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HomeMy WebLinkAboutEXHIBIT -A +B_121_HPC_GUIDE-FA1 January 26, 2021 Attn: Ms. Sarah Yoon, Ms. Amy Simon & City of Aspen Historic Preservation Commission Historic Preservation Commission c/o Aspen City Hall 130 South Galena Street, 3rd Floor Aspen, CO 81611 Re: 121 West Bleeker Street Conceptual HPC Review / 2735-124-39-003 / EXHIBITS “A” + “B” 121 West Bleeker as seen from Bleeker Street Circa 2020 Dear Sarah and HPC, Please accept this application for Conceptual Major Development Review and an FAR Bonus for the property located at 121 West Bleeker Street. The property is located on a west end R- 6 (Medium Density Residential) zoned lot 5,982.3 square feet (sf) in size, and is a designated historic local landmark (Ordinance 7-1982). The unique two-story landmark is indicative of Aspen’s Vernacular Gable End architecture which can be found in and throughout the West End neighborhood. This structure is representative of Aspen’s mining-era character. 121 West Bleeker has the characteristics of typical mining-era structures such as: size, roof pitch, and modest decorative elements. One notable feature of 121 West Bleeker structure is its unusual comparative height (a full two story structure) to other Aspen PO Box 7928 Aspen, CO 81612 970.309.0695 derek@1friday.com 2 Gable End examples (typically 1 to 1-1/2 stories). The home also has an unusual cut out porch and tall gable-end. Background Affectionately coined the “Blueberry House”, the home’s original construction dates to 1887 and while the primary Victorian residence aspect of the property remains predominantly intact to it primary street and adjoining elevations, it appears the home has undergone multiple evolutions throughout its history. Most recently, a remodel in the late 1980s / early 1990s resulted in major alterations to the property’s structure and with it, the likely replacement of original materials such as siding, detailing elements and window trim per imaging we can find. This late 1980s/ early 1990s remodel has resulted in a substantial obscuring between the original and historic forms predominantly to the home’s west and south facades. Additionally, while significant areas of the home’s original materials do still exist along the east and north (Bleeker) facades, it is unclear as to the extent of existing historical framing remaining within the home’s interior. Additionally, it should be noted significant material alterations are present along the south and east facades. 121 West Bleeker as seen from Bleeker Street looking south and west Circa 1950s Proposal It is our intention to restore the primary features that have been obscured through the home’s many remodels and iterations over the decades since 121’s original construction with the focus of retuning the Victorian’s three primary facades - north (Bleeker Street), west (neighboring lot) and east (side alley), along with the home’s unique cross gable roof structure to its original design intent. An addition to the main two story historic home and a full subgrade excavation /basement are proposed. The property is to be a single family home. All currently existing non-historic additions 3 are proposed to be removed and replaced with a smaller and more historically sensitive above grade massing strategy for the 121 residence. Significant cottonwood trees along the street facades are protected and preserved in the proposal. There are no obstructing trees or driplines that further affect the design as proposed for 121. The application proposes to reduce the existing legal non-conformities of the property as currently exists. The 250 sf FAR bonus (the eligible FA sum for lots ranging in size between 3,000 to 5,999 square feet – 121 is just under the 6,000 sq ft mark with a total of 5,982.5 sq ft) is respectfully requested as part of this application – as demonstrated in Exhibits A and B, significant restoration, preservation and removal of non-historic and non-compliant additions are proposed. Variations In order to best respond to the Aspen Historic Design Criteria, several variations are to be requested as follows: Existing Victorian Requested Variations: • Both the cross gable roof massing and roof chimney element of the 121 residence exceed and therefore, are in violation Aspen’s current R-6 25’ height maximum allowable definition. While the home’s ridge height (31’-5.5” above grade – V.I.F.) is proposed to remain at its existing current height (note: we are still researching the chimney (estimated ht. 35’-6” above finished grade – TBD) as to it’s historical configuration, which does appear thinner and taller in imaging than the current existing constructed condition), variations to accommodate said elements are requested as deemed necessary by city of Aspen zoning policy. Proposed Site & Addition Requested Variations: West Side Yard Setback Request Variation: - 1’-2” (Purpose: While all above and below grade proposed massing conditions and light wells for the project are located within the required 5’ side yard setback, we are proposing an exterior stair along the east side of the property to cantilever out from the wall accordingly. On the wall below the stair, electrical and gas meters per holy cross energy code requirements are proposed to be located. • East Side Yard Setback Variation: - 1’-2” (Purpose: Again, all above and below grade proposed massing conditions and light wells for the project are located within the required 5’ side yard setback. The variation is requested due to the city of aspen zoning code pertaining to mechanical equipment. As for warranty and installation purposes, all condensing units (to be situated on a concrete pad ) are anticipated to be no more than 40” in height – this said, in order to place the units as far away from the historical resource as desired and to address the city’s 30” maximum allowable above grade policy for mechanical equipment, we are requesting said variation. • Combined Side Yard Setback Variation: 2-4” (Purpose: Per the Side Yard setbacks as described, we are seeking a combined side yard setback variation of 2’-4” accordingly). 