of
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P27
open space should be preserved on the site to honor the historic character of this residential
property.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant Final Major Development,
Conditional Use and Variances as proposed with the following conditions:
1. The following variances were approved at Conceptual: a 500 square foot FAR bonus, a 7'
reduction in the front yard (Hopkins) setback, a 5' reduction in the combined sideyard
setback and a waiver of the Residential Design Standards for "Street oriented entrance
and principal window."
2. The following variances are approved at Final: an 8' reduction in the rear yard setback for
the new structure, a waiver of one on -site parking space for each of the 2 residential units
and a waiver of the Residential Design Standards for "Windows."
3. Conditional Use for a duplex is approved.
4. On the new structure, propose an alternative material to the brick for staff and monitor
review.
5. On the new structure, redesign the lower floor windows to match what is'shown on the
upper floor for staff and monitor review.
6. Redesign the fencing so that metal fencing is not adjacent to the Victorian, for staff and
monitor review. Any fencing by the Victorian should be wood.
7. Revise the restoration plans to accurately restore windows, doors and the chimney on the
Victorian for staff and monitor review.
Exhibits:
Resolution # Series of 2011
A. Relevant HPC Guidelines
B. HPC minutes from September 21 Conceptual review
C. Plan for building relocation submitted by contractor
D. Application
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•
Exhibit A: Relevant HPC Design Guidelines, Final Review
1.2 A new replacement fence should use materials that appear similar to that of the
original.
❑ Any fence which is visible from a public right -of -way must be built of wood or wrought iron.
Wire fences also may be considered.
❑ A wood picket fence is an appropriate replacement in most locations. A simple wire or metal
fence, similar to traditional "wrought iron," also may be considered.
❑ Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards.
1.3 A new replacement fence should have a "transparent" quality allowing views into the
yard from the street. •
❑ A fence that defines a front yard is usually low to the ground and "transparent" in nature.
❑ On residential properties, a fence which is located forward of the front building facade may
not be taller than 42" from natural grade. (For additional information, see the City of Aspen's
"Residential Design Standards ".)
❑ A privacy fence may be used in back yards and along alleys, but not forward of the front
facade of a building.
❑ Note that using no fencing at all is often the best approach,
❑ Contemporary interpretations of traditional fences should be compatible with the historic
context.
1.4 New fence components should be similar in scale with those seen traditionally.
❑ Fence columns or piers should be proportional to the fence segment.
1.9 . Maintain the established progression of public -to- private spaces when considering a
rehabilitation project.
❑ This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding
along a "semi- public" walkway, to a "semi- private" porch or entry feature and ending in the
"private" spaces beyond.
o Provide a walkway running perpendicular from the street to the front entry. Meandering
walkways are discouraged, except where it is needed to avoid a tree.
o Use paving materials that are similar to those used historically for the building style.
Concrete, wood or sandstone may be appropriate for certain building styles.
1.10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
❑ The front yard should be maintained in a traditional manner, with planting material and sod,
and not covered with paving, for example.
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and
shrubs.
❑ Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
❑ If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
❑ Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
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❑ Select plant and tree material according to its mature size, to allow for the Long -term impact
of mature growth.
❑ Reserve the use of exotic plants to small areas for accent.
❑ Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could ,interfere with historic structures are
inappropriate.
❑ Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature' canopy size.
❑ Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building.
❑ It is not appropriate to plant a hedge row that will block views into the yard.
1.15 Minimize the visual impacts of site lighting.
❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
3.4 Match a replacement window to the original in its design.
❑ If the original is double -hung, then the replacement window should also be double -hung, or
at a minimum, appear to be so. Match the replacement also in the number and position of
glass panes.
❑ Matching the original design is particularly important on key character- defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
❑ Using the same material as the original is preferred, especially on character- defining facades.
However, a substitute material may be considered if the appearance of the window
components will match those of the original in dimension, profile and finish.
3.6 Preserve the size and proportion of a historic window opening.
❑ Reducing an original opening to accommodate a smaller window or increasing it to receive a
larger window is inappropriate.
❑ Consider reopening and restoring an original window opening where altered.
3.7 .Match, as closely as possible, the profile of the sash and its components to that of the
original window.
❑ A historic window often has a complex profile. Within the window's casing, the sash steps
back to the plane of the glazing (glass) in several increments. These increments, which
individually only measure in eighths or quarters of inches, are important details. They
distinguish the actual window from the surrounding plane of the wall.
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
❑ A replica of the original, if evidence exists, is the preferred replacement.
❑ A historic door from a similar building also may be considered.
a Simple paneled doors were typical.
❑ Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
7.4 A new chimney should be the same scale as those used historically.
❑ A new chimney should reflect the width and height of those used historically.
11.8 Use building materials that contribute to a traditional sense of human scale.
❑ Materials that appear similar in scale and finish to those used historically on the site are
encouraged.
❑ Use of highly reflective materials is discouraged.
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11.9 Use building components that are similar in size and shape to those of the historic
property.
❑ These include windows, doors and porches.
❑ Overall, details should be modest in character.
11.10 The imitation of older historic styles is discouraged.
❑ This blurs the distinction between old and new buildings.
❑ Highly complex and omately detailed revival styles that were not a part of Aspen's history are
especially discouraged on historic sites.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
❑ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
❑ All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
❑ Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
❑ Shield lighting associated with service areas, parking lots and parking structures.
❑ Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
❑ Do not wash an entire building facade in light.
❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of
buildings.
❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area.
14.14 Minimize the visual impacts of service areas as seen from the street.
❑ When it is feasible, screen service areas from view, especially those associated with
commercial and multifamily developments.
❑ This includes locations for trash containers and loading docks.
❑ Service areas should be accessed off of the alley, if one exists.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create
a negative visual impact.
❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual
impact. Where rooftop units are visible, provide screening with materials that are compatible
with those of the building itself.
❑ Screen ground - mounted units with fences, stone walls or hedges.
❑ A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact.
❑ Use low- profile mechanical units on rooftops so they will not be visible from the street or
alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller
satellite dishes and mount them low to the ground and away from front yards, significant
building facades or highly visible roof planes.
❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their
appearance by blending with their backgrounds.
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P31
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) •
GRANTING MAJOR DEVELOPMENT (FINAL),. CONDITIONAL USE AND
VARIANCES APPROVAL FOR THE PROPERTY LOCATED AT 205 S. SPRING
STREET, LOTS H & I, BLOCK 99, CITY AND TOWNSITE OF ASPEN, COUNTY OF
PITKIN, STATE OF COLORADO
RESOLUTION #_, SERIES OF 2011
PARCEL ID: 2737 - 182 -12 -002
WHEREAS, the applicant, 635 E. Hopkins, LLC, represented by Oz Architecture and Haas
Land Planning, has requested HPC Major Development (Conceptual), Relocation, Demolition
and Variance approval for the property located at 205 S. Spring Street, Lots H & I Block 99,
City and Townsite of Aspen, County of Pitkin, State of Colorado; 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 Final 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, the HPC may approve setback variances according to Section 26.415.110.C.1.a,
Variances. 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; and
WHEREAS, the HPC may approve variances to the Residential Design Standard Variances
according to Section 26.410.020(D)(2). HPC must make a finding that a variance:
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and 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,
205 S. Spring Street
HPC Resolution # Series of 2011
Page 1 of 3
P32
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;
and
WHEREAS, Conditional Use approval may be granted upon a finding that the criteria of Section
26.425.040 are met; and
WHEREAS, HPC may grant parking variances based on the review standards of Section
26.415.110.C; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated December 14, 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 December 14, 2011, the Historic Preservation
Commission considered the application, the staff memo and public comments, and found the
proposal consistent with the review standards and recommended approval with conditions by a
vote of to
NOW, THEREFORE, BE IT RESOLVED: •
That HPC hereby grants HPC Major Development (Final), Conditional Use and Variances for the
property located at 205 S. Spring Street with the following conditions:
1. The following variances were approved at Conceptual: a 500 square foot FAR bonus, a 7'
reduction in the front yard (Hopkins) setback, a 5' reduction in the combined sideyard
setback and a waiver of the Residential Design Standards for "Street oriented entrance
and principal window."
2. The following variances are approved at Final: an 8' reduction in the rear yard setback for
the new structure, a waiver of one on -site parking space for each of the 2 residential units
and a waiver of the Residential Design Standards for "Windows."
