HomeMy WebLinkAbout202EMain_Memo_10.09.2019
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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, Historic Preservation Officer
MEETING DATE: October 9, 2019
RE: 202 East Main Street – Conceptual Major Development Review, Relocation,
Dimensional Variations and Floor Area Bonus, PUBLIC HEARING, Continued
from August 28th
APPLICANT /OWNER:
Rocking Lazy J Properties, LLC
Jake Vickery and Della Pegolotti
REPRESENTATIVE:
Jake Vickery, Architect
LOCATION:
Street Address:
202 E. Main Street
Legal Description:
Lot 1, Main Street Victorians Historic
Landmark Lot Split Subdivision
Exemption, According to the Plat
thereof recorded November 9, 2012
in Plat book 100 at Page 92, City and
Townsite of Aspen, Colorado.
Parcel Identification Number:
PID# 2737-073-99-001.
CURRENT ZONING & USE
MU – Mixed Use (Main Street
Historic District)
Commercial Use
PROPOSED USE:
Single-Family Residential
SUMMARY:
The applicant has requested a Conceptual Major Development review
for the demolition of non-historic additions, relocation of the historic
building onto a new basement, and the construction of a new rear
addition. Dimensional variations related to setbacks and parking, and a
500 sf floor area bonus are requested.
STAFF RECOMMENDATION:
Staff recommends approval with conditions identified on page 10 of this
memo.
Site Locator Map – 202 East Main Street
202
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
202 East Main Street is a designated landmark on a 3,000 square foot lot in the MU zone district. This
property contains a one-story miner’s cottage with a non-historic addition to the rear. The house
appears to be in its original location according to the historic Sanborn maps. Historic photographs show
that much of the original architectural details are intact. There is a small spruce tree in front of the
historic resource and two large cottonwood trees towards the front of the property in the public right-
of-way. The site slopes down towards the alley by approximately 3’-6”.
s
Figure 1 – Sanborn Map, 1904 Figure 2 – Historic Photograph, 1890
Image Credit: Aspen Historical Society
In 2012, Aspen City Council granted approval for a Historic Lot Split between 202 E. Main and 208 E.
Main creating two (2) 3,000 sf parcels (Ordinance #14, Series of 2012). The Historic Preservation
Commission (HPC) granted approvals for demolition of a storage room that linked the two historic
structures together and setback variations for both parcels (Resolution #5, Series of 2012).
NOTE:
This project will be reviewed under the Land Use Code prior to the historic preservation benefits code
amendments approved by City Council on May 13, 2019 because it was submitted and declared complete
before the new code language went into effect on June 12, 2019.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for demolition of non-historic additions and
construction of a new addition towards the rear of the historic building.
• Relocation (Section 26.415.090) for the relocation of the historic residence onto a new basement.
• Setback Variation (Section 26.415.110.C) for the proposed design including the new addition and
lightwells.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• Parking Reduction and Waiver of fees (Section 26.415.110.D) request for a reduction of one (1)
parking space and fee waiver.
• Floor Area Bonus (Section 26.415.110.F) request for a 500 sf bonus.
The HPC is the final review authority, however, this project is subject to Call-up Notice to City Council.
The project, once approved, will be granted an Administrative Growth Management Exemption for
Change in Use from commercial to residential with no affordable housing mitigation required.
PROJECT SUMMARY:
The applicant proposes to demolish the existing non-historic addition and construct a new above grade
addition to the rear of the historic resource. A full basement is proposed and will require the temporary
relocation of the historic structure during excavation. The proposed design changes the use from
commercial to a single-family residence, which results in a 20% floor area reduction as required by
underlying zoning. The applicant requests setback variations, parking reduction, fee waivers, and a floor
area bonus of 500 sf as part of this proposal.
Following the August 28, 2019 continuation by HPC the applicant has revised the proposed design for
the connecting element and the above grade addition. The revised connecting element is 5’ in length
and one-story. The proposed addition relates to the historic resource through building materials and
fenestration but deviates in form. A flat roof with a rooftop deck and a green roof is proposed. The
revised design proposes a new dormer to the rear of the historic resource that lines up with the existing
historic cross gable.