4 • Rear Yard Setback variation: 5’ Below Grade/ Deck Habitable Variation (Purpose: While all above grade habitable (10’ setback minimum) and garage (5’ setback minimum) requirements are met, we are seeking the technical ability to maintain a subgrade foundation that “tracks” with the above grade garage construction for subgrade mechanical area. As we also are creating a one story massing potential for usable deck area on top of the garage along the alley situated in this defined “zone” by Aspen code. The massing above grade is unaffected by this variation request. • East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to LW T.O. Concrete - If Necessary) : (Purpose: Although the proposed 196 sq ft light well is situated outside of the required 5’ side yard setback, it is proposed with an out to out dimension of 196 square feet and a light well floor to top of connector height of 26 feet 6.5 inches. I believe the revised code may already allow this, but in the event of being cautious, the request is provided accordingly if necessary.) Thank you for reviewing this application. Additional computer modeling will be presented to the HPC during the public hearing for this project. Please reach out should you need additional information to complete your review. Sincerely, Derek Skalko, Principal – 1 Friday design Exhibits A – HP Conceptual Review and Variation Criteria B – FAR Bonus request C – Pre application summary D – Agreement to Pay E – Land Use application F – HOA form G – Authorization to represent H – Proof of ownership I – Vicinity Map J – Mailing List K – Streetscape context images L - Drawing set including 1) stamped survey, 2) drainage and grading planning and details, 3) existing and proposed floor area calculations demonstrating how the bonus is to be applied for predominantly subgrade consideration, 4) existing plans and elevations and proposed areas of removal, 5) proposed site plan, architectural planning and elevations with preliminary material and fenestration indication 5 Exhibit A –Conceptual HP Review 26.415.060.A Approvals Required. Any development involving properties designated on the aspen Inventory of Historic Landmark Sites and Structures, as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. HPC shall provide referral comments for major projects to rights of way located within the boundaries of a Historic District. Response: Applicable Design Guidelines are addressed below: Streetscape 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. Response – The Victorian home is located in its original location. Useful open space is preserved around the historic landmark. New construction is significantly setback from the Bleeker historic street facing façade. Per Aspen’s HPC Guidelines, a comparative diagram is being provided in relation to the proposal for 121 West Bleeker following: Above : Aspen HPC Diagram , Page 43 Right: 121 Proposed Site Plan Diagram in Relation 6 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. Response – The character defining cottonwoods that front 121 West Bleeker are protected and preserved. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. Response – n/a. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Response – The driveway is proposed to be located off the property’s south rear yard alley. 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. Response – A simple walkway into the main entry is proposed from Bleeker Street to the front entry porch of the Victorian. The walkway leading to the non-historic west side entrance, and the west side non-historic entry porch and massing, is to be removed. The Victorian’s north entry front porch enclosure and walkway to the west side yard addition we believe were added previously when the building was last remodeled late 1980’s / early 1990’s. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 7 • 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. Response – A simple linear walkway is proposed. Paving materials will be presented at Final Design Review. 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. Response – Open space on the site is provided per the proposed planning (Sheets A2.005 / A2.007/ A2.008) There is only green space proposed around the Victorian landmark to the North (Bleeker), East (Side Alley) and (West) Neighboring sides . 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. Response – A conceptual drainage plan (Sheets C2 +C3) is being developed that directs drainage away from the landmarks. Two drywells are proposed onsite in the conceptual drainage plan. The drywells will be covered and with a sod lid and completely hidden in the lawn. There will not be any dip in the grade near the lid – the drywell does not have an open grate which allows surrounding grade to remain unchanged. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Response – n/a. 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. 8 • 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. Response – A conceptual site plan is proposed for preliminary review. (Sheets A2.005/ A2.007/ A2.008) Built in furnishings are located behind the landmarks and are proposed to be fully screened from the street. 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. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. Response – Mature cottonwood trees that border the streets are protected and preserved. We are proposing to utilize the South Alley versus the east side yard alley due to existing vegetation conditions, which should not affect the design as proposed at this time. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is over textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • 9 In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. Response – A simple landscape with traditional plantings is to be proposed. A reduced version of Sheet A2.008 is included below. Conceptual Landscape as Proposed for 121 Bleeker- Sheet A2.008 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. Response – No new planting material is proposed that will damage or obscure the primary views (from Bleeker Street) of the historic structure. A detailed landscape plan will be provided at Final Design Review in addition to the conceptual plan provided as Sheet A2.008. 