HomeMy WebLinkAboutMemo.135 W Francis.20220223
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | Aspen.gov
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Natalie Feinberg Lopez, Historic Preservation Officer
MEETING DATE: February 23, 2022
RE: 135 W. Francis Street – Final Major Development, PUBLIC HEARING
APPLICANT /OWNER:
Francis Street Holdings LLC
REPRESENTATIVE:
Kim Raymond Architecture +
Interiors
LOCATION:
Street Address:
135 W. Francis Street
Legal Description:
Lot A and the West One-Half of
Lot B, Block 56, City and Townsite
of Aspen, Colorado
Parcel Identification Number:
PID# 2735-124-21-001
CURRENT ZONING & USE
R-6 (Moderate-Density
Residential); Duplex, may not be
legally established
PROPOSED ZONING & USE:
Single family home
SUMMARY:
On September 22, 2021 HPC granted Conceptual approval to
demolish the existing non-historic addition, relocate the historic
resource on a new basement foundation that maintains the home’s
historic location, and construct a new addition to the rear of the
property. Setback variations and a 60 s.f. floor area bonus was
granted to the design. As a historically designated landmark, this
project is exempt from Residential Design Standards Review
(RDS).
STAFF RECOMMENDATION:
Staff recommends approval for Final Major Development with
conditions listed on page 4 of this memo.
Site Locator Map – 135 W. Francis Street
135
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | Aspen.gov
BACKGROUND:
135 W. Francis Street is a 4,500 s.f. corner lot in the R-6 zone
district that contains a Victorian era miner’s cabin. This
property was designated historic via Ordinance No.77-1981.
Shortly after its designation, the current addition was
approved and completed in 1984. Building permit files
indicate changes occurred to the south elevation of the
historic resource around 1969, but more significant changes
were made during the 1980s remodel and expansion.
Exterior alterations occurred over time, however, according
to the 1904 Sanborn map (Figure 2), the home appears to
occupy the original location on the site. Currently there is one
other historic property to the east that aligns in terms of front yard setback with this property along West
Francis Street.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to demolish the non-historic addition from the 1980s
and construct a new addition to the rear of the property.
This project was not called up by City Council during the Notice of Call-up on October 26, 2021. HPC is
the final review authority for Final Design Development Review.
PROJECT SUMMARY:
Over the course of multiple hearings, HPC discussed the importance of maintaining the historic site
placement of the resource and various restoration principles of historic features. The applicant received
approval to remove detrimental additions made to the resource in the 1980s and to construct an addition
to the rear of the property. The restoration and design efforts for this corner lot earned setback variations
and a 60 s.f. floor area bonus from HPC. The Final review proposes the details related to the building
material selection for the new addition and the landscape and lighting plan for the project.
Figure 1 – 135 W. Francis, 2021
Figure 2 – Sanborn Map, 1904 Figure 3 – 135 W. Francis, July 1963
Source: Aspen Historical Society
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | Aspen.gov
STAFF COMMENTS:
The preservation plan for this project requires close collaboration with City staff to ensure accurate
restoration. The applicant team has done a significant amount of photographic research but there are
several features, such as details to the front entry porch, that need to be fully investigated. The preservation
plan is seen as an iterative document that will need to be updated as more of the building is exposed. The
material selection for the new addition is mostly wood siding on prominent facades and metal standing
seam siding on the connecting element and alley façade. Overall, the material selection meets the design
guidelines, however, staff recommends clarification of the garage door material. The proposed landscaping
plans show low vegetation around the historic resource and the proposed new fencing is concentrated
around the new addition. Light fixtures on the new addition are time period appropriate in all areas except
the front porch fixture. Staff recommends the restudy of this light fixture meet Design Guideline 12.3. Staff
recommends approval with conditions.
Topics for HPC discussion:
1. Landscape Plan & Stormwater Mitigation: The applicant proposes to temporarily relocate the
historic home on site during excavation. Once this is complete, the resource will be placed on a new
foundation but maintain its historic location as shown in the Sanborn maps. Design Guideline 9.4
supports slight changes to the finished grade to address drainage issues, but any substantial change
is inappropriate. If there is evidence of a historic stone foundation it must be restored, otherwise, the
new foundation may be a simple concrete finish or a foundation clad with painted metal flashing (Design
Guideline 9.5).