STAFF COMMENTS:
Staff finds that the revised proposal addresses concerns regarding the connecting element and design
compatibility of the proposed addition as it relates to the historic resource. The revised design proposes
new fenestration that gestures to the size and proportion of the historic fenestration and utilizes
materials are similar to the historic resource. The proposed connecting element is one-story, tucks
under the eave of the historic resource and provides a 5’ distance between the historic resource and
the proposed new addition. Staff continues to support the applicant’s plan to maintain the historic
alignment along Main Street and the plan to pursue preservation/restoration work on the historic
resource. Staff recognizes the site constraints presented on this lot due to maintaining this alignment
and preserving the large cottonwood trees. Staff supports the request for setback variations with the
revised design. Staff supports the applicant’s request for a floor area bonus because it meets the criteria
for a bonus.
The following points go into more detail regarding the revised proposal for HPC discussion:
1. Site Planning & Relocation: The Sanborn maps indicate the historic house is in its original
location. To construct the basement design, the applicant plans to temporarily move the house
on site, then onto the new foundation. Ultimately, the historic structure will be placed back in its
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
original location. The applicant will need to provide structural assessment and financial
assurances in order to comply with Design Guideline 9.1.
Considering the lot size, the proposed subgrade addition, and the large cottonwood trees near
the property, staff finds preliminary plans addressing stormwater mitigation is critical. The
applicant has reached out to the relevant City Departments to discuss feasible options to
address stormwater mitigation on the site. As part of the solution, a green roof is being proposed
on the new addition. The applicant will need to continue working closely with relevant City
Departments and staff and monitor for any future design changes.
Staff supports the removal of the spruce tree in the front yard of the historic property due to its
proximity to the resource.
The final grading of the site will need to maintain the historic relationship of how the structure
meets the ground while providing positive drainage (Design Guideline 1.8).
In order to provide natural light into the subgrade spaces, the applicant proposes two lightwells.
Following the previous HPC meeting, the applicant has moved the proposed lightwell that was
abutting the historic porch to the west elevation of the historic building. The new location will
require a setback variation but is no longer immediately adjacent to the historic porch and main
entrance to the Victorian. Staff recommends the applicant work with staff and monitor and the
Building Department to discuss the options for a flat grate around the front most lightwell rather
than a railing. A rail in this location is visually intrusive. The height of any curb needs to be 6” or
less.
Figure 3 – Proposed Site Plan (revised)
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff finds the criteria for relocation are met. Staff supports the new location of the front
lightwell and the removal of the spruce tree to the front of the property. Staff recommends the
applicant continue to work closely with other City Departments related to excavation staying
within the property boundaries and obtaining the necessary permission at the time of before any
work commences on site.
2. New Addition – Connecting Element & Form/Materials/Fenestration & New Dormer: The
proposed addition has a flat roof, but is taller than the historic building and has an above grade
floor area is not larger than the historic resource. The transitional space between the old and
the new has been revised to a 5’ long one-story connecting element. A new dormer is proposed
on the rear of the historic roof.
Connecting Element: When a new addition is taller than the historic resource, the guidelines
call for a one-story connector with a minimum length of 10 feet that tucks under the eave of the
historic building in order to provide a meaningful separation (Guideline 10.9). The revised design
is a 5’ long one-story connecting element that is minimal and subordinate to the historic eave.
Although it is not the recommended 10’ in length, the constraints on the lot creates a limited area
for new development. Staff finds that the proposed connecting element is appropriate because
of its minimal impact to the historic resource. It achieves separation between the old and new.
According to Design Guideline 10.6, the new addition needs to be recognized as a product of its
own time, but visually compatible with the historic resource. In order to promote compatibility,
the Design Guidelines requires two of the following characteristics to relate back to the historic
resource: form, material and fenestration.