1.14 Minimize the visual impacts of landscape lighting. 10 • 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 Aspen Modern 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 up lighting is not allowed. Response – Landscape lighting is not proposed as this time. 1.15 Preserve original fences. • Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. Response – The fence and historic considerations will be discussed with the Aspen HPC. It is likely the original construction was a wood painted fence per the images we can find. Currently, an ornate iron fence is installed, which can be discussed further with the Aspen when meeting as to how to collectively best proceed forward on this matter. Above : Images of the various fence conditions for 121 Bleeker – Top right indicates the current / existing condition. • 11 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response – Per the response provided 1.15. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. Response – Per the response provided 1.15. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Response – Per response provided 1.15. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. Response – 1.15. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give 12 the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Response – 1.15. 1.21 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Response – n/a. 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. Response – n/a. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response – The historic building is proposed to maintain grade similar to existing conditions. 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. Response – The character defining cottonwoods are preserved and protected. The existing trees and bushes along the east (alley) lot line are preserved where possible. 1.25 New development on these sites should respect the historic design of the landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. Response – The simple historic design of the landscape is maintained in the proposal. The landscape intent is to simplify and significant trees are protected. • 13 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. Response – All parking is located off the alley in the prosed two-car garage. Currently, 121 Bleeker only provides for 1 on-site parking space. 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. Response – n/a. Per 1.25. Restoration Materials 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 14 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Response – The Victorian is proposed to be fully restored using historic photographs as we have available. Any replacement materials on the Victorian will match the original conditions as described in Guideline 2.3. Original material with integrity will be restored or repaired. Original building materials will not be covered. Windows 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. • 15 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 3.7 Adding new openings on a historic structure is generally not allowed. • Greater flexibility in installing new windows may be considered on rear or secondary walls. • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. 16 • If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for subframes or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. Response – All historic windows will be preserved, and operational components will be repaired as needed. Window locations are maintained and / or restored in the Victorian as shown in the architectural drawing set provided (Sheets A2.001 through A3.006). Doors 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.5 Adding new doors on a historic building is generally not allowed. • Place new doors in any proposed addition rather than altering the historic resource. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. 17 • Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character, and color of the primary door. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. • New screen doors should be in character with the primary door. 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry key pads. Response – Original door openings and historic hardware will be preserved. The original front entry to the Victorian will be restored to an open porch condition as historically indicated and the non-historic west side yard entry and porch area is proposed to be removed. Porch 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony 18 • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. Response – The historic front entry porch on the main two story historic landmark is proposed to be restored to its original condition per imaging provided. The non-original side entry porch on the historic home (west elevation) is to be removed. Architectural Details 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. 19 • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. Response – Architectural details will be repaired and / or restored as needed. Historic photographs will be used to accurately restore the detailing and roof massing of the Victorian. Roof 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. 20 • Dormers are not generally not permitted on AspenModern properties since they are not characteristics of these building styles. 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, nonreflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. Response – The rear (south elevation) massing and configuration, as indicated per architectural Sheets A2.004 through A3.006, is proposed to be restored. A historic chimney is proposed to be reconstructed per historic photographs and used for venting purposes as necessary. Wood shingles are proposed for the historic resource. Gutters and downspouts are to be discussed with the HPC collectively to determine most appropriate steps forward. Carriage House 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. 