HomeMy WebLinkAboutMemo.110 Neale Ave.20200624
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: June 24, 2020
RE: 110 Neale Avenue – Conceptual Major Development Review,
PUBLIC HEARING
APPLICANT /OWNER:
17 Queen LLC
REPRESENTATIVE:
Forum Phi Architecture, LLC
LOCATION:
Street Address:
110 Neale Avenue
Legal Description:
Lot 2, As shown on the
Subdivision Exemption Plat of 114
Neale/17 Queen Historic Lot Split,
City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2737-073-83-002
CURRENT ZONING & USE
R-15A (Moderate-Density
Residential); Residential Use
PROPOSED USE:
No change
SUMMARY:
The applicant requests approval for Conceptual Major
Development to remodel the existing home on a lot created through
a historic landmark lot split. Changes to massing, building footprint,
and exterior building materials are proposed. As a separate
building on a historic landmark lot, this project is subject to
Residential Design Standards (RDS). RDS review is approved by
staff, unless the application includes variances. This project has
been found to meet the required standards and no further action
by HPC is needed.
STAFF RECOMMENDATION:
Staff supports the project but recommends continuation for the
applicant to restudy the proposed massing along Neale Avenue.
Site Locator Map – 110 Neale Avenue
110
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
110 Neale Avenue is a 15,160 sf lot created through a Historic Landmark Lot Split in 1998
(Ordinance #16, Series of 1998). The historic
miner’s cabin is located on Lot 1 (114 Neale
Avenue), and a new single-family residential
building was approved on Lot 2 (110 Neale
Avenue) in 2005. This structure is considered
an existing non-conforming structure when it
comes to the subgrade level and the floor
area. The property faces both Neale Avenue
and Queen Street. There is an existing
detached Accessory Dwelling Unit (ADU) on
the site that is approximately 500 sf. The
applicant will engage in an administrative
process to remove the deed restricted ADU
(Reception # 490883) and provide mitigation
in the form of housing credits or fee-in-leu.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to remodel the existing non-historic single-
family home. Changes to massing, footprint and exterior building materials are proposed.
The Historic Preservation Commission (HPC) is the final review authority, however, this project is
subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes to remodel the existing single-family home by reconfiguring the building
footprint, specifically around the garage and detached accessory dwelling unit (ADU), and the
building form/mass as perceived from Neale Avenue. Changes are proposed to the entry features,
exterior building materials and fenestration with the exception of the gable roofed structure closest
to the historic resource on 114 Neale Avenue. New decks and a larger subgrade level are
proposed with this design.
STAFF COMMENTS:
As an existing detached non-historic structure on a steep slope, staff recognizes the site
conditions make it difficult to create a strong visual relationship between the two properties. Staff
supports the proposed changes related to the reconfiguration of the garage and finds the design
changes made to the entry allows for better compliance with the Residential Design Standards.
The changes made to the building mass on the northwest elevation, specifically north of the
proposed hip gabled feature, visually reads as an increase in scale when perceived from the
street. Staff recommends the applicant articulate this area to help better relate to mass & scale.
Figure 1 – 110 Neale, 2020
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff recommends HPC further discuss the following topic in more detail:
Mass & Scale: The Design Guidelines provide more flexibility when it comes to the design
of detached buildings, especially those that are on a separate lot from the historic resource.
The mass and scale of the existing residential building is considerably larger than that of
the historic structure on Lot 1; however, there was a deliberate design choice made to
break up the massing of the structure to help reduce the scale of the building. This
articulation of form resulted in different roof shapes and heights, as seen in Figure 2.
The proposed design unifies the roof plan into a cross-gable roof with a half-hipped gable
end facing Neale Avenue. The new roof form and the uniform façade plane extending
across the northwest elevation has increased the overall presence of the structure. Design
Guideline 11.3 calls for new buildings to try and relate to the historic structure by
subdividing larger masses into smaller “modules”. While changes to building materials and
fenestration are new, they continue to relate to the historic resource; however, the removal
of articulation in the building mass result in proportions and scales that do not relate.
Figure 1 – Proposed Northwest Elevation (View from Neale Avenue)
Figure 2 – Existing Northwest Elevation (View from Neale Avenue)
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff recommends the applicant restudy the highlighted area by introducing articulation
to the building mass in order to meet Design Guideline 11.3.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will
significantly affect the permit review. The following is a summary of comments received for the
revised design. Please see Exhibit B for full comments.
Engineering Department:
1. Existing 2-hour parking space on Queen Street needs to remain and Engineering supports
a head in parking configuration. Associated details including curb and gutter, landscape
buffer, and sidewalk need to meet requirements.
2. Drywells need to meet today’s standards.
3. Clarify and update utility and water service lines.
4. Easement required for new transformer with appropriate clearances.
Zoning Department:
1. Any new subgrade area expansion must be clearly shown and conform with the maximum
depth of 15’, including lightwells.
2. Clarify easement and slopes reduction impacts to floor area calculations.
3. Clarify deck exemption calculations.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) continue this application with the
following direction:
1.) Restudy the building mass most visible from the northwest elevation to meet Design
Guideline 11.3.
2.) Continue to work with all relevant City Departments including Engineering, Parks, and
Zoning to ensure all requirements related to drainage and stromwater mitigation are met.
3.) Work with the Engineering Department to resolve the request for providing head in 2-hour
parking on Queen Street.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Residential Design Standards (RDS) / Administrative Approval
Exhibit B – Referral Comments
Exhibit C – Application