HomeMy WebLinkAboutExhibit A Staff Memo to HPC.125 W Main St
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Interim Planning Director, Historic Preservation Officer
MEETING DATE: March 11, 2020
RE: 125 W. Main Street– Minor Development Review, Relocation, Setback
Variations, Floor Area Bonus, PUBLIC HEARING
APPLICANT /OWNER:
The Ralli Dimitrius Trust
REPRESENTATIVE:
Willis Pember Architects
LOCATION:
Street Address:
125 W. Main Street
Legal Description:
Lot 1, 125 W. Main Historic
Landmark Lot Split, City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-92-007
CURRENT ZONING & USE
MU, Mixed Use. Single-family
home.
PROPOSED ZONING & USE:
No change
SUMMARY: The applicant plans to excavate a basement beneath
this historic home, inset from the original foundation walls. An
interior remodel will be completed, along with related minor
alterations to windows and other exterior features. Overgrown
vegetation will be cleared to improve the public visibility of the
property.
The applicant requests setback variations and a floor area bonus
to facilitate the project.
STAFF RECOMMENDATION: Staff recommends approval with
conditions.
125 W. Main
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION
COMMISSION (HPC)
The Applicant is requesting the following land
use approvals:
• Minor Development (Section
26.415.070.C)- for design review of
alterations to a landmarked property.
• Relocation (Section 26.415.090.C) for
underpinning the historic house to
enlarge the basement.
• Setback Variations (Section 26.415.110.C)
for the excavation of basement space in
the setbacks while the historic resource
remains in its historic location.
• Floor Area Bonus (Section 26.415.110.F)
request for a 135 square foot bonus.
The Historic Preservation Commission (HPC) is the final review authority on the topics listed above. The
scope of the project is subject to Call-Up notice to City Council.
STAFF COMMENTS:
The review criteria and staff recommendations in response to this proposal are detailed in Exhibits A-D.
Staff has found that all criteria will be met to grant approval, with conditions outlined at the end of this
memo.
This is a successful project that involves no expansion to the historic home. A number of minor
alterations will be reversed, and the overall repair and visibility of the home will be improved.
REFERRALS: This project was referred out to several other City Departments for comments. The
comments will assist the applicant in preparing for building permit review. Please note that Engineering
comment 1, regarding the possible need for an on-site transformer has been investigated. It appears
that adjacent transformers have adequate capacity.
Engineering
Items to be worked out prior to HPC approval:
1. Is there an existing transformer that provides sufficient power for the proposed project? Will a new
transformer be needed? Please coordinate with the Electrical Department to determine electrical loads
and available sources. If a new transformer is needed, it must be placed within the property and have a
dedicated easement.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
2. The project will require a 5’ sidewalk with a 5’ landscape buffer between the sidewalk and curb. Please
show this on the proposed site plan.
The following items are a heads up for building permit:
3. The project will require a major drainage plan and report at building permit. The HPC application shows
the use of pervious pavers to treat the entire site. Ensure there is enough volume capacity. The
drainage plan must have a robust maintenance plan for this type of BMP application as clogging is likely.
4. Submit a COA compliant survey. Include the location of all utilities and tree driplines. The survey in the
HPC packet did not contain this information.
5. Will a new water service line be installed? At building permit, the applicant shall work with the Parks and
Engineering Departments to determine the best alignment of the new water service line. Any plan shall
minimize impacts to the street trees.
6. If the sidewalk falls in any tree dripline the sidewalk shall follow the COA “floating sidewalk” detail to
avoid tree roots. New curb and gutter will be required. A one sided pour on the back will be required to
protect the existing tree roots. A 2’ asphalt t-top patch will be required.
Building
1. Window wells with covers are not allowed within a walkway per City policy (see attached). However
given the site constraints and there not being a good alternative location for the emergency escape and
rescue opening from the basement, we can most likely accept it under the provisions for historic buildings
in the Existing Building Code.
RECOMMENDATION: Staff recommends HPC approve the application with the following conditions.
1. A financial security of $30,000 will be required to be provided to the City until the basement
construction is completed.
2. The following variations are approved:
• The development is permitted to be 0.7’ from the west property line
• The development is permitted to be 3’ from the east property line. In addition, a new lightwell
on the east side of the house is approved to be located in the east setback as designed.
• The development is permitted a floor area bonus of 135 square feet pending clarification of the
extent of restoration work. The bonus will be forfeited if the property is converted to commercial
use in the future and an addition is proposed.
3. The applicant must schedule an inspection of historic framing with staff during construction and
adjustment to the plans for windows GA and JA must be made if appropriate, consistent with
guidelines 3.2, 3.3 and 3.5.
4. The applicant must schedule an inspection of historic framing with staff during construction and
adjustment to the plans for door 104 must be made if appropriate, consistent with guideline 4.1. A
window may be more appropriate in this location.
5. The following must be provided to staff by Tuesday, March 10th at noon, for HPC evaluation prior to
the hearing:
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• A detail of the proposed new handrail on the front porch. The existing rail is not historic and a
rail is required by code. The application indicates the new rail will only be on one side and will
be metal. Staff supports the idea of a simple design, but wood would be more appropriate per
guideline 5.6.
• All exterior vents and flues must be identified in the plans. Some are included in the application,
so this is a request to clarify whether more are anticipated. The proposal must meet guideline
7.4.
• Regarding the roof of the home, staff finds that the historic resource should have a wood shingle
roof, per guideline 7.8, to earn the floor area bonus. The design and materiality of the gutters
and downspouts, flashing and snow clips must be clarified. Painted or galvanized metal is
preferred. Gutters should ideally be half round, in keeping with the period of the home.
• The lighting plan indicates a sconce at the front door, plus can lights in the soffit of the porch.
Typically, per guideline 12.3, one or the other lighting source is permitted. Utilizing both creates
an intensity of lighting that is out of character with a Victorian.
6. The development approvals granted herein shall constitute a site-specific development plan vested for
a period of three (3) years from the date of issuance of a development order. However, any failure to
abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of
said vested property rights. Unless otherwise exempted or extended, failure to properly record all
plats and agreements required to be recorded, as specified herein, within 180 days of the effective
date of the development order shall also result in the forfeiture of said vested property rights and
shall render the development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in the creation
of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a
development order as set forth in this Ordinance, the City Clerk shall cause to be published in a
newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice
advising the general public of the approval of a site specific development plan and creation of a vested
property right pursuant to this Title. Such notice shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development plan, and
the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use
Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: 125 W. Main Street.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the date
of publication of the notice of final development approval as required under Section 26.304.070(A).
The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen
Home Rule Charter.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A- Minor Development/Staff Findings
Exhibit B- Relocation/Staff Findings
Exhibit C- Setback Variations/Staff Findings
Exhibit D- Floor Area Bonus/Staff Findings
Exhibit E- Application