3. Conditional Use for a duplex is approved.
4. On the new structure, propose an alternative material to the brick for staff and monitor
review.
5. On the new structure, redesign the lower floor windows to match what is shown on the
upper floor for staff and monitor review.
6. Redesign the fencing so that metal fencing is not adjacent to the Victorian, for staff and
monitor review. Any fencing by the Victorian should be wood.
7. Revise the restoration plans to accurately restore windows, doors and the chimney on the
Victorian for staff and monitor review.
205 S. Spring Street
HPC Resolution #_, Series of 2011
Page 2 of 3
P33
APPROVED BY. THE COMMISSION at its regular meeting on the 14th day of December,
2011.
Ann Mullins, Vice -Chair
•
Approved as to Form:
Jim True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
205 S. Spring Street
HPC Resolution #_, Series of 2011
Page3of3
P34 . A/A L \
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES SEPTEMBER 21, 2011
Vice- Chairperson, Ann Mullins called the meeting to order at 5:00 p.m.
Commissioners in attendance: Jason Lasser; Jamie McLeod, Brian McNellis
and Jay Maytin. Nora Berko and Sarah Broughton were seated at 5:30 p.m.
Willis Pember was excused.
Staff present:
Jim True, Special Counsel
Amy Guthrie, Historic Preservation Officer
Kathy Strickland, Chief Deputy City Clerk
Sara Adams, Planner
Jay disclosed that he will recuse himself on 517 E. Hyman (Little Annie's)
due to a significant financial interest.
205 S. Spring St. = Conceptual Development, On -site relocation.
Demolition and variances - public hearing.
Letter from Lisa Markalunas Exhibit I
Diagrams Exhibit II
Amy said at the last meeting HPC discussed a redevelopment plan that
would create a detached structure on the alley and one of the sheds is to be
tom down and the other shed will be moved. There will also be a lot of
restoration work on the historic house itself. The application was continued
for options on the placement of the shed and softening the addition on the
alley. Staff is recommending approval and there are variances and a FAR
bonus requested. A single family is allowed and a duplex would require
additional approvals that would occur at final review. They are trying to
figure out the best solution for the shed and the new construction.
We would like the board to focus on the character of the new construction.
At the last meeting we talked about the context of the neighborhood. Staff is
still concemed about the masonry of building. It is very common for
downtown but with the adjacent Crandall building that is wood this should
be discussed for final review. The landscape plan is adequate for conceptual
but at final we need to see the residential nature of the landscaping; perhaps
a wood fence rather than metal. The shed is proposed along the alley which
is connected to the new structure and that is preferred by the applicant. Staff
supports the FAR bonus and demolition of the shed that was in the fire:
1
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES SEPTEMBER 21, 2011
Staff also supports setback variances along Hopkins. Staff recommends
approval with conditions in the resolution.
Greg Hills, developer
Greg said we tried to soften the building and we met with the forester and
this is the location for the shed that the forester approved. It is off nine feet
from the property line. We also have eliminated the cement planter.
Mike Otto, Oz architecture
Mike explained all the changes to the board. The shed is 9 feet off the
property line and two feet off the alley. The two large trees will be retained.
We envision having a lot of natural vegetation around the house and grass.
We integrated more horizontal siding materials. On the new addition we
have introduced punched openings. We also eliminated the planter along the
doll house.
Mitch Haas, Hass Land Planning
Mitch said we are amending any of the staffs recommendations. We can
restudy all of the recommended items.
Ann asked about the gray siding material.
Mike said they are still studying the material. It could be real horizontal
wood, or a composite wood concrete mixture. The product that we do pick
will have a wood grain appearance. The windows are a cast stone and the
brick material will be more of a tumbled brick to soften it rather than a hard
brick. We also might find historic brick to use.
Jason asked about the roof design.
Mike said in the residential we have a 25 foot height. None of the parapets
go above the height limits. Part of the pool is recessed into the roof area.
We have a three foot parapet screening the equipment off and it is our intent
that you will not see the mechanicals. -
Jason also asked about the context of the surrounding buildings. Greg said
the Crandall building is 32 feet and this one is 25. It is 7 '/2 feet higher.
Jamie inquired about the variances that the applicant is applying for.
Amy said they are requesting side yard variances and the 500 square foot
FAR bonus.
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES SEPTEMBER 21, 2011
Amy said this is in the mixed use zone and residential has an automatic FAR
penalty of 20 %. Mixed use would allow for a much larger building.
Jamie asked about the square footage. Greg said the Berg house would be
little over 800 square feet and the new structure a little under 3,000 square
feet above grade including the garage. We are allowed 3,390 of FAR if it is
a duplex lot. Some would go below grade.
Brian asked if this isn't approved what are the options. Amy said they could
come back with a mixed use scenario. Brian said the incentive that they are
providing the town is bringing the house back to its original state.
Greg said under the C1 zoning you can build up to 36 feet high and there
would be a lot more building.
Vice -chair Ann Mullins opened the public hearing. Amy said a letter from
Lisa Markalunas was submitted, Exhibit I.
Joe Edwards said looking at the pictures that the straight up wall looks
overpowering and over powers the Victorian. Possibly do a setback on the
first floor level.
Junee Kirk said it is nice to see the three little Victorians next to each other
on Hopkins.
Vice -chair Ann Mullins closed the public hearing.
Commissioner comments:
Jamie said the changes on the building are very nice. The fence material
looks very commercial and I would encourage you to look at that. With the
landscaping around the building you are trying to open it up around the
historic building. I am in favor of where the shed is located. I am a little
concerned about the five foot setback for the new building off the alley. I
am in favor of the 500 square foot FAR bonus. The seven foot front yard
setback and the five foot reduction setback request keeps the historic
building in its original location. I am in favor of the street orientation off
Spring Street. Look at the landscape plan in front of the large building in
order to bring the height down in scale.
Ann said she supports the duplex use. The fence needs to be studied as it is
too heavy. Possibly do two different fences. The board form concrete is
3
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES SEPTEMBER 21, 2011
interesting but it might be a little too heavy. The 500 square foot FAR is
warranted due to the restoration of the house. I would like to see it smaller
but we are downtown and there are zoning issues to deal with and you aren't
asking for a lot of variances.
Jay said the changes have helped. My one concern is the south setback and
you are crowding on the alley. I don't want to see the building move closer
to the cabin. The garage should have the ten foot setback. I am in favor of
the 500 foot bonus. The project has gotten better and we should move
forward.
Brian thanked the applicant for the changes. Brian echoed the other
commissioner's comments including the fence and landscape plan. I am not
concerned with the position of the building off the alley. I am concerned
about the relationship of the building to the historic resource. You have
made an attempt to step it down on the corner with the transparency but it
falls short. There should be some form of stepping back of the second floor.
The new building should be set back in alignment with the historic house.
Jason said he is struggling with guideline 10.6, 10.8. It is the north facade
that responds to the historic resource. It is the longest facade on the new
building. I am trying to understand the context of that facade. It would be
nice to see the drawings of the patio building for final. I am also in favor of
the duplex option. We don't want to delay the project but some revisions
need to occur. The 25 foot height is as tall as it is going to get. There is a
balance and we are close.
Motion: Jay moved to approve Reso. 8 with a restudy of the five foot
setback on the south side, restudy of the north facade to have an architectural
nod or inflection and be more compatible in size and scale. Motion second
by Ann. Motion carried 4 -1.
Vote: Jamie, yes; Ann, yes; Jay, yes; Brian, yes; Jason, no.
Jason said moving one more meeting should occur. At final we are only
talking about materials.
Greg said we are trying to make this an exceptional project. Whether we can
figure everything into the box I am not sure we can fill it all in. We will
make an effort.
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ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES SEPTEMBER 21.2011
Mitch Haas said if we did go with mixed use and stuck with the Cl zone
there would be zero setback requirements on the front, side or rear and a
whole lot more floor area and height. This is being as sensitive as we can get
and we are hearing that there could be more sensitivity done. Greg has
demonstrated a better track record than anybody in trying to respond to the
issues made by this commission.
Jay said we are 85% close to mass and scale and there are a few things that
can occur for final. One idea would be a full streetscape and full Landscape
plan. We know you want to be a duplex.
