HomeMy WebLinkAbout205 W Main - 1.26.23 Meeting with Staff205 W.Main Street
Meeting with City Staff
January 26, 2023
•HPC asked for restudy of mass and scale
•Our study of HPC requested mass and scale
changes would not allow for a successful
project
•Further study created improved unit layout,
reduced overall mass and scale of project,
and change in the architectural design
•Looking for staff guidance on possible
submission under new code and
recommended next steps
Following November HPC Hearing
Items not changing
•100% affordable housing
•No land use code variances
requested, only F.A.R. special
review
•Meets parking requirements
•Relocation of historic asset
Items updated
•New architecture at alley
building
•Reduced overall height
and vertical planes
•Avoids competition with
historic asset
•One additional unit to bring
total to 10 units
•All units are more than 50%
above grade
Floor Area
November HPC Proposal
F.A.R.: 1:1.02 = 7,667 SF
Net Livable:8,622 SF
New Proposal
F.A.R.: 1:1.23 = 9,207 SF
Net Livable:10,222 SF
Code Standards
Subject Site: 7,500 SF
Zoning: Mixed -Use (MU)
Main Street Historic District
F.A.R.: 1:1 = 7,500 SF
1:1.25 = 9,375 SF (special review)
Unit Size
New Proposal
Unit #Beds Total SF % of
APCHA
NL
+50%
Above
Grade?
101 3 Bed 1,173 SF 98%Yes
102 2 Bed 822 SF 91%No
103 2 Bed 896 SF 99%No
104 2 Bed 915 SF 102%No
105 2 Bed 863 SF 96%No
201 3 Bed 1,089 SF 91%Yes
202 3 Bed 1,176 SF 98%Yes
301 1 Bed 641 SF 92%Yes
302 3 Bed 1,048 SF 87%Yes
November HPC Proposal
Unit #Beds Total SF % of
APCHA
NL
+50%
Above
Grade?
101 3 Bed 1,131 SF 94%Yes
102 2 Bed 820 SF 91%Yes
103 2 Bed 916 SF 102%Yes
104 2 Bed 916 SF 102%Yes
105 3 Bed 1,332 SF 111%Yes
106 2 Bed 1,156 SF 128%Yes
107 2 Bed 1,142 SF 127%Yes
201 3 Bed 1,089 SF 91%Yes
301 1 Bed 662 SF 94%Yes
302 3 Bed 1,058 SF 88%Yes
Affordable Housing Units & Credits
November HPC Proposal
1-Bedroom:1
2-Bedroom:4
3-Bedroom:4
Total Units:9
Total Bedrooms:21
Total Cat-4 AH Credits:27.16
New Proposal
1-Bedroom:1
2-Bedroom:5
3-Bedroom:4
Total Units:10
Total Bedrooms:23
Total Cat-4 AH Credits:29.73
New Proposal –Site Plan
New Proposal –Ground Level Plan
Unit Color Code
Unit 101
Unit 102
Unit 103
Unit 104
Unit 105
Unit 106
Unit 107
Unit 201
Unit 301
Unit 302
New Proposal –Lower Level Plan
Unit Color Code
Unit 101
Unit 102
Unit 103
Unit 104
Unit 105
Unit 106
Unit 107
Unit 201
Unit 301
Unit 302
New Proposal –Second Level Plan
Unit Color Code
Unit 101
Unit 102
Unit 103
Unit 104
Unit 105
Unit 106
Unit 107
Unit 201
Unit 301
Unit 302
Unit Color Code
Unit 101
Unit 102
Unit 103
Unit 104
Unit 105
Unit 106
Unit 107
Unit 201
Unit 301
Unit 302
New Proposal –Third Level Plan
New Proposal –Roof Plan
Elevation Comparison –Main Street
New Proposal
November HPC Proposal
Elevation Comparison –First Street
New Proposal
November HPC Proposal
Elevation Comparison –Alley
New Proposal
November HPC Proposal
Rendered Comparison –Main Street
New Proposal November HPC Proposal
Rendered Comparison –First Street
New Proposal November HPC Proposal
New Proposal November HPC Proposal
Rendered Comparison –Alley
Administrative Applications (Sec. 26.470.090)
Review of one hundred (100) percent affordable housing development on designated sites containing a historic
resource where the historic resource is fully detached from all new construction, and all non-historic additions are to be
removed, and no new addition will be made to the historic resource, and all new construction taller than one (1) story is
distanced at least ten (10) feet from the historic resource on all sides.
Development of these properties, when the use is one hundred (100) percent affordable housing, shall be subject to a
one-step review by the Historic Preservation Commission, for compliance with Section 26.415.070(c), Certificate of
Appropriateness for a Minor Development (demolition of non-historic additions and all work directly affecting the
historic resource); and Section 26.415.090, Relocation of Designated Historic Properties.
All requirements are met
Administrative Applications (Sec. 26.470.090)
All City of Aspen Historic Preservation Design Guidelines applicable to work affecting the historic resource shall
apply in addition to the following criteria:
a.HPC may not deny Relocation, but shall determine a siting for the historic structure that best meets the
City of Aspen Historic Preservation Design Guidelines while accommodating the allowed development
rights for the property. A Conceptual site plan representing the full project must be provided to assist in
this review.
b.HPC may grant approval for the historic resource only to be located in the side, rear and front setbacks
per Section 26.415.110(c)(1)a., Variations. New construction is not permitted to be located in a setback.
HPC may allow the new structure to provide no less than six (6) feet as the minimum distance
requirement between buildings per Section 26.415.110(c)(1)b. Where the historic resource is one (1)
story in height, this reduction is only permissible if the new construction permitted to be within six (6)
feet of the resource is one (1) story in height for at least ten (10) feet in depth.
c.The application must include a detailed summary, in consultation with the Historic Preservation Officer, of
all necessary repairs to historic fabric that will be completed during construction including exterior
materials, doors and windows. The summary must also identify all opportunities to restore an element of
the historic resource to an earlier condition that can be documented through photographs or physical
inspection. HPC will prioritize and require up to three (3) of these to be completed during construction.
Examples include: re-opening of an enclosed porch, restoration of the original design of a street facing
window, and restoration of missing details such as decorative porch trim.
Not
Requested
Administrative Applications (Sec. 26.470.090)
As applicable, site development shall be designed so that:
i.A front walkway to the historic resource shall be no wider than the minimum requirement for
accessibility, shall run directly from the street to the door unless necessary to avoid a preserved
tree, and shall be gray concrete, brick, rectilinear stone or flagstone, to be determined by HPC.
ii.Stormwater facilities and conveyances shall be demonstrated to fully integrated with the
surrounding landscape palette when viewed from the public right-of-way.
iii.The perimeter of the historic resource shall be entirely bordered by a gravel or small diameter rock
planting strip one (1) foot in width to protect from the impacts of landscape planting and watering.
No plant material around the historic resource shall have an identified mature height taller than
forty-two (42) inches, other than one (1) shrub or tree, placed with the mature size of the species
in mind. No hardscape, other than a front walkway, shall be permitted in street-facing yards around
the historic resource.
iv.Perimeter fences which are considered part of the historic significance of a site shall be retained
and repaired and cannot be moved, removed, or inappropriately altered.
v.Any new fence between the historic resource and the street shall be no more than forty-two (42)
inches in height and shall have no less than a solid to void ratio of fifty (50) percent.
Thank You!