HomeMy WebLinkAbout110_Neale_Memo_2020_10_14
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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: October 14, 2020
RE: 110 Neale Avenue – Final 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 ZONING & USE:
No change
SUMMARY: On July 22nd, HPC granted Conceptual Major
Development, with conditions, to remodel the existing non-historic
home on a lot created through a historic landmark lot split. Changes
to building mass, footprint, and exterior building materials were
approved. As a non-historic residential structure, this project is
subject to Residential Design Standards (RDS) which was reviewed
for compliance by staff through an administrative process. At this
meeting, HPC is asked to approve Final Major Development.
STAFF RECOMMENDATION:
Staff recommends approval with conditions listed on pages 4-5 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.
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 because it exceeds current limits for
the depth of a portion of the subgrade level and
for 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 has engaged in an administrative
process to remove the deed restricted ADU
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.
This project was not called up by City Council during the Notice of Call-up on August 25th, 2020.
The Historic Preservation Commission (HPC) is the final review authority for Final Design
Development Review.
PROJECT SUMMARY:
The applicant received Conceptual approval 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. The Final application includes details
related to the landscape plan, lighting plan, and selection of building materials.
STAFF COMMENTS:
Since Conceptual approval, the applicant has been working with the City Engineering Department
to resolve the condition for approval related to the right-of-way configuration at Queen Street. The
Final application review includes a detailed landscape plan and a selection of exterior building
materials for the non-historic residence. Although the historic resource is not located on this site,
the property needs to be compatible with its surrounding context and relate to the historic
resource. The existing site conditions include steep slopes and dense vegetation. The applicant
Figure 1 – 110 Neale, 2020
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
will need to continue working with all relevant City Departments regarding the stormwater
mitigation plan, tree removal, and any features located in the setbacks. Staff finds that the overall
landscape plan may be appropriate with modifications related to certain features to be handled at
the staff and monitor level.
Staff recommends HPC discuss the following topics in more detail:
1. Landscape & Lighting Plan: The proposed landscape plan includes a planting schedule
of trees, groundcover perennials, and sod. Features such as garden paths made up of
rocks/boulders and a meandering dry stack stone wall around the property are also
proposed. Retaining walls are proposed as part of the design due to the steep slopes on
the site. The application indicates that the existing landscaping will be retained as much as
possible but there are plans to remove existing trees. The applicant will need to continue
working with the Parks Department to confirm tree removal and understand what types of
disturbances are permitted within the tree driplines.
The design and dimensions of the proposed stone wall is not clearly defined, and the
landscape plan shows this feature weaving in and out of the setbacks. Staff finds the dry
stack stone wall to be inappropriate because it is out of character with the surrounding
context and uses material and techniques that does not relate to the historic resource. Staff
recommends the stone wall be removed as it does not meet Design Guideline 1.22. If this
feature is needed for site retention, staff recommends restudy to ensure the height and
visibility is minimized and only in areas that retention is needed using stones and
techniques that have historic precedent.
Garden paths are proposed for creating circulation in areas of steep grade changes. The
drawings indicate larger stone pavers. Staff recommends additional information regarding
materials and dimensions to review as a staff and monitor process. (See Figure 2.)
Figure 2 – Proposed Landscape Plan
dry stack stone wall
garden path
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The proposed landscaping light fixtures appear minimal and concentrated around the
garden paths; however, staff is concerned with the number of light fixtures around the entry
features facing Neale Avenue and Queen Street. (See sheets A-704 and 705 for lighting
plan.) Outdoor lighting should be kept at a minimum in response to dark skies policies and
the Design Guidelines are sensitive to outdoor lighting being kept at a minimum. Staff
recommends the applicant reduce the number of affixed light fixtures in order to reduce the
impact of outdoor lighting to the surrounding context, particularly the contrast it would
create when compared to the historic cabin next door.
2. Building Materials: The proposed design makes
significant changes to the exterior building materials.
Cedar siding, grey granite veneer, and black standing
seam metal roof are proposed for the residence. Staff finds
the color, dimension, and technique of dry stacking do not
relate to the historic context of Aspen or the adjacent
resource. The application indicates that this stone will also
be used for other veneered surfaces on the property. A red
or buff colored sandstone was the locally quarried stone of
choice for many historic projects of significance, and the
stone was often cut in equal dimensions and laid in mortar. Brick was another commonly
used masonry of course. Staff recommends a restudy of the veneer to one that better
relates to the historic context.
REFERRAL COMMENTS:
The application was referred out to other City Departments who have requirements that will
significantly affect the permit review. (See Exhibit C for more detailed comments.)
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Proposed stone landscape wall to be removed and/or minimized to the greatest extent
possible to only in areas that retention is needed, using stones and techniques that have
historic precedent, to be reviewed and approved by staff and monitor prior to Building
Permit submission.
2.) Select a masonry veneer for the home that better relates to the local context and use
historic techniques that have historic precedent, to be reviewed and approved by staff and
monitor prior to Building Permit submission.
3.) Reduce the number of exterior light fixtures around the property, specifically in areas that
have high visibility from the right-of-way, to be reviewed and approved by staff and monitor
prior to installation.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
4.) Coordinate with all relevant City Departments regarding stormwater mitigation, tree
removal, allowed development in tree driplines, and code compliance of features located
in the setbacks. HPC project monitor approval will be sought as needed.
5.) Proposed planting list must comply with the Water Efficiency Landscape Standards
(WELS).
6.) Provide a finalized landscape and lighting plan for review and approval by staff and monitor
prior to Building Permit submission.
7.) Three years vested rights shall be established by the date on which a Development Order
is issued by the Community Development Department.
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 – HPC Conceptual Resolution #15, Series of 2020 and Minutes, July 22, 2020
Exhibit C – Referral Comments, July 22, 2020
Exhibit D - Application