517 E. Hyman Ave. (aka Little Annie's Eatery), 521 E. Hyman Ave.
(aka The Benton Bldg.) and the parking lot on the corner of Hunter and
Hyman — Conceptual Development, Conceptual commercial Design
Standard Review, Demolition, Public Hearing
•
Nora seated
Jay recused himself
Sarah seated
Exhibit I — Public Notice
Sara Adams, The project is the redevelopment of the projects at 517 E.
Hyman, 521 E. Hyman and the parking lot at the corner of Hyman and
Hunter Street. A site visit occurred today and Jason, Jamie, Brian and Ann
were present.
John Toya, architect
Stan Clausen, Stan Clausen architects represented the applicant
Sara said HPC is asked to review major development conceptual,
commercial design review and demolition of properties located within the
commercial core district. The proposal is to demolish the two existing
buildings onsite; one is the old Tom Benton design studio and the other
houses Little Annie's restaurant. The proposal includes a sub -grade garage
and storage area; commercial, free market residential and affordable
housing. It also includes merging the three lots into a 15,000 sq. ft. lot.
Right now there is a 9,000 sq. ft. lot which is the parking lot, 3,000.sq. ft
which is Little Annie's and a 3,000 sq. ft, lot which is the Benton building.
The proposal meets all the requirements of the commercial core zone
5
( + P39
•
Dear City of Aspen.
This letter is written with the purpose of clearly describing the sequencing of events during the
initial phases of the construction process on the Berg project, within which we will be dealing
extensively with the preservation of the existing historic home and small shed.
In brief, this phase will involve the stabilization of the home and shed, lifting and suspending the
home, and resetting the home and the removal and the resetting of the shed.
Phase one will be to simply stabilize both structures in preparation of lifting them. This will
involve going into each structure and removing some of the existing interiors so we can reinforce
the structures through extensive bracing and sheer paneling so the structures will be very stabile
while being picked up. We will then pick up the small shed, set it on a trailer and take it off site
until the appropriate time.
Phase two will be the soil stabilization for the entire dig. This involves going around the entire
perimeter of the existing home, while it is still in place, and the perimeter of the future foundation
towards the south alley, and installing all the necessary micro piles and soil nails.
Phase three will then involve the picking up and suspending of the historic home. Being that
the home will have previously been structurally stabilized in preparation of its moving, we will
then pick the home up through a series of cross beams being jacked up in unison, and set the
home on a series of I -beams that will run under the home and rest on some cribbing that will be
located on either side of the future hole.
Phase four will be the digging of the entire hole. Now that the entire site will be clear, we will
then dig the entire hole, ramping in and out from the alley, so we will partially be working under
the suspended home.
Phase five will be the pouring of the foundation. We will then form and pour the entire
foundation, and possibly do the accompanying site prep like foundation drains, shallow utilities
etc, in preparation for back fill.
Phase six will then be to perform all construction required to reset the home. Prior to
resetting the home and shed, we then need to construct the future first floors of the new portion of
the project off the alley and the new floor for the historic structure. We refer to this part of the
homes as the "diaphragm" as this diaphragm also is what holds our foundation walls apart and
will allow us to backfill, as well as rest the homes onto their new foundations and floors.
Phase seven will be the resetting of the home and the small shed onto their new foundations
and floors. After the structures have been placed onto their new floors we will then start the
extensive process of restoring them in all aspects.
•
We greatly enjoy being part of preserving the beauty of Aspen.
Sincerely,
John Olson, President, John Olson Builder Inc. •
P41
HAAS LAND PLANNING, LLC
201 N. MILL STREET, SUITE 108 ASPEN, CO 81611 (970) 925 -7819 MHAAS @SOPRIS.NET
To: The Aspen Historic Thru: A Guthrie Date: October 31, 2011
Preservation
Commission (HPC)
Subject: Berg Property/205 S. Spring Street, a/k/a 635 E. Hopkins Avenue
Final Major Development & Residential Design Review
Introduction
Please consider this report and the accompanying plan sets prepared by Oz Architecture
to constitute a formal request for Final Approval of a Major Development. Final
approval, as requested herein, will allow restoration and remodeling of, and an addition
to, the single - family residence located at 205 South Spring Street (a/k/a 635 East Hopkins
Avenue), Aspen. The resulting use of the restored, remodeled and expanded structure
will be that of a two- family dwelling unit, or duplex.
The property is legally described as Lots H & I, Block 99, City and Townsite of Aspen
(Parcel Identification Number 2737 - 182 -12 -002). This 6,000 square foot lot in the
Commercial (C -1) zone district is located at the southeast corner of E. Hopkins and S.
Spring Streets and it is a designated Historic Landmark. A vicinity map showing the
location of the subject property is provided below.
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Vicinity Map - 205 S. Spring Street, Aspen
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Existing Conditions:
The plan sets provided herewith include an existing conditions site plan, and photographs
of existing conditions have been supplied as well. The historic home is a one and a half
(11/2) story Victorian built in the 1880s. The main gable has a ridge line measuring
eighteen (18) feet in height. This property was designated to the Aspen Inventory of
Historic Landmark Sites and Structures (the Inventory) in June of 2000. The
Architectural Inventory Form describes the home as a typical wood -frame Miner's
Cottage with a gable -end facing the street, a pair of double hung windows, and a cross -
gable parallel to the street with a shed roof porch infilling the corner. Although the porch
has been enclosed, the original posts and cutout frieze are still visible. Stained -glass,
gothic -style windows have been added to the west and north facades, and a bay window
has been added to the south facade. There is also a small addition on the west side.
There are mature trees on the site, many of which sit in the public right -of -way (ROW)
and will be removed. There are two additional shed -type structures located along the
alley side of the property. A non - historic fence surrounds the other three sides of the
property and but sits in the public right -of -way (ROW).
The home was found to be significant for its position in the context of Aspen's mining
era. It is considered to depict the nature of the life of an average family or individual
during that period, while being representative of the construction techniques and
materials available at the time. The home was found to be essentially in its original form,
with the original scale and character of the building generally intact. However, several
alterations made over time have added some inappropriate window openings, a skylight
and inappropriate additions; however, the additions were all considered to be compatible
with the scale of the building and reversible. Similarly, the inappropriate windows,
skylight and changes to porches were all found to be reversible.
The applicant, 635 E. Hopkins, LLC, previously applied for and received Conceptual
Major Development approval along with associated approvals for: demolition (non-
historic elements on the house and on the shed that is being retained, and complete
demolition of the non - historic shed); relocation of the shed being retained; temporary on-
site relocation of the home in order to fully restore it to its historical appearance and
enable development of a new foundation with a basement; dimensional requirements
variances (front yard setback, and combined side yard setbacks); a waiver of the
Residential Design Standards for "Street oriented entrance and principal window"
requirements; and a 500 square foot Floor Area bonus.
HPC Conceptual Approval:
Pursuant to Resolution No. 8, Series of 2011, the HPC granted approvals for HPC Major
Development (Conceptual), Relocation, Demolition and Variances for the property
located at 205 S. Spring Street with the following conditions:
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1. Materials and fenestration will be discussed more fully at Final Review. Restudy of
materials that better address the specific context of this project is recommended.
The proposed multi -paned windows on the new structure should be simplified to
have a better relationship with the Victorian structures and should be designed to
meet the Residential Design Standards.
2. The landscape plan will be discussed more fully at Final Review. Restudy the entry
paths to emphasize the Victorian as an independent unit with its own walkway.
Restudy the fence around the Victorian to reflect the type of fencing that was used
historically.
3. Restudy the north facade of the new structure to be more compatible in size and
scale with the historic house, and to inflect towards the height of the historic house.
4. A 500 square foot FAR bonus is approved.
5. A 7' reduction in the front yard (Hopkins) setback is approved.
6. A 5' reduction in the combined side yard setback is approved.
7. Wavier of the Residential Design Standards for "Street oriented entrance and
principal window" are approved.
8. New public notice that accurately reflects the proposed rear yard setback variance
will be required at Final Review. The applicant is to study the character of the alley
and consider the amount of rear yard setback that can be provided.
9. If a duplex is proposed, Conditional Use review will be conducted at Final Review.
10. If a duplex is proposed, review of waiver of two on -site parking spaces will be
conducted at Final.
11. A development application for a Final Development Plan shall be submitted within
one (1) year of September 21, 2011, 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.
These conditions of Conceptual approval are further addressed below.
Proiect Description Including Changes from the Conceptual HPC Design:
Per the conditions set forth by the HPC in Resolution No. 8, the following changes to thD z a/
d esign of the building (which are more fully discussed below) have been made: .> 0) ,; c.
