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HomeMy WebLinkAboutExhibitA.1_HPGuidelinesCriteria Page 1 of 6 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 6 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. Final Development Plan Review: b) The procedures for the review of final development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for 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 Paragraphs 26.304.060.E.3.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. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. 4) Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. Page 2 of 6 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Chapter 1: Site Planning & Landscape Design MET NOT MET 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. 1.5 Maintain the historic hierarchy of spaces. 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. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. 1.14 Minimize the visual impacts of landscape lighting. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. 1.24 Preserve historically significant landscapes with few or no alterations. 1.26 Preserve the historic circulation system. 1.27 Preserve and maintain significant landscaping on site. 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. 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. CONDITION Historic Preservation Design Guidelines Review Criteria for 110 Neale The applicant is requesting Final Major Development review for this project. The proposed design must meet applicable Historic Preservation Design Guidelines. MET CONDITION MET MET CONDITION MET MET MET MET CONDITION MET MET MET MET CONDITION CONDITION MET Page 3 of 6 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. 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. 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. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. Page 4 of 6 • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case- by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. 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. 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. 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. Page 5 of 6 • 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. 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. Page 6 of 6 Staff Finding: The applicable sections of the design guidelines are as follows: site planning and new buildings on landmark properties. Design Guidelines 1.1 concerns the development pattern and context of the neighborhood. As a property next to a historic resource, it is important that the development does not cover or obstruct the historic resource. In this case, the grade change and the difference in lot size is significant, therefore, the remodeled residence does not visual obstruct the historic resource. Landscape design and choices in building material are ways for new development to relate to the historic resource and surrounding context. Staff recommends changes to the stone veneer choice and the reduction of certain landscaping features to meet this guideline. Design Guidelines 1.8 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 achieve minimal visual impact. Design Guidelines 1.14 refers to the impact of landscaping lighting. The proposed landscape lighting is concentrated on the garden paths and visually minimal. Staff has concerns with excessive exterior lighting affixed to the building. Similar to the goals of landscape lighting, exterior lighting should be minimal and avoid a harsh contrast between the historic resource next door. Staff recommends minimal exterior lighting. Design Guidelines 1.22 addresses the construction of new retaining walls when needed. It is important that these features are minimal in height and visibility. The materials used for these walls needs to be compatible with the surrounding historical context. Commonly used masonry, dimensions and construction techniques would all be factors to consider when thinking about compatibility. Staff recommends additional information be provided regarding new retaining walls for staff and monitor review. 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. Staff will be issuing an administrative finding that the Residential Design Standards are met by this project. Design Guidelines 11.6 addresses the design compatibility of detached structures. The design will need to consider form, material, and fenestration in order to achieve compatibility. The choice of grey stone veneer using a dry stack technique does not establish a relationship with historic construction and use of materials. Staff recommends a different stone veneer be selected that relates to stone, dimensions, and building techniques that relate to historic resources. In summary, staff recommends approval with conditions listed in the memo and draft resolution.