HomeMy WebLinkAboutExhibitA.HPC Memo.135 W Francis.20210922
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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: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Planning Director
MEETING DATE: September 22, 2021
RE: 135 W. Francis Street – Conceptual Major Development, Relocation,
Setback Variations and Floor Area Bonus, CONTINUED 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:
The applicant requests approval for Conceptual Major
Development to demolish the existing non-historic addition,
relocate the historic resource on a new basement foundation and
construct a new addition to the rear of the property. Setback
variations and a floor area bonus of 60 s.f. are requested for this
proposal. As a historically designated landmark, this project is
exempt from Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends approval with conditions listed on page 6 of this
memo for the proposed design.
Site Locator Map – 135 W. Francis Street
135
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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.
• Relocation (Section 26.415.090) to lift the historic home and place it on a new basement foundation
but maintain the same historic location on the site.
• Setback Variation (Section 26.415.110.C) request for the new addition, above and below grade.
• Floor Area Bonus (Section 26.415.110.F) request for a 60 s.f. floor area bonus for the proposed
design and restoration efforts.
The Historic Preservation Commission (HPC) is the final review authority, however, this project is subject
to Call-up Notice by City Council.
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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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
PROJECT SUMMARY:
The applicant proposes to remove the impactful addition from the 1980s and restore the south elevation
of the historic resource. Since the project is a corner lot, three of the four elevations are clearly exposed
and visible to the public which makes design compatibility of critical importance. The applicant proposes
to maintain the location of the historic home on the lot. The proposed new addition is connected to the
historic resource with a 10’ long connecting element. The applicant requests setback variations for the rear
and west side yards and a 60 s.f. floor area bonus.
STAFF COMMENTS:
Following the July 28th HPC hearing, the applicant redesigned the project to address the comments related
to relocation and building form. The revised proposal maintains the historic home’s setback relationship to
the lot and reduces the length of the connecting element to 10’. The form of the new addition utilizes gable
roofs that relate to the historic home. To maintain the original site placement of the resource, rear yard
setback variations were slightly increased so the new addition could be appropriately distanced from the
resource. Overall, staff finds the revised design meets the Design Guidelines and applicable land use code
criteria, but staff recommends HPC further discuss the wing wall architectural detail on the west elevation
of the new addition and the overall compatibility of new roof form.
Staff recommends HPC further discuss the following topics in more detail.
1. Site Planning & Relocation & Parking: The applicant proposes to lift the historic resource to excavate
the basement and create positive drainage once the resource is set on the new foundation. The Design
Guidelines support slight changes to the finished grade to address drainage issues, but the applicant
must clearly demonstrate the level of change for review (Design Guideline 9.4). 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).
Lightwells are proposed for the livability of the subgrade space. The lightwell adjacent to the historic
home does not abut the foundation as designed. Additional details are required for this light well and it
will need to be screened from the street according to Design Guideline 9.6.
The stormwater mitigation plan calls for a water quality vault and 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. In addition, 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.
This property does not appear to currently have any code compliant parking spaces. According to the
code, a single-family residence must provide two code compliant parking spaces (Code Section
26.515.040). If the project does not trigger the 40% demo threshold, the applicant may retain the
existing non-conformity related to parking. The proposed design provides for one compliant parking
space in the proposed one car garage.
2. Historic Landmark – Restoration: A preservation plan will be required to call out the existing
conditions and the proposed restoration of the historic resource. Staff supports the applicant’s proposal
to restore important architectural features such as the chimney and the secondary porch with the
supporting historic documents as a guide for the restoration. As part of the preservation plan, additional
evidence must be provided for the front porch entry that is currently accessed from the side. The
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
existing non-historic addition constructed in the 80s will be removed and the areas covered by non-
historic material will be restored in accordance with the design guidelines. Staff supports the removal
of the detrimental non-historic addition and the restoration of historic home guided by historic maps,
photos and physical evidence.
3. New Addition – Form, Materials and Fenestration: The proposed new addition is a two-story tall
structure behind the historic home along the alley. The height of the new addition closely relates to the
height of the historic home and the flat roof form has been replaced with gable roofs where visible from
the street. While staff finds the gable roof solution to be more in line with the Design Guidelines, a
sizable portion of the proposed roof is a flat roof deck. Staff requests HPC discuss the design of the
proposed roof forms in its entirety.
The building footprint of the new addition is minimal in size and the proposed material and fenestraion
relate to the historic resource. To create articulation in the new addition, the applicant proposes wing
walls on the west elevation that project into the side yard setback. Staff requests this detail be
discussed in conjuction with the request for the side yard setback.
Figure 4 – Proposed West Elevation (along N. 1st Street) from July 28th
Figure 5 – Revised West Elevation (along N. 1st Street)
4. Setback Variations & Floor Area Bonus: Setback variations and floor area bonuses are benefits
available to historic properties granted by the HPC. They are site-specific approvals that are tied to a
design reviewed for compatibility and appropriateness.
Setback Variations: The applicant requests a reduction of the 10’ rear yard setback requirement for the
livable space above and below grade. The building footprint of the garage encroaches into the rear
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
yard setback by 2’-8” where 5’-0” is required. This request is directly linked to the historic home staying
in its historic location on the lot. The livable space above and below grade require a setback reduction
of approximately 7’-4” as designed. The livable space above grade is specifically the deck on top of
the garage, which does not create additional mass. Staff supports the requests associated with the
rear yard setback because it mitigates adverse impacts to the historic resource.