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• The multi -paned windows on the new structure have been simplified; • c 0 ?:
• The entry paths have been changed so that the Victorian unit has its own prim ® '" g
front entrance walkway from Hopkins Avenue, along with a less noticeab 0 a
secondary back entrance that is accessed by a stepping stone path; r'
• The fencing along the Spring Street side has been changed to more traditional
materials, and the heavy masonry columns and fencing around the Victorian have
been eliminated;
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• The north facade of the new structure has been altered so that it is more compatible
with and sympathetic to the Victorian in terms of size, massing and scale;
• The garage doors have been recessed from the rear /alley property line; and,
• As the development will now be a duplex, Conditional Use Review and On -site
Parking Waiver Review are both addressed in this application.
As mentioned above, consistent with condition number 1 of the Conceptual approval, the
multi -paned windows have been greatly simplified. In the earlier design, each of the
windows on both the north and east elevations' second levels had 20 panes of divided
lights. The new design has significantly reduced the number of divided panes per
window to provide a much simpler, less busy form. The multi -paned windows facing
Spring Street (east elevation) have been reduced to just six to eight panes per window.
The ground floor windows on the Spring Street side of the new building have been
somewhat revised to better compliment historic proportions but with a more
contemporary design. For example, while the wider band across the center of these
windows, along with the sills and lintels, creates the look of double -hung windows seen
traditionally, the overall appearance is clearly a product of current times.
On the north elevation, there were four upper -level multi -paned windows on the prior
design with a total of approximately 80 divided lights. These windows have been greatly
simplified and the wall on which they reside has been recessed (as has a significant
portion of the second floor and roof deck) in order to better inflect toward and appear less
overwhelming to the historic resource. With regard to the condition of conceptual
approval requiring that the new construction "inflect" toward the historic house, it is
important to remember that the original proposal included a one - story, aboveground
connecting link between the two masses but the applicant agreed to the better design
solution of connecting the two parts of the structure below ground, foregoing the
aboveground link that previously provided this inflection. Instead, the two forms are set
nearly sixteen feet apart (i.e., fully detached in appearance) at ground level where only a
ten foot, one -story connecting link is required under the HP Design Guidelines. With the
link removed altogether, the applicant has now gone even further in exceeded the
Guidelines by again revising the design such that both the second floor and roof deck on
the new construction are set more than four (4) feet back from the street level facade.
Consequently, the vertical massing of the new construction has been successfully broken
up with the majority of its second floor and its entire roof deck set nearly twenty feet
away from the resource (to put this in perspective, the main gable of the resource has a
height of 18 feet). This "inflecting" is enhanced by the change in exterior building
materials from brick to wood siding, which softens the second floor and helps it to further
recede visually.
In compliance with the Residential Design Standards, the street - facing windows on the
first level of the addition stop below the 9 foot demarcation line, above which it is
obvious that a second story exists. Although in certain locations some of the second story
windows extend down to a point that is less than 12 feet from the ground floor elevation,
a human scale along its street frontage is fully achieved. Given the competing interests in
the C -1 zone and a desire to provide a transition from commercial to residential
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architecture on this 6,000 square foot parcel, it is fully appropriate for this design to
diverge from the technical requirements of the residential standards while completely
satisfying the spirit of the standard. Section 26.410.020(D) of the Code provides the
criterion for variances from the residential design standards and states,
The variance would provide an appropriate design or pattern of
development considering the context in which the development is proposed
and the purpose of the particular standard... the director may consider the
relationship of the proposed development with adjacent structures, the
immediate neighborhood setting, or a broader vicinity as the director feels
is necessary to determine if the exception is warranted; or, be clearly
necessary for reasons of fairness related to unusual site - specific
constraints.
The new building provides a transition between the historic mixed -use Crandall Building
on the other side of the alley and the historic residential character of the Victorian
Miner's Cottage on the front end of the subject property. The intent of the so- called "no
window zone" between nine and twelve feet above the finished first floor is to maintain a
human, pedestrian scale to development. This intent is fully satisfied with the proposed
designs, which encroach into this zone only from the top -down. It remains perfectly
obvious that a second floor does indeed exist as there are no windows in the 8' -10' zone.
As mentioned above, the Victorian home now has its own clearly defined, primary front
entrance wallcway from Hopkins Avenue. The walkway from Spring Street has been
redesigned and deemphasized. The wallcway off Spring Street has been designed to
appear as the front entrance to the new structure and includes only a stepping stone path
connecting to the back porch of the Victorian home. These stepping stones downplay the
Spring Street entrance to the Victorian making it clear that this is the back porch and only
a secondary entrance.
Some additional changes from the conceptual design include the following: the removal
of the wainscot at the bottom of the new building to give it a more residential feel; the
removal and replacement of much of the second story brick work with a softer material
(darker siding and more fenestration), which translates to a less imposing structure that
appears to recede more from the historic resource; simplification of the brick work itself; 9 . 4 „.,
and, greater emphasis on wood siding that compliments the Crandall Building while Z
better transitioning from there to the Berg Victorian. cc,
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The previous design featured two -story massing as a flat plane going straight across both rico g
the north and south facades of the new building. The second level and the roof deck on t—.
the north facade are now setback approximately four (4) feet further from the historidt
Victorian than is the first floor (which is already setback more than 15'% feet from they =rn n
Victorian, which has a height of 18 feet). Since the two buildings are separated by almost
sixteen (16) feet on the ground level, this creates almost 20 feet (the width of an alley
right -of -way, to put this into perspective) between the Victorian and the second floor of
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the new residence. Additionally, the roof deck is setback approximately four feet from
all facades.
Finally, the applicant did not want to compromise the generous distance between the
historic home and the new building by increasing the rear yard setback. Therefore, as a
means of providing less crowding and better visibility of the historic shed, the garage
doors on the alley have been pulled back almost nine (9) feet from the property line. This
change also provides for less prominence of the garage doors as viewed from the public
right -of -way and greater visibility into the alley. Since the garage will provide one space
per dwelling unit, a door facing Spring Street has been provided for the occupant of the
Victorian. This door it has been downplayed as a secondary access with a small stepping
stone path.
If this property had commercial uses or included a mix of uses, there would be much
more density, greater height, and little -to -no setbacks, and the historical integrity and
prominence of the Victorian would likely be compromised. Instead, the duplex
residential design proposed by the applicant assures an exemplary preservation effort.
HPC Final Design Standards:
Although many of the Historic Preservation Design Guidelines (the HP Guidelines) were
addressed at the time of Conceptual Approval, the HPC Resolution stated that materials
and fenestration would be discussed more fully at Final Review. Additionally, since the
"addition" will read as two separate structures (they will only be connected below
ground), the applicant will also address the standards of Chapter 11, which provides
guidelines for new buildings on residential Landmark Properties. Chapters 12 and 13 are
not applicable as this property is not in the Main Street Historic District or the
Commercial Core. This development has also been designed to be consistent with the
guidelines of Chapter 14, and specific consistency with these requirements is
demonstrated below for the HPC Final review.
The HP Guidelines state that "not every guideline will apply to each project" and that
"some balancing of the guidelines must occur on a case -by -case basis. The HPC will
determine that a sufficient number of the relevant guidelines have been adequately met in
order to approve a project proposal." These statements imply that determinations must
be made as to which guidelines are most relevant and most important in balancing
between potentially conflicting concerns.
The relevant guidelines from Chapters 1 through 11, as well as those from Chapter 14,
are outlined below in italicized bold text and each is followed by a response
demonstrating compliance and/or consistency therewith, as applicable.
1.1 Preserve original fences.
1.2 A new replacement fence should use materials that appear similar to that of the
original.
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1.3 A new replacement fence should have a transparent quality allowing views into the
yard from the street
1.4 New fence components should be similar in scale with those seen traditionally.
1.5 A side yard fence which extends between two homes should be set back from the
street facing facade.
1.6 Replacement of new fencing between side yards and along the alley should be
compatible with the historical context.
The original fences of this property, as seen on some (but not all) of the historic
photographs, no longer exist. The existing fencing is not historic, not even on the
property, and deteriorated beyond being worthy of repair. The new replacement fence
will use traditional materials with a "transparent" quality and be of a scale that allows
views into the yard. The side yard fence between this and the adjacent property to the
west will be of wood, while the fences that front on Spring and Hopkins will be of
"wrought iron" or similar composition.