21 • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. Response – n/a. 8.2 Preserve a historic secondary building as a detached structure. • Any proposal to attach a secondary structure is reviewed on a case-by-case basis. • The position and orientation of the structure should be maintained except when HPC finds that an alternative is the best preservation option. • Some AspenModern properties incorporated garages and carports into the architecture. This pattern should be maintained. Response – n/a. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. • Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation. Response –n/a. 8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize removal of historic fabric. • Additions to a secondary structure must be smaller in footprint than the original building and lower in height. Maintaining the overall mass and scale is particularly important. • Do not alter the original roof form. • An addition must be inset from the corners of the wall to which it attaches. Response – n/a. 8.5 Preserve the original building materials, or match in kind when necessary. Response – n/a. 8.6 Preserve original door and window openings and minimize new openings. • If an original carriage door exists, and can be made to function for automobile use, this is preferred. Response – n/a. 22 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. • The materials and detailing should be simple. Response – n/a. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. • The reuse of any secondary structure should be sensitive so that its character is not lost. Response – n/a. Ne w Addition 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – n/a. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Response – The 1990s rear addition, street facing enclosure of the front entry porch, and non-historic west side yard porch are proposed to be removed as shown in the roof plan below. 121 Bleeker existing site plan. Gray shading represents area for proposed demolition. 23 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response – The new rear addition is attempting to push the concentrated mass away from the Victorian in an opposite manner as currently exists. 121;s intent is to clearly differentiate the historic landmark from new construction and to highlight the historic resource as experienced from Bleeker Street. West interior elevation with proposed restoration of Victorian roof massing indicated. The proposed two story module is significantly setback. 24 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – We believe whole heartedly the demolition and replacement of the existing non historic addition, in addition to the major corrections proposed for the existing Victorian, more than validate what we believe is a reasonable and fair request regarding our application The gross historic square footage of the main Victorian (note: in its historically proposed state – currently, there is almost 500 sf of non-historic area in the second level) is 1,560.2 sf (~791.6 main + 768.6 upper) and the proposed new gross square footage for the addition is (~808.7 first floor + 857.4 second floor bedroom) = 1,666.1 sf. There is a difference of ~105.9 sf between historic square footage and the new addition habitable areas. Regarding the proposed garage gross sf, the reasoning for our increase in this area is a direct response to on site parking requirements. Currently, 121 has ability for one on site parking spot (a single stall garage), and we are proposing a modest two stall garage intended to be accessed off of the south alley existing condition. Four of the criteria to grant an exception above are met. 25 o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource. The new addition is mostly one story in height and the shape and size of the footprint relate to the two historic landmarks on the site. o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource. Non-historic additions and lightwells are proposed to be removed. The existing additions to both historic resources blend new and old construction and confuse the historic interpretation of the site. o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically. The interior of the two-story landmark is fully utilized. o The project is on a large lot, allowing the addition to have a significant setback from the street The property is 9,000 sf in size. The addition is significantly setback from the street and centrally located on the lot. o There are no variance requests in the application other than those related to historic conditions that aren’t being changed. We are requesting variations for the property as listed previously. o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. N/A. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet. HPC may consider exceptions to this policy if two or more of the following are met: • The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the street facing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically 26 • There are no variance requests in the application other than those related to historic conditions that aren’t being changed • The project is proposed as part of a voluntary AspenModern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – n/a. The landmark is located on an interior / two sided alley lot. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition 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. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Response – The new addition is primarily a gable roof form with a flat roof one story connection between the two story landmark and above the garage. The façade material is 3” wide horizontal cedar boards. Form and materials relate strongly to the landmark. The new opening on the north elevation facing Bleeker Street are vertically oriented and proportional to the historic double hung windows in the landmark. The windows in the addition facing the interior and alley sides have a more modern shape and style to differentiate new from historic architecture. The new addition is setback more than 53 feet from the front (north façade) of the two story landmark. