HomeMy WebLinkAboutPresentation.135 W Francis.20210922135 W. Francis Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by Kim Raymond Architects + Interiors September 22, 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.”
NEW ADDITION
Proposed West Elevation
Previous West Elevation (HPC July 28th)
NEW ADDITION
Proposed North Elevation (HPC 06/23)
Revised North Elevation
Historic Preservation Design Guidelines
10.4 The historic resource is to be the focus of the property,
the entry point, and the predominant structure as viewed
from the street.
•The historic resource must be visually dominant on the
site and must be distinguishable against the addition.
NEW ADDITION
Proposed Roof Plan
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
-2’-8” rear yard setback reduction for the
proposed garage
-7’-4” rear yard setback reduction for the
upper level deck on top of the garage and
below grade addition
-1’-0” west side yard setback reduction for
architectural wing wall feature
-1’-0” combined side yard setback
Floor Area Bonus Request
-Floor area bonus request of 60 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)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