1.9 Maintain the established progression of public to private spaces when considering a
rehabilitation project.
1.10 Preserve historic elements of the yard to provide an appropriate context for
historic structures.
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees
and shrubs.
1.12 Preserve and maintain historically significant planting designs.
1.13 Revisions or additions to the landscape should be consistent with historic context
of the site.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
1.15 Minimize visual impacts of site lighting.
1.16 Preserve historically significant landscape designs and features.
The brick sidewallc and much of the existing lawn within the fenced area on both the
South Spring Street and East. Hopkins Avenue sides of the property reside within the
public rights -of -way and, as such, will need to be removed per the direction of the City
Engineering and Parks Departments. Similarly, several of the large coniferous trees (9 of'
the 10 residing along the north and east boundaries of the property) appear to be on the
subject property but are actually located in the public rights -of -way and are required to be
removed per the direction of the City Engineering and Parks Departments. w
'
Historic landscape elements residing within the boundaries of the property, except for amt ` <
single tree at the southeast corner but including the five very large coniferous trees"ffi
located along the westerly property line and two large aspen trees will be preserved. Thy e __
established progression of public to private space will be returned to its original form and =: S
the walkways to the front doors of each of the units will be simple and consistent witl ,J c
Guideline 1.9. The proposed design is intentionally and fully compatible with the
historic context of the property while accentuating the distinction between the "new and
old" of the property. The visual impacts of site lighting are minimized.
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2.1 Preserve original building materials.
2.2 Protect wood features from deterioration.
2.3 Plan repainting carefully.
2.4 Brick or stone that was not painted historically should not be painted.
2.5 Repair deteriorated primary building materials by patching, piecing -in,
consolidating or otherwise reinforcing the material.
2.6 Maintain masonry walls in good condition.
2.7 Match the original material in composition, scale and finish when replacing
materials on primary surfaces.
2.8 Do not use synthetic materials as replacements for primary building materials.
2.9 Covering original building materials with new materials is inappropriate.
2.10 Consider removing later covering materials that have not achieved historic
significance.
In accordance with this chapter, historic building materials are being maintained and
preserved in place to the maximum extent reasonably practicable. That said, much of the
existing exterior materials are either unoriginal or damaged beyond repair. Limited
replacement to match original materials either in existence or as documented in historic
photographs will be done. Where non - historic features are to be removed, the affected
areas will be appropriately in- filled with materials to match original materials remaining
in place. Specific instances of consistency with these guidelines will be reviewed and
coordinated with staff and monitor along the course of construction.
3.1 Preserve the functional and decorative features of a historic window.
3.2 Preserve the position, number and arrangement of historic windows in a building
wall
3.3 Preserve the historic ratio of window openings . to solid wall on a facade.
3.4 Match a replacement window to the original in its design.
3.5 In a replacement window, use materials that appear similar to the original
3.6 Preserve the size and proportion of a historic window opening.
3.7 Match, as closely as possible, the profile of the sash and its components to that of
the original window.
3.8 Use a storm window to enhance energy conservation rather than to replace a
historic window.
Consistent with Chapter 3, the distinctive arrangement of character - defining windows
will be preserved in place. Several non - historic windows will be removed altogether,
including the cathedral window and skylight on the east facade, the circular stained -glass
window on the north facade, the bay window and gable -end window above it on the south
facade, all windows in the rion - historic additions to be removed, and the glass enclosures
on the two porches. The windows around the home that have been replaced with non-
historic windows will again be replaced with wood clad windows matching the original
in size and design. Fenestration patterns will be maintained. Any windows with
character defining detailing or trim elements will be restored and/or preserved, as
appropriate. The position, number and placement of historic windows in building walls
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will be restored and preserved as well. Similarly, even with replacement windows, the
historic ratio of window openings to solid wall will be restored and preserved on historic
facades.
4.1 Preserve historically significant doors.
4.2 Maintain the original size of a door and its opening.
4.3 When a historic door is damaged, repair it and maintain its general historic
appearance.
4.4 If a new screen door is used, it should be in character with the primary door.
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
4.6 If energy conservation and heat loss are concerns, consider using a storm door
instead of replacing a historic entry door.
The character - defining features of the historic doors, and their distinctive materials and
placement will be restored and preserved, thereby ensuring consistency with Chapter 4 of
the Guidelines. Along with restoration of the front porches, the front doors will also be
restored while their visibility as character - defining features will be greatly enhanced.
5.1 Preserve an original porch.
5.2 Avoid removing or covering historic materials and details on a porch .
5.3 Avoid enclosing a historic front porch.
5.4 The use of a porch on a residential building in a single-family context is strongly
encouraged
5.5 If porch replacement is necessary, reconstruct it to match the original in form or
detail.
As dictated by Chapter 5, the front porches will be restored to their original and long-
since lost character. The attached historic photographs have been used to provide
direction in this effort.
6.1 Preserve significant architectural features.
6.2 When disassembly of a historic element is necessary for its restoration, use methods
that minimize damage to the original material
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
6.4 Repair or replacement of missing or deteriorated features should be based on
original designs.
6.5 Do not guess at "historic" designs for replacement parts.
6.6 Replacement of missing elements may be included in repair activities. P- Z
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Great care will be taken to preserve the architectural detailing found on the posts, the •ha d
cutout friezes, and elsewhere in accordance with Chapter 6 Guidelines and policies. r' u.
0
7.1 Preserve the original form of a roof AA 5;2
7.2 Preserve the original eave depth.' 3 s
7.3 Minimize the visual impacts of skylights and other rooftop devices.
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7.4 A new chimney should be the same scale as those used historically.
7.5 Preserve original chimneys, even if they are made non-functional.
7.6 When planning a rooftop addition, preserve the overall appearance of the original
roof
7.7 A new dormer should remain subordinate to the historic roof in scale and
character.
7.8 Preserve original roof materials.
19 New or replacement roof materials should convey a scale, color and texture similar
to those used traditionally.
110 If it is to be used, a metal roof should be applied and detailed in a manner that is
compatible and does not detract from the historic appearance of the building.
7.11 Avoid using conjectural features on a roof
Chapter 7 provides that the character of a historical roof should be preserved, including
its form and materials. The roofs on the house and shed will both need to be replaced,
but the historical form and materials will be replicated to convey a scale, color and
texture similar to those used traditionally. Eave depths, ridge and eave heights, and roof
pitches will all be maintained. Inappropriate and non - historic skylights and roof vents
will be removed and new roofing will be installed; the current roofing is not original and
is to be replaced in a manner that closely approximates the historic condition, as was
done by this applicant on the Conner Cabins. The current asphalt roofing on the west
side of the house (the shed roof portion) will be replaced with muted metal roofing for
not only functional purposes given its slight pitch but also to aid in differentiating
between the new and old. No rooftop addition or any skylights are proposed in this
development. The chimney will be restored to its original size and form as well.
8.1 If an existing secondary structure is historically significant, then it must be
preserved.
8.2. If an existing secondary structure is beyond repair, then replacing it is
encouraged.
8.3 Avoid attaching a garage or carport to the primary structure.
8.4A garage door should be compatible with the character of the historic structure.
8.5 Avoid moving a historic secondary structure from its original location.
One of the secondary structures will remain and will be renovated/rehabilitated. This
shed structure will become the walk -in closet for the master bedroom of the new
residential unit and will be relocated southwest of its current location, where it will sit on
a new concrete slab foundation; the result of the relocation will have the shed sitting
approximately two (2) feet from the alley property line and nine (9) feet from the west
property line. This location and use received approval during HPC's Conceptual Review.
The other secondary structure on the property (the tool shed) is in a severe state of
dilapidation and not historically significant (it is not depicted on the 1905 Sanborn Map);
it will be demolished in accordance with the approval granted by HPC Resolution No. 8,
Series of 2011.
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9.1 Proposals to relocate a building will be considered on a case -by -case basis.
The on -site relocation of the historic shed structure is described in the previous paragraph
and on the accompanying plan set. The proposal involves only temporary and on -site
relocation of the residence to allow for development of a proper foundation with a usable
basement. Once the foundation is completed, the structure will be placed back in its
current/original location with little to no visible or discernable change. These
"relocations" were discussed and approved during the Conceptual Approval.