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. Response – n/a. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 27 Response – The addition’s highest gable point is lower than the height of the primary building. The proposed location of the second floor is significantly setback and central to the lot in order to minimize the massing as visually experienced from Bleeker Street. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Response – n/a. The addition is not taller than the historic building. A single story connecting element is proposed between the two story landmark and above the garage. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Response – The addition is located to the rear of the primary building and is significantly setback from the front façade a distance of 53’ behind the Victorian and 96’ to the area where directly visible from Bleeker Street. The proposed addition highlights the original footprint of the landmark and replaces non-historic additions. A full basement exists and is proposed to be enlarged within the building envelope. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. Response – A simple gable roof, common to additions throughout historic Aspen, is the primary form proposed. A flat roof connecting element is proposed as secondary roof form to link the garage and the main landmark. 28 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eave lines must be avoided. Response – n/a. The addition does not obscure historically important features, but rather highlights and restores character defining features. 10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic building. Response – n/a. 10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of the historic resource. • Set the addition back from street facing façades a distance approximately equal to its height. Response – n/a. 10.15 The roof form of a rooftop addition must be in character with the historic building. Response – n/a. Variations for existing conditions 26.415.110. Benefits. The City is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. Benefits to encourage good historic preservation practices by the owners of historic properties are an important aspect of Aspen's historic preservation program. Historic resources are a valuable community asset and their continued protection is the basic premise supporting the creation of an innovative package of preservation tools that are unlike any other in the country. Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated by the City since 1972. The Community Development Department and Historic Preservation Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their property. 29 Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else in the world. It is this basic character that has helped make the City both economically vital and cherished by many. Only designated properties may be eligible for the following benefits. C. Variations. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Response: In order to best respond to the Aspen Historic Design Criteria, several variations are to be requested as follows: Existing Victorian Requested Variations: • Both the cross gable roof massing and roof chimney element of the 121 residence exceed and therefore, are in violation Aspen’s current R-6 25’ height maximum allowable definition. While the home’s ridge height (31’-5.5” above grade – V.I.F.) is proposed to remain at its existing current height (note: we are still researching the chimney (estimated ht. 35’-6” above finished grade – TBD) as to it’s historical configuration, which does appear thinner and taller in imaging than the current existing constructed condition), variations to accommodate said elements are requested as deemed necessary by city of Aspen zoning policy. Proposed Site & Addition Requested Variations: West Side Yard Setback Request Variation: - 1’-2” (Purpose: While all above and below grade proposed massing conditions and light wells for the project are located within the required 5’ side yard setback, we are proposing an exterior stair along the east side of the property to cantilever out from the wall accordingly. On the wall below the stair, electrical and gas meters per holy cross energy code requirements are proposed to be located. 30 • East Side Yard Setback Variation: - 1’-2” (Purpose: Again, all above and below grade proposed massing conditions and light wells for the project are located within the required 5’ side yard setback. The variation is requested due to the city of aspen zoning code pertaining to mechanical equipment. As for warranty and installation purposes, all condensing units (to be situated on a concrete pad ) are anticipated to be no more than 40” in height – this said, in order to place the units as far away from the historical resource as desired and to address the city’s 30” maximum allowable above grade policy for mechanical equipment, we are requesting said variation. • Combined Side Yard Setback Variation: 2-4” (Purpose: Per the Side Yard setbacks as described, we are seeking a combined side yard setback variation of 2’-4” accordingly). • Rear Yard Setback variation: 5’ Below Grade/ Deck Habitable Variation (Purpose: While all above grade habitable (10’ setback minimum) and garage (5’ setback minimum) requirements are met, we are seeking the technical ability to maintain a subgrade foundation that “tracks” with the above grade garage construction for subgrade mechanical area. As we also are creating a one story massing potential for usable deck area on top of the garage along the alley situated in this defined “zone” by Aspen code. The massing above grade is unaffected by this variation request. • East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to LW T.O. Concrete - If Necessary) : (Purpose: Although the proposed 196 sq ft light well is situated outside of the required 5’ side yard setback, it is proposed with an out to out dimension of 196 square feet and a light well floor to top of connector height of 26 feet 6.5 inches. I believe the revised code may already allow this, but in the event of being cautious, the request is provided accordingly if necessary.) 