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HomeMy WebLinkAboutPresentation.135 W Francis.20210623135 W. Francis Street Aspen Historic Preservation Commission (HPC) * Visual representations by Kim Raymond Architects + Interiors June 23, 2021 CURRENT CONDITIONS 135 W. Francis, 2021 REQUEST FOR APPROVAL Land Use Approval Request: •Major Development (Section 26.415.070.D) •Relocation (Section 26.415.090) •Setback Variation (Section 26.415.110.C) •Floor Area Bonus (Section 26.415.110.F) Description: Lot A and the West One-Half of Lot B, Block 56, City and Townsite of Aspen, Colorado (PID# 2735-124-21-001) Current Zoning: R-6 (Medium-Density Residential) 135 HISTORIC BACKGROUND 135 W. Francis, 1963Sanborn Map, 1904 SITE PLANNING / RELOCATION Existing Site Plan Revised Site Plan HISTORIC LANDMARK Historic Preservation Design Guidelines 9.2 Proposals to relocate a building will be considered on a case-by-case basis •In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted.West Elevation Permit files: 123 W. Francis NEW ADDITION Proposed North Elevation (Seen from W. Francis Street) Historic Preservation Design Guidelines 10.9 If the addition is taller than a historic building, set it back from significant facades and use a “connector” to link it to the historic building. •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 may not be as wide as the historic resource. Proposed West Elevation (Seen from N. 1st Street) Proposed South Elevation (Seen from alley) NEW ADDITION Historic Preservation Design Guidelines 9.6 Minimize the visual impact of lightwells •The size of any lightwell that faces a street should be minimized. •Lightwells must be placed so that they are not immediately adjacent to character defining features, such as a front porch. •Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. •Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on a AspenModern site. 10.6 Design a new addition to be recognized as a product of its own time •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. Proposed Site Plan with skylight feature BENEFITS REQUEST Setback Variation Request -5’-2” rear yard setback reduction for the addition above and below grade, as represented in the approved application -Unclear about the request for side yard setback variations for non-compliant light wells in the setback. Floor Area Bonus Request -Floor area bonus request of 250 s.f. does not meet the criteria with this proposed design. Proposed West Elevation Proposed Site Plan STAFF RECOMMENDATION Staff recommends approval with the following conditions: 1.Restudy the new addition to be more subordinate in scale to the historic resource and restudy the form of the addition to be in compliance with Design Guideline 10.6 & 10.11. 2.Restudy the connecting element and the concept of reconstructing the rear portion of the historic resource. 3.Restudy the proposed relocation of the historic resource, the basement excavation, lightwells and the stormwater plan to address concerns with the integrity of the building location, relationship to the nearby historic resource, tree preservation concerns and placement of the new addition. 4.Reduce the skylight located in the patio directly behind the historic resource. 5.Provide clarification on demolition calculations to ensure that 40% demolition is not triggered. If demolition is triggered, the applicant will need to provide for 2 code compliant parking spaces on-site. 6.Provide responses after communicating with the relevant City Departments regarding the preliminary stormwater and drainage plans for the site and clarify the anticipated visual impacts for the plan.