10.1 Preserve an older addition that has achieved historic significance in its own right.
10.2 A more recent addition that is not historically significant may be removed
10.3 Design a new addition such that one's ability to interpret the historic character of
the primary building is maintained.
10.4 Design a new addition to be recognized as a product of its own time.
10.6 Design an addition to be compatible in size and scale with the main building.
10.7If it is necessary to design an addition that is taller than a historic building, set it
back substantially from significant facades and use a "connector" to link it to the
historic building.
10.8 Place an addition at the rear of a building or set it back from the front to minimize
the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
10.10 Design an addition to a historic structure such that it will not destroy or obscure
historically important architectural features.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
The proposed addition has been designed in a manner ensuring that even the casual
observer or layperson will have no difficulty differentiating the "addition" from the
original structure. The original character of the historic structure will be restored and it
will appear as a stand - alone, detached structure since its only connection to the addition
will be located below grade. Although the "addition" will be taller than the eighteen foot
tall Victorian, it is substantially set back behind the home (almost 16 feet at street level
and almost 20 feet on the second level), minimizing its visual impact. No historically
important architectural features of the Victorian will be destroyed or obscured as a result
of the addition. The exterior materials chosen for the addition are compatible in style and
color with the historic resource. Since the "addition" will appear to be a stand - alone,
detached structure, compliance with the standards for new buildings on landmarked
properties from Chapter 11 is discussed below. ,
11.1 Orient the primary entrance of a new building to the street t1
11.2 In a residential context, clearly define the primary entrance to a new building by ,,,
using a front porch. "' LJ .
11.3 Construct a new building to appear similar in scale with the historic buildings on ,i) . 0 F.
the parcel c- '
11.4 Design a front elevation to be similar in scale to the historic building.
11.5 Use building forms that are similar to those of the historic property.
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11.6 Use roof forms that are similar to those seen traditionally in the bloc.
11.7 Roof materials should appear similar in scale and texture to those used
traditionally.
11.8 Use building materials that contribute to a traditional sense of human scale.
11.9 Use building components that are similar in size and shape to those of the historic
property.
11.10 The imitation of older historic styles is discouraged.
In compliance with the above guidelines, the "new" building's primary entrance is .
oriented to Spring Street and defined by a "functional" front porch and simple walkway.
The primary plane of the front elevation is not taller than the historic Victorian, and, as
mentioned above, includes a one story element (the front porch and north- facing side of
the ground floor). The flat roof of the "new" structure is appropriate to the context of the
neighborhood as a transition from commercial to residential. The roof materials will
have a matte, non - reflective finish. The traditional exterior materials include a
combination of brick and wood siding employed in a manner that contributes to a
traditional sense of human scale while providing for compatibility with the historic home.
As standard 11.10 explains, the imitation of older historic styles is discouraged because
this blurs the distinction between old and new buildings. The Guidelines state that, rather
than imitating older buildings, a new design should relate to the fundamental
characteristics of the historic resources while also conveying the stylistic trends of today.
The new building is clearly a product of its own time and does not imitate older historic
styles but relates well to the fundamental characteristics of the historic resource.
14.1 These standards should not prevent or inhibit compliance with accessibility laws.
14.2 Generally, a solution that is independent from the historic building and does not
alter its historic characteristics is encouraged.
Accessibility laws and requirements for compliance therewith have not resulted in
altering historic characteristics.
14.3 Keep color schemes simple.
14.4 Coordinating the entire building in one color scheme is usually more successful
than working with a variety of palettes.
14.5 Develop a color scheme for the entire building front that coordinates all the
facade elements.
Although the HPC does not review color choices, these guidelines are provided to
encourage appropriate paint schemes. These guidelines are understood by the applicant,
as reflected in the accompanying plan sets and renderings. The color scheme for both
buildings is kept simple and based in earth- tones. The color schemes for all of the facade
elements have been closely coordinated while providing for complimentary but clear
differentiation between the two parts of the structure.
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14.6 Exterior lights should be simple in character and similar in color and intensity to
that used traditionally.
14.7 Minimize the visual impacts of site and architectural lighting.
14.8 Minimize the visual impact of light spill from a building.
The lighting standards are understood by the applicant. Any visual impacts will be
minimized. A preliminary lighting plan is included with this application.
14.9 Use the gentlest means possible to clean the surface of materials and features.
14.10 Repair deteriorated primary building materials by patching, piecing -in,
consolidating or otherwise reinforcing the material
14.11 Plan repainting carefully.
14.12 Provide a weather protective finish to wood surfaces.
14.13 Leave natural masonry colors unpainted where feasible.
These guidelines are understood by the applicant and care will be taken to ensure they are
followed. Any related questions that may arise during construction will be reviewed with
staff and monitor.
14.14 Minimize the visual impacts of service areas as seen from the street.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public
way.
14.16 Locate standpipes, meters and other service equipment such that they will not
damage historic facade materials.
Any visual impacts of service areas have been minimized. Mechanical equipment will
not be seen from the public ways and will not create a negative visual impact. No service
equipment will be located on the front facade and none will damage any historic facade
materials.
14.18 Garages should not dominate the street scene.
The proposed garage is located off of the alley and is set back approximately 81/2 feet
from the rear property line. The double garage door has been designed to appear as two,
single -stall garage doors.
Residential Desisn Standards .
Section 26.410.040 of the Code contains the Residential Design Standards. Each of these
standards is provided below in italicized text and followed by a response demonstrating CBs z
compliance and/or consistency therewith, as applicable. =
CL <
A. Site design. The intent of these design standards is to encourage residential , 14,Ei
buildings that address the street in a manner which creates a consistent 'facade C) `"' O
line" and defines the public and semi public realms. In addition, where fences oarLA
dense landscaping exist or are proposed, it is intended that they be used to define 9 S
- 13 -
P54
the boundaries of private property without eliminating the visibility of the house
and front yard from the street.
1. Building orientation. The front facades of all principal structures shall be
parallel to the street. On corner lots, both street facing facades must be parallel
to the intersecting streets. On curvilinear streets, the front facade of all
structures shall be parallel to the tangent of the midpoint of the arc of the street.
Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this
requirement. One (1) element, such as a bay window or dormer, placed at a
front corner of the building may be on a diagonal from the street if desired.
Both principal masses of the structure and its front facades are parallel to Spring Street
and Hopkins Avenue.
2. Build -to lines. On parcels or lots of less than fifteen thousand (15, 000) square
feet, at least sixty percent (60 %) of the front facade shall be within five (5) feet
of the minimum front yard setback line. On corner sites, this standard shall be
met on the frontage with the longest block length. Porches may be used to meet
the sixty percent (60%) standard
The location of the historic residence is not being changed. Over sixty percent (60 %) of
the front facade of the addition is within five (5) feet of the minimum side yard setback.
3. Fences. Fences, hedgerows and planter boxes shall not be more than forty -two
(42) inches high, measured frotn natural grade, in all areas forward of the front
facade of the house. Man -made berms are prohibited in the front yard setback
All front facade fencing will be less than 42 inches in height. No berms are proposed.
B. Building form. The intent of the following building form standards is to respect the
scale of Aspen's historical homes by creating new homes which are more similar in
their massing, by promoting the development of accessory units off of the City
alleys and by preserving solar access.
1. Secondary mass. All new single-family and duplex structures shall locate at
least ten percent (10 %) of their total square footage above grade in a mass
which is completely detached from the principal building or linked to it by a
subordinate linking element. This standard shall only apply to parcels within
the Aspen infzll area pursuant to Subsection 26.410.010.B.2. Accessory
buildings such as garages, sheds and accessory dwelling units are examples of
appropriate uses for the secondary mass.
The "new" duplex unit has much more than 10% of its square footage above grade in a
mass that is only linked to the historic home underground. The relocated historic shed
provides an additional secondary mass.
C. Parking, garages and carports. The intent of the following parking, garages and
carport standards is to minimize the potential for conflicts between pedestrian and
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P55
automobile traffic by placing parking, garages and carports on alleys or to
minimize the presence of garages and carports as a lifeless part of the streetscape
where alleys do not exist.
1. For all residential uses that have access from an alley or private road, the
following standards shall apply:
a. Parking, garages and carports shall be accessed from an alley or private
road.
b. If the garage doors are visible from a street or alley, then they shall be
single -stall doors or double -stall doors designed to appear like single -stall
doors.
c. If the garage doors are not visible from a street or alley, the garage doors
may be either single -stall or normal double -stall garage doors.