31 Exhibit B – FAR Bonus 26.415.110 Benefits F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred additional square feet of allowable floor area for projects involving designated historic properties. The potential bonus is determined by net lot area such that a 3,000 – 5,999 square foot lot is eligible for a maximum of two hundred fifty square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a three hundred and seventy five square foot floor area bonus and a 9,000 square foot or larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses are cumulative. More than one bonus may be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum bonus will be based on the original lot size, though the bonus may be allocated amongst the newly created parcels to the extent permitted. On any lot where a historic property is permitted a duplex density while a non-historic property is not, the increased allowable floor area that results from the density will be deducted from the maximum bonus that the property may receive. To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria: a) The historic building is the key element of the property, and the primary entry into the structure, and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and The landmark is the primary entrance into the property. The addition is mostly one story in height, and highlights the proportions, architectural details and form of the landmark. b) If applicable, historically significant site and landscape features from the period of significant of the historic building are preserved; and the applicant is undertaking multiple significant restoration actions, including but not limited to, re-opening an enclosed porch, reinstalling doors and windows in original openings that have been enclosed, removing paint or other non-original finishes, or removing elements which are covering original materials or features; and Character defining site features such as the Victorian and mature cottonwood trees are to be preserved and / or restored to historical conditions as understood. Restoration is proposed including removing non-historic additions that appear to be historic, restoring the rear roof configuration and massing/ historical corner returns, removing nonconforming additions and porches, and a full restoration of the primary Victorian. c) The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and 32 Response: n/a. The applicant is electing a preservation outcome that is a high priority for HPC, including but not limited to, creating at least two detached structure on the site, limiting the amount of above grade square footage added directly to a historic resource to no more than twice that above grade square footage of the historic resource, limited the height of an addition to a historic resource to the height of the resource or lower, or demolishing and replacing a significantly incompatible non-historic addition to a historic resource with an addition that meets current guidelines. Preservation is the top priority for this project. The height of the addition is predominantly one story with a modest two story module that is lower than the height of the landmark. The Victorian is to be fully restored – windows, primary main entrance, and siding will be restored and repaired. A non-historic west porch addition in addition to all encompassing non historic massing to the south side of the Victorian is to be removed / restored as well. A significantly incompatible non-historic addition to the main landmark is removed and replaced with an addition that more closely responds to the guidelines. 2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole discretion of the HPC and the Commission’s assessments of the merits of the proposed project and its ability to demonstrate exemplary historic preservation practices. 3. The decision to grant a floor area bonus for major development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D. 4. Floor area bonuses are only available for single family, duplex, or 100% affordable housing development. A property shall receive no more than 500 square feet in total. The award of a bonus is project specific. At such a time that more than 40% of an addition to a historic resource that was constructed as part of a project which previously received a floor area bonus is demolished, the bonus may be retained only if the property redevelopment is found to meet the requirements of this Section. A 250 sf FAR bonus is respectfully requested. 5. Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC may exempt wall exposed by a light well that is larger than the minimum required for egress from the calculation of subgrade floor area only if the light well is internalized such that it is entirely recessed behind the vertical plane established by the portion of the building facades closest to any street, the light well is screened from view from the street by building walls or fences, and any addition that is made to the affected resource simultaneous or after the construction of the light well is entirely one story. Response: 33 East Alley Side Yard Light Well Size (196 sq ft) / Height Variation (26’-6.5” Connector to LW T.O. Concrete - If Necessary) : (Purpose: Although the proposed 196 sq ft light well is situated outside of the required 5’ side yard setback, it is proposed with an out to out dimension of 196 square feet and a light well floor to top of connector height of 26 feet 6.5 inches. I believe the revised code may already allow this, but in the event of being cautious, the request is provided accordingly if necessary.