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HomeMy WebLinkAboutExhibit A.1 HP Guidelines Criteria.110 Neale Ave Page 1 of 5 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 5 of this exhibit, following the list of applicable guidelines. 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic 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. An application for a building permit cannot be submitted without a development order. 3. Conceptual Development Plan Review b) The procedures for the review of conceptual development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. 2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be 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 Historic Preservation Design Guidelines. 3) 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. 4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. Page 2 of 5 Relevant Historic Preservation Design Guidelines: 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. Chapter 1: Site Planning & Landscape Design MET NOT MET 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 1.7 Provide positive open space within a project site. 1.8 Consider stormwater quality needs early in the design process. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET 9.6 Minimize the visual impact of lightwells. Chapter 11: New Buildings on Landmarked Properties MET NOT MET 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel.NOT MET 11.4 Design a front elevation to be similar in scale to the historic building. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). 11.6 Design a new structure to be recognized as a product of its time. 11.7 The imitation of older historic styles is discouraged. Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. MET MET CONDITION MET MET CONDITION CONDITION MET CONDITION Historic Preservation Design Guidelines Review Criteria for 110 Neale The applicant is requesting Conceptual Major Development review for this project. The proposed design must meet applicable Historic Preservation Design Guidelines. MET CONDITION MET MET Page 3 of 5 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. Page 4 of 5 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • The front porch shall be functional, and used as the means of access to the front door. • A new porch must be similar in size and shape to those seen traditionally. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. • Reflect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. 11.5 The intent of the historic landmark lot split is to remove most of the development potential from the historic resource and place it in the new structure(s). • This should be kept in mind when determining how floor area will be allocated between structures proposed as part of a lot split. 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. Page 5 of 5 • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, new buildings on landmark properties, and mechanical equipment. Design Guidelines 1.8 & 1.22 & 1.23 addresses stormwater mitigation, site grading, and the construction of new retaining walls. As part of this scope of work, the applicant has submitted a drainage plan and preliminary stormwater mitigation plan. The applicant will need to continue to work with all relevant City Departments including Engineering, Parks, and Zoning to ensure all requirements are met, and all stormwater features must try to achieve minimal visual impact. Design Guidelines 9.6 refers to the visual impact of lightwells. As an existing non-conforming subgrade structure, new lightwells must meet the dimensional requirements regarding depth that is specified in the Municipal Code. In order to reduce the visual impact of lightwells, flat grates rather than a railing are recommended. Residential Design Standards also specify that features such as lightwells may not be forward of the front most street-facing façade. Design Guidelines 11.3 focuses on mass and scale of detached new building on a lot that is considered historic. In this case, the existing non-historic structure closest to the historic resource most closely relates to the size and scale of the historic property on 114 Neale Avenue. As it progresses southward on the lot, the building scale increases but subdivides the larger masses into smaller “modules”. Staff finds that the proposed northwest elevation of the residence consolidates these “modules” and as a result increases the scale and proportion of the home when viewed from Neale Avenue. Staff recommends more articulation on this elevation to meet this guideline. In summary, staff recommends restudy to meet Design Guideline 11.3.