The proposed garage is accessed from the alley, recessed more than 8 feet from the rear
property line, and greater than 3 feet from the rest of the alley facade. The double -stall
garage door has been designed to appear as two, single -stall garage doors.
2 For all residential uses that have access only from a public street, the following
standards shall be apply:
a. On the street facing facade(s), the width of the living area on the first floor
shall be at least five (5) feet greater than the width of the garage or carport.
b. The front facade of the garage or the front -most supporting column of a
carport shall be set back at least ten (10) feet further from the street than the
front -most wall of the house.
c. On lots of at least fifteen thousand (15, 000) square feet in size, the garage
or carport may be forward of the front facade of the house only if the garage
doors or carport entry are perpendicular to the street (side- loaded).
d. When the floor of a garage or carport is above or below the street level, the
driveway cut within the front yard setback shall not exceed two (2) feet in
depth, measured from natural grade.
e. The vehicular entrance width of a garage or carport shall not be greater
than twenty-four (24) feet.
f If the garage doors are visible from a public street or alley, then they shall
be single -stall doors or double -stall doors designed to appear like single-
stall doors.
These standards are inapplicable since vehicular access to the subject property is taken
from an alley, not from a public street. The garage, which is visible from a public street,
features double -stall doors designed to appear as single -stall doors.
D. Building elements. The intent of the following building element standards is to .h ,
ensure that each residential building has street facing architectural details and o;;'4 �,
elements, which provide human scale to the facade, enhance the walking experience ye , - , y4 co ?
and reinforce local building traditions. a_kl„ i ?-
1. Street oriented entrance and principal window. All single-family homes and a -o a
duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street -
15
P56
oriented entrance and a street facing principal window. Multi family 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. On corner lots, entries and
principal windows should face whichever street has a greater block length. This
standard shall be satisfied if all of the following conditions are met:
a. The entry door shall face the street and be no more than ten (10) feet back
from the front -most wall of the building. Entry doors shall not be taller than
eight(8)feet.
This standard was waived during Conceptual Review (see Resolution No. 8, Series of
2011). Nevertheless, each of the two residences has a street- oriented entrance as well as
street- facing principal windows. Further, both front entry doors face the street, are well
within ten feet of the building's front -most wall, and are not taller than eight feet in
height.
b. A covered entry porch of fifty (50) or more square feet, with a minimum
depth of six (6) feet, shall be part of the front facade. Entry porches and
canopies shall not be more than one (1) story in height.
The "new" home features a one - story, covered entry porch with a depth of greater than
six feet and an area of greater than fifty square feet. The historic dimensions of the
covered entry porches on the resource are not being changed.
c. A street facing principal window requires that a significant window or
group of windows face street.
This standard was also waived by the HPC during Conceptual Review. Nevertheless,
both residences include significant windows and/or groups of windows facing the street.
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
The portions of the historic resource that are less than ten feet in height extend more than
six feet in depth from the front most walls and comprise more than 20% of the building's
overall width.
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P57
3. Windows.
a. Street facing windows shall not span through the area where a second floor
level would typically exist, which is between nine (9) and twelve feet (12)
above the finished first floor. For interior staircases, this measurement will
be made from the first landing if one exists. A transom window above the
main entry is exempt from this standard.
No windows on the historic residence span through the area where a second floor would
typically exist; the building does not even have a second floor. In compliance with this
standard, the street - facing windows on the first level of the addition stop below the 9 foot
demarcation line, above which it is obvious that a second story exists. Although in
certain locations some of the second story windows extend down to a point that is less
than 12 feet from the ground floor elevation, a human scale along its street frontage is
fully achieved. Given the competing interests in the C -1 zone and a desire to provide a
transition from commercial to residential architecture on this 6,000 square foot parcel, it
is fully appropriate for this design to diverge from the technical requirements of the
standard while completely satisfying the spirit and stated intent of the Building Elements
standards. Section 26.410.020(D) of the Code provides the criterion for variances from
the residential design standards and states,
The variance would provide an appropriate design or pattern of
development considering the context in which the development is proposed
and the purpose of the particular standard... the director may consider the
relationship of the proposed development with adjacent structures, the
immediate neighborhood setting, or a broader vicinity as the director feels
is necessary to determine if the exception is warranted; or, be clearly
necessary for reasons of fairness related to unusual site - specific
constraints.
The new building provides a transition between the historic mixed -use Crandall Building
on the other side of the alley and the historic residential character of the Victorian
Miner's Cottage on the front end of the subject property. The intent of the so- called "no
window zone" between nine and twelve feet above the finished first floor is to maintain a
human, pedestrian scale to development and reinforce local building traditions. This
intent is fully satisfied with the proposed designs, which minimally encroach into this
zone and only from the top -down. It remains perfectly obvious that a second floor does
indeed exist as there are no windows in the 8' -10' zone.
b. No more than one (1) nonorthogonal window shall be allowed on each "
facade of the building. A single nonorthogonal window in a gable end may : U
be divided with mullions and still be considered one (1) nonorthogonal c� ;
window. The requirement shall only apply to Subsection 26.410.010.B.2. , T r
- s
All proposed windows are all rectilinear. There are no nonorthogonal windows proposed. `m s c�a
Rather, all of the non - historic nonorthogonal windows on the Victorian will be removed. -ei j
C
17
P58
4. Lightwells. All areaways, lightwells and/or stairwells on the street facing
facade(s) of a building shall be entirely recessed behind the front -most wall of
the building.
All lightwells are entirely recessed behind the front -most wall of the building. No
areaways or stairwells are proposed.
E. Context. The intent of the following standards is to reinforce the unique character
of Aspen and the region by drawing upon Aspen's vernacular architecture and
neighborhood characteristics in designing new structures.
1. Materials. The following standards must be met:
a. The quality of the exterior materials and details and their application shall
be consistent on all sides of the building.
All building materials are of the highest quality and their application will be consistent on
all sides of the building, as demonstrated on the accompanying plan sets and renderings.
b. Materials shall be used in ways that are true to their characteristics. For
instance stucco, which is a light or nonbearing material, shall not be used
below a heavy material, such as stone.
The building materials are primarily brick and wood siding. All materials are being used
in ways that are true to their characteristics.
c. Highly reflective surfaces shall not be used as exterior materials.
No exterior materials proposed have highly reflective surfaces.
2. Inflection. The following standard must be met for parcels which are six
thousand (6,000) square feet or over and as outlined in Subsection
26.410.010.B.2:
a. If a one -story building exists directly adjacent to the subject site, then the
new construction must step down to one -story in height along their common
lot line. If there are one -story buildings on both sides of the subject site, the
applicant may choose the side toward which to inflect.
A one -story building shall be defined as follows: A one -story building shall
mean a structure or portion of a structure, where there is only one (1) floor
of fully usable living space, at least twelve (12) feet wide across the street
frontage. This standard shall be met by providing a one -story element which
is also at least twelve (12) feet wide across the street frontage and one (1)
story tall as far back along the common lot line as the adjacent building is
one (1) story.
The one - story (but 18 feet in height to the ridge of its primary gable) Berg residence
resides adjacent to the one -story structure on the Susie's property to the west. The
proposed two -story addition is adjacent to only two- or three -story structures. With
18
P59
regard to the two units of the proposed duplex, a structure is not in any way required to
"inflect" toward itself. This standard is fully satisfied.
The condition of conceptual approval requiring that the new construction "inflect" toward
the historic house is not related to compliance with this residential design standard.
Instead, it is meant to require a design modification that moves toward the spirit of the
inflection standard by stepping down the massing of the new construction where closest
to the resource. It is important to remember that the original proposal included a one
story, aboveground connecting link between the two masses but the applicant agreed to
the better design solution of connecting the two parts of the structure below ground,
foregoing the aboveground link that previously provided this inflection. Instead, the two
forms are set nearly sixteen feet apart (i.e., fully detached in appearance) at ground level
where only a ten foot, one -story connecting link is required under the HP Design
Guidelines. With the link removed altogether and in response to the aforementioned
condition of conceptual approval, the applicant has now gone even further in exceeded
the Guidelines by again revising the design such that both the second floor and roof deck
on the new construction are set more than four (4) feet back from the street level facade.
Consequently, the vertical massing of the new construction has been successfully broken
up with the majority of its second floor and its entire roof deck set nearly twenty feet
away from the eighteen foot tall resource. This "inflecting" is enhanced by the change in
exterior building materials from brick to wood siding, which softens the second floor and
helps it to further recede visually.