The landscape plan shows a planting schedule of low shrubs around the historic resource with a
maintenance edge. For the longevity of the resource, staff recommends the use of a maintenance edge
around the base of historic structures and the use of drip irrigation, not sprinkler heads, near historic
structures. No landscape lighting is proposed with this design and a 3’ wide concrete front walkway is
proposed. The side entry to the front porch seems to have been in place as early as the 1960s, but
staff would like to continue examining this configuration with the applicant in conjunction with the porch
restoration. The applicant has provided a detailed preservation plan documenting existing conditions
on the site. Staff will continue to work closely with the applicant team to address restoration details.
A wood picket fence is proposed around the new connector and non-historic addition. The location and
material of the fence meets the design guidelines, but staff requests the dimensional details related to
the proposed fence for staff and monitor approval (Design Guideline 1.19 and 1.20). In addition, the
Parks Department provided comments related to the location of the fence and the driplines that will
need to be confirmed.
The lightwell on the east elevation of the historic home is required for egress. In order to minimize
physical and visual impacts to the resource, staff recommends the use of a flat grate, rather than a
railing, and a final curb height of 6” or less (Design Guideline 9.6).
The stormwater mitigation plan shows a water quality vault and an 8” drain basin grates along the east
side of the property. The Design Guidelines require minimal visual impact of elements associated with
stormwater mitigation and drainage at the foreground of the resource. The applicant will need to
coordinate with the Parks and Engineering Departments about their comments to site impacts on
existing trees. See Exhibit B for more details. The note on the Utility Plan indicates that the structure
lid for the vault will be “recessed beneath landscaping” (Sheet C6.1). Staff requests the details for this
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | Aspen.gov
note to be reviewed and approved by staff and monitor prior to building permit submission. It is
important that the stormwater plan meets the expectations of the design guidelines that require minimal
visual impact of stormwater features when viewed from the public right-of-way (Design Guideline 1.8).
2. New Addition – Materials & Fixtures: The approved design of the new addition is a two-story
structure behind the historic home positioned along the alley. HPC reviewed the form, scale and site
placement of the new addition and found it met all applicable design guidelines. The new additional
has a minimal footprint and gable roof forms derived from the historic home. Fenestration on the new
addition responds to the size and scale of fenestration found on the historic resource. The material
choice for the new addition is mostly butt jointed wood siding. The roof of the new addition is standing
seam metal with standing seam mental siding applied to the rear façade of the addition and the
connector. Staff finds that the overall design of the new addition meets the design guidelines but
requests the applicant clarity on the material proposed for the garage. The rendering in the application
shows a reflective material but there is no clear call out. Staff would like to review and approve this
material with the monitor to make sure it is contextual and limits light trespass into the alley.
The proposed exterior light fixture (E1) for the front entry does not comply with Design Guideline 12.3
because it reflects a more modern design. Staff recommends a more time period appropriate goose
neck style fixture or a simple sconce next to the front door of Victorian homes.
The location of the fire department connection (FDC) hook-up and strove has yet to be determined, but
staff and monitor would like to review and approve this detail for visual impact and recommends the
strobe cover to be white in color.
RECOMMENDATION:
Staff recommends HPC approval with the following conditions:
1.) Continue to work with all relevant City Departments to finalize the stormwater mitigation and
drainage plans. Provide details for the water quality vault cover and the drain basin near the historic
resource, to be reviewed and approved by staff & monitor prior to building permit submission.
2.) Work with City staff on the details of the Preservation Plan to ensure accurate restoration of
historic features, particularly the front entry porch.
3.) Provide final details for the proposed fence for staff and monitor review.
4.) Provide cutsheets for a front light fixture on the historic home, to be reviewed and approved by staff
and monitor.
5.) Provide details regarding the material selection for the garage door, to be reviewed and approved
by staff and monitor.
6.) Provide location of fire department connection (FDC) hook-up and strobe to be reviewed for visual
impact by staff and monitor.
ATTACHMENTS:
Resolution #____, Series of 2022
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – HPC Resolution #13, Series of 2021 and Meeting Minutes, September 22, 2021
Exhibit C – Application