HomeMy WebLinkAboutMemo.110 Neale Ave.20200722
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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: July 22, 2020
RE: 110 Neale Avenue – Conceptual Major Development Review,
PUBLIC HEARING CONTINUED FROM JUNE 24TH
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: In June, HPC reviewed an application for Conceptual Major
Development and recommended the applicant restudy the mass and
scale of the proposed cross-gable roof form. The revised design takes
this comment into consideration by reducing the overall height of this
feature. 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 building mass, footprint, and
exterior building materials are proposed. This project is subject to
Residential Design Standards (RDS), to be reviewed and approved by
staff unless the application includes variances. The revised design
meets the required RDS standards and no further action by HPC is
needed.
STAFF RECOMMENDATION:
Staff supports the project and recommends approval with conditions
listed on page 4 of this memo.
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 cash-in-lieu mitigation to be used
by the City in the construction of affordable
housing in another location.
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.
In response to HPC comments from the last hearing, the applicant has reduced the height of the
proposed cross-gable form north of the proposed hip gabled feature, which breaks up the massing
and reduces the overall scale of the addition as perceived from the northwest elevation. Staff
recommends approval of the project with the revised design.
Figure 1 – 110 Neale, 2020
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Mass & Scale: A level of design compatibility between the new building and the historic
structure is required but there is more flexibility when it comes to detached structures.
The uphill portion of the home closest to the adjacent historic property was originally
designed to be similar in mass and scale to the historic cabin. This part of the house is left
unaltered in this project. As the building moves further away from the historic resource,
the massing of the home begins to respond to the context of Queen Street. The design
presented in June created an imposing cross-gable spanning over most of the living area.
From Neale Avenue, this design read as an uninterrupted singular mass of increased scale
unrelated to the historic resource (Figure 1).
The revised design reduces the roof mass at the center of the structure. (Figure 2). This
design change creates a more appropriately scaled transition connecting the side of the
home that relates to the historic resource with the side of the house that relates to Queen
Street. Staff finds the revised design meets Design Guideline 11.3 which calls for a
new building to appear similar in scale and proportion to the historic building.
Figure 1 – Proposed Northwest Elevation as presented in June (View from Neale Avenue)
Figure 2 – Revised Northwest Elevation (View from Neale Avenue)
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will
significantly affect the permit review. 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) approve this application with the
following conditions:
1.) Continue to work with all relevant City Departments including Engineering, Parks, and
Zoning to ensure all requirements are met, including but not limited to the proposed right-
of-way configuration.
2.) A development application for a Final Development Plan shall be submitted within one (1)
year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the Conceptual
Development Plan. The Historic Preservation Commission may, at its sole discretion and
for good cause shown, grant a one-time extension of the expiration date for a Conceptual
Development Plan approval for up to six (6) months provided a written request for
extension is received no less than thirty (30) days prior to the expiration date.
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 – Revised Application