Conditional Use Review. Section 26.425.040
Although a duplex dwelling on a historic landmark property is a conditional use in the C-
1 Zone District, and conditional uses are usually considered by the Planning and Zoning
Commission pursuant to Section 26.425.020 of the Code, the applicant has asked that the
HPC be permitted to make this determination pursuant to Code Section 26.304.060(B)(1),
which allows for combined reviews where more than one development approval is being
sought simultaneously in order to "eliminate or reduce duplication and ensure economy
of time, expense and clarity..." It was, in fact, the HPC's request that the applicant
propose a duplex on this property and the conditions of Conceptual HPC approval imply
that the HPC will be the reviewing body of this conditional use request.
Duplexes are permitted as a Conditional Use in the C -1 Zone District for historic
landmarked properties, subject to the standards and procedures of Chapter 26.425 of the
Code. Section 26.425.040 of the Code enumerates the standards applicable to all
conditional uses. Said section states that,
When considering a development application for a conditional use, the Planning and - . 61'4
Zoning Commission shall consider whether all of the following standards are met, as -r r
applicable. 0`.3 r "`c
A. The conditional use is consistent with the purposes, goals, objectives and ` co 95
standards of the Aspen Area Community Plan, with the intent of the Zone District .] t— > _5"
in which it is proposed to be located and complies with all other applicable '��`j 8 E.
requirements of this Title; and
B. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land
19
P60
uses or enhances the mixture of complimentary uses and activities in the
immediate vicinity of the parcel proposed for development; and
C. The location, size, design and operating characteristics of the proposed
conditional use minimizes adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash, service delivery, noise,
vibrations and odor on surrounding properties; and
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks,
police, fire protection, emergency medical services, hospital and medical
services, drainage systems and schools; and
E. The applicant commits to supply affordable housing to meet the incremental need
for increased employees generated by the conditional use; and
F. The Community Development Director may recommend and the Planning and
Zoning Commission may impose such conditions on a conditional use that are
necessary to maintain the integrity of the City's Zone Districts and to ensure the
conditional use complies with the purposes of the Aspen Area Community Plan,
this Chapter and this Title; is compatible with surrounding land uses; and is
served by adequate public facilities. This includes, but is not limited to, imposing
conditions on size, bulk location, open space, landscaping, buffering, lighting,
signage, off - street parking and other similar design features, the construction of
public facilities to serve the conditional use and limitations on the operating
characteristics, hours of operation and duration of the conditional use.
Residential use has been in existence on this property for more than 100 years and
predates not only the current codes but also the adoption of an Aspen Land Use Code or
an Aspen Area Community Plan, in general. That said, historic preservation and the
location of additional residential density within the "Infill Area" are fully supported by
the AACP. Further, consistent with the intent of the C -1 Zone District, the proposed
design provides a successful transition from commercial to residential architecture and
intensities on just a 6,000 square foot parcel.
The property is on the Aspen Inventory of Historic Landmark Sites and Structures,
meaning it is not only consistent and compatible with the character of the immediate
vicinity, but it is actually a defining part of this character. Adequate utilities and public
services exist to accommodate the one additional residential unit being proposed. The
size, design and operating characteristics of the use are being reviewed by the HPC for
consistency with the Historic Preservation Design Guidelines as well as the Residential
Design Standards, and the location of the residential use was established more than 100
years ago. Pedestrian and vehicular circulation, and parking, trash and service delivery
needs associated with the use will only be enhanced with development of proper
sidewalks and provision of alley access.
No affordable housing is required for developing a duplex on this property pursuant to
Section 26.470.060.1 of the Code which states that,
The development of one or multiple single-family residences or a duplex on a
parcel of land designated as a Historic Landmark and which contains an
historic resource shall be approved by the Community Development Director.
This review applies to the rehabilitation of existing structures, reconstruction
20
P61
after demolition of existing structures, and the development of new structures
on Historic Landmark properties. No affordable housing mitigation shall be
required provided all necessary approvals are obtained, pursuant to Section
26.415, Development Involving the Inventory of Historic Sites and Structures,
and provided the parcel contains a historic resource.
The continued residential use with one additional dwelling unit on the property is
consistent with the historic preservation goals and was suggested by the HPC for this
development. The additional dwelling unit is being developed on the parcel that contains
the historic resource.
Rear Yard Setback Variance, Section 26.415.110(13)
While a rear yard setback variance was requested with the Conceptual HPC application,
the proposed designs were revised in response to direction received from staff and the
HPC during the course of the review. As a result, the proposed rear yard setbacks were
modified but after the public notice had already occurred and the requested variance no
longer matched the actual needs of the project. In short, a two foot rear yard setback was
originally requested but the finally approved conceptual designs required a five foot rear
yard setback variance for the new construction arid an eight foot rear yard setback
variance for the relocated, attached shed structure.
As currently proposed, the relocated, attached shed structure will reside two (2) feet of
the rear property line, the addition will reside slightly more than five (5) feet from this
property line, and the garage doors will have just over an eight and one -half foot (8%)
rear yard setback. Since all of these areas are attached and, therefore, part of a single
structure, the applicable rear yard setback requirement is a flat ten (10) feet.
Accordingly, basing off the portion of the structure located closest to the property line, a
rear yard setback variance of eight (8) feet is required, although the other aforementioned
portions of the structure would only require variances of five feet and 1.5 feet. In the
end, though, an eight (8) foot rear yard setback variance is necessary.
Section 26.415.110 of the Code enumerates the benefits that historic properties can
receive. Subsection B thereof states the following regarding variances:
Dimensional variations are allowed . for projects involving designated
properties to create development that is more consistent with the character of
the historic property or district than what would be required by the underlying
zoning's dimensional standards
1. The HPC may grant variances of the Land Use Code for designated
,
properties to allow:
1, ^ o
a. Development in the side, rear and front setbacks; :,.
b. Development that does not meet the minimum distance requirements r c.1.11
between buildings; Y`,t cc
c. Up to five percent (5 %) additional site coverage; r . y .
d Less open space than required for the on -site relocation of commercial A
historic properties. ) ° ...
2. In granting a variance, the HPC must make a finding that such a
variance:
21
P62
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.
The requested eight foot rear yard setback variance enables the applicant to develop the
proposed addition in a manner that provides a generous separation distance between the
historic resource and the new construction. That is, if unable to utilize the rear yard area
to accommodate the addition, more of the new square footage would be forced to the
north side thereof and would, therefore, decrease the generous but appropriate separation
distance currently proposed between the two portions of the duplex. That is, the thought
is it is better from a historic preservation and overall design perspective to decrease the
rear yard setback as proposed than it would be to move the addition closer to the historic
resource. Thus, this variance enhances /mitigates an adverse impact to the historic
significance and architectural character of the historic property.
On -Site Parking Waiver, Section 26.415.110(0)
Section 26.415.110 of the Code states that the City is committed to providing support
(benefits) to property owners to assist their efforts to maintain, preserve and enhance their
historic properties. One the benefits enumerated in subsection C thereof is a reduction in
the number of parking spaces required by the underlying zoning. The parking reduction
and waiver of cash -in -lieu fees may be approved by HPC upon a finding that it will
enhance or mitigate and adverse impact on the historic significance or architectural
character of a designated historic property, an adjoining designated property or a historic
district.
Since this application is proposing development of a duplex, the required number of off-
street
parking spaces will be four (4), or two spaces per dwelling unit. The applicant is
proposing two (2) off - street parking spaces in the garage to be accessed from the alley,
one for each unit of the duplex, and requests a reduction and waiver of fees for the other
two spaces that would be required (a one -space reduction per unit). This property is
across the street from a residential parking zone and will be entitled to residential parking
permits. If the applicant were to try and fit four parking spaces on the property it would
crowd development and compromise the historic integrity of the site. With so much effort
being put into an exemplary restoration and preservation effort, it would be a shame to
compromise the results by placing two addition parking spaces, whether in a garage(s) or
on the surface, onto the site.
Exhibits:
1. Copies of Prior Approval (HPC Resolution No. 8, Series of 2011)
2. Authorization Letter
3. Proof of Ownership
4. Property Owners within 300'
Attachments:
Oz Architecture Plan Set of Existing Conditions and Proposed HPC Final Drawings
22
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