The west side yard setback request is for the extruded wing walls on the new addition. This design
element is visible from the west elevation and provides articulation, however, when viewed from the
north (front) elevation, it has some visual impact. Staff recommends HPC discuss the appropriateness
of this design detail and the request for the side yard setback variation. See ExhibitA.3 for staff findings.
Floor Area Bonus: The applicant has pointed out different areas for restoration of the historic resource
that include the restoration of a secondary porch as seen in historic photos and the removal of an
impactful non-historic addition. A 4,500 s.f. lot is eligible for a maximum of a 250 s.f. bonus, of which
the applicant requests 60 s.f of additional floor area for the proposed design. Staff finds the request for
a floor area bonus is met with the revised design and the plans for restoration of the historic resource.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will significantly
affect the permit review. Please see Exhibit B for full comments.
Zoning Department:
1. Provide zoning summary sheet and update dimensional requirements form.
2. Review site plan comments and provide clarifying information: dimensions, projections in the
setbacks, proposed topography, etc.
3. Confirm floor area calculations on sheets A.1.05-A 1.07.
4. Provide height over topography sheet.
5. Provide demolition calculations.
6. See comments on elevation sheets A.3.01-A.3.04.
Parks Department:
1. Move water quality vault to the south to keep excavation away from the cottonwood.
2. Keep all stormwater piping out of driplines of trees, especially the cottonwoods in the NW corner.
3. Move window well in the SE corner to the south side of the house and use a one-sided pour for
remaining window well.
4. Air-spading is required in driplines of all trees for curb and gutter and any other driplines that are
impacted by activity.
5. Inspection of exposed roots by City Forester will be required before any root cutting can occur.
6. Fence post locations within the driplines of trees will need to be approved by the City Forester.
7. Irrigation of all grass and trees will be required throughout the project.
8. Remove Item 3 in Notes on Page C2.
9. Plan on enclosing most of the front and side yard with a 6' tree protection fence.
10. Carefully remove existing storm inlet and piping within the dripline of cottonwood.
11. Submit for a tree removal permit.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Building Department:
1. Fire sprinklers are required because the fire area exceeds 5,000 s.f. Exterior walls and projects will
not need to be fire-rated because they are more than three feet from the property line.
2. Snow stops will be required at all roof pitches that shed onto walking and driving paths and into
emergency escape and rescue opening window wells.
3. If edge of the spa is within 18” of the edge of roof deck, the guard around the spa is to be extended
an additional 18”.
Engineering Department (previous comments that may be applicable):
1. Major Development within the Urban Runoff Management Plan is triggered. The proposed water
quality vault must be at least 10’ from the property corners. Infiltration vaults follow the same
guidelines as a drywell. Variances may be requested by Engineering.
2. Confirm that the transformer capacity is sufficient for new the proposal. Work with City Electric to
determine capacity.
3. Verify if the structure will have a fire suppression system and call out water service line size.
4. Engineering and Parks must examine excavation for the proposed water quality vault. No
excavation is allowed within the right-of-way or tree drip lines of large trees.
5. Provide stabilization information for the proposed relocation of the historic resource at building
permit.
RECOMMENDATION:
Staff recommends HPC continue this application with the following direction:
1.) Continue to work with the relevant City Departments regarding the preliminary stormwater
mitigation and drainage plans for the site and clarify the anticipated visual impacts for the plan for
Final Review. Minimize visible impacts of stormwater features in the foreground of the historic
resource.
2.) Provide detailed roof plan showing the location of gutters, downspouts, snow clips and vents, for
Final Review.
3.) Lightwell curb heights to be 6” or less in height. Provide curb height information for lightwell adjacent
to the historic resource and appropriate screening will be required.
4.) Provide a detailed Preservation Plan including existing conditions documenting investigation of
historic framing and proposed treatment, to be reviewed by staff and monitor prior to building
permit submission. Special attention is required for the front entry porch as part of this plan.
5.) A 60 sf floor area bonus is granted for the approved design.
6.) The following setback variation for the proposed addition is granted:
• 2’-8” rear yard setback reduction for the proposed garage, as represented in the approved
application
• 7’-4” rear yard setback reduction for the living spaces on the upper level and below grade,
as represented in the approved application
• 1’-0” west side yard setback reduction for extruded architectural features on the west
elevation of the new addition
• 1’-0” combined side yard setback reduction
7.) Provide financial assurances of $30,000 for the relocation of the historic home onto a new
basement foundation, to be provided prior to building permit submission.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
8.) A development application for a Final Development Plan shall be submitted within one (1) year of
the date of approval of a Conceptual Development Plan. Failure to file such an application within
this time period shall render null and void the approval of the Conceptual Development Plan. The
Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a
one-time extension of the expiration date for a Conceptual Development Plan approval for up to six
(6) months provided a written request for extension is received no less than thirty (30) days prior to
the expiration date.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Relocation Review Criteria / Staff Findings
Exhibit A.3 – Setback Variations Review Criteria / Staff Findings
Exhibit A.4 – Floor Area Bonus / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application