HomeMy WebLinkAbout110_Neale_Memo_2020_10_14Memorandum
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 – FinalMajorDevelopmentReview, PUBLIC HEARINGApplicant /Owner:
17 Queen LLCRepresentative:
Forum Phi Architecture, LLCLocation:
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, ColoradoParcel Identification Number:PID# 2737-073-83-002Current 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:
Staffrecommends approval with conditions listed on pages 4-5 of this memo.
Site Locator Map – 110 Neale Avenue
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 onLot 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 exceptionof the gable roofed structure closest to the historic resource on 114 Neale Avenue.New decksand 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 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:
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 drystack 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
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.
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:
Staffrecommends the Historic Preservation Commission (HPC)approvethis application with the following conditions:
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.
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.
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.
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.
Proposed planting list must comply with the Water Efficiency Landscape Standards (WELS).
Provide a finalized landscape and lighting plan for review and approval by staff and monitor prior to Building Permit submission.
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