HomeMy WebLinkAboutPresentation.135 W Francis.20210728135 W. Francis Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by Kim Raymond Architects + Interiors July 28, 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 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.
Chapter 9 of the Design Guidelines:
“The original placement of a building on its site is an
important aspect of history, contributes to integrity and
authenticity, and should be preserved.”
SITE PLANNING / RELOCATION
Sanborn Map, 1904 Aerial Map, 2020
North (Front) Elevation West (N. 1st Street) Elevation
135 W. Francis, 1964
Source: Aspen Historical Society
HISTORIC LANDMARK
Proposed West Elevation (HPC 06/23)
Proposed West Elevation (Packet)Proposed West Elevation (Revised)
Historic Preservation Design Guidelines
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.
NEW ADDITION
Proposed East Elevation (HPC 06/23)
Revised East Elevation
Proposed East Elevation (Packet)
NEW ADDITION
Proposed North Elevation (HPC 06/23)
Revised North Elevation
Proposed North Elevation (Packet)
Historic Preservation Design Guidelines
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.
BENEFITS REQUEST
Setback Variation Request
-5’-2” rear yard setback reduction for the
addition above and below grade, as
represented in the approved application
Floor Area Bonus Request
-Floor area bonus request of 80 s.f. does not
meet the criteria with this proposed design.
Proposed West Elevation
Proposed Site Plan
STAFF RECOMMENDATION
Staff recommends continuation with the following conditions:
1)Restudy the new addition to be compatible in form with the historic home and to meet
Design Guidelines 10.3, 10.6, and 10.11 .
2)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.
3)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.