Figure 4 – Proposed East Elevation (revised)
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 5 – Proposed West Elevation (revised)
Form: The revised form of the above grade addition is a two-story rectilinear massing located to
the rear of the property. A flat roof is proposed with a rooftop deck and green roof for storm
water mitigation purposes. The applicant is deviating from form and relating to the historic
resource through fenestration and building materials. Guideline 10.11 calls for a compatible roof
form for the new addition in relation to the historic resource. Typically, a gable roof is
encouraged for an addition to a historic Victorian. In order to balance the request for an
adequate connecting element, staff supports the proposed roof form because it does not visually
compete with the historic resource and is considerably setback from the front of the property.
Figure 6 – Proposed Roof Plan (revised)
Materials: The historic miner’s cottage is mostly clad with horizontal clapboard siding and
decorative architectural detailing on the front façade and porch. The historic structure sits on a
simple brick foundation. The applicant plans to restore the historic brick foundation. The revised
addition is clad in horizontal wood siding as the primary building material. Staff supports the use
of wood siding material for the new addition
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Fenestration: The revised fenestration choices on the new addition are based on the proportions
and dimensions of the historic fenestration, which is predominantly double-hung windows. The
connecting element is mostly glass. Staff finds that the revised design for fenestration relates to
the historic resource and meets the Design Guidelines.
New Dormer: In this restudy, the applicant introduced a new dormer element on the roof of the
historic resource. Visually, it is a seamless continuation of the south facing historic cross gable.
There is a large window opening at the northern gable end of the dormer. Design Guideline 7.6
addresses the addition of a new dormer to a historic roof. The proposed dormer is not providing
livability to an upper story, as typical with these features, and the mass and scale of the dormer
addition is not subordinate to the historic ridgeline. The original massing of the historic cross
gable would be altered with this design. The extension of the cross gable causes confusion
regarding the form of the historic building and covers a large portion of the historic roof. Staff
finds that this dormer addition does not meet the Design Guideline and does not recommend
approval.
Staff finds that the revised design of the new addition deviates from form but successfully
relates to the historic resource through fenestration and materials. Staff finds the proposed 5’
long one-story connecting element achieves the appropriate separation between new and old.
Staff does not recommend approval of the proposed dormer addition.
3. Dimensional Variations: As a historically designated landmark, certain preservation benefits
may be granted by HPC. As mentioned above, this application was submitted and deemed
complete before the code amendments to the Historic Preservation Benefits went into effect,
therefore, is subject to the old code.
Setback Variations:
With this project, the applicant requests additional setback variations for the project:
• 2’ setback reduction on the west and east sideyard above and below grade, for the
addition
• 5’ setback reduction on the east sideyard above and below grade, for historic house and
basement
• 2’ setback reduction on the west sideyard above and below grade, for the historic house
and basement
• Up to a 5’ west sideyard setback reduction for the lightwells
In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district;
and/or
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or
historic district.
Parking Reductions & Fee Waivers:
Underlying zoning requires two parking spaces for single-family residence. Due to the site
configuration and the location of the historic resource, the applicant proposes one on-site
parking spot and a potential compact car parking space, both accessed from the alley. A compact
car parking space would not meet the code requirements, therefore, a parking reduction of one
space is requested.
According to Section 26.415.110.D, HPC may approve the reduction of parking upon a finding that
it will enhance or mitigate an adverse impact on the historic significance or architectural
character of a designed historic property. As a designated property under the old code,
exemptions for growth management and impact fees are available.
The revised design includes a rear loggia that functions as the entry to the compact car parking
space. The applicant’s design intent for the loggia is to break up the mass and scale of the
addition and respond to the context of the ally. A restudy of this feature may provide the extra
space needed to accommodate for a full parking space, and staff recommends restudy.
Staff supports the request for setback variations since it is a result of maintaining the historic
location of the historic house which enhances the historic significance of the property. Staff
recommends restudy of the loggia to the rear of the proposed addition in order to provide for
an adequately sized parking space.
4. Floor Area Bonus: The applicant is requesting a floor area bonus to the amount of 500 sf. The
proposal mentions undertaking any necessary restoration/preservation work. Following is the
criteria for awarding a floor area bonus for this application (Section 415.110.F)
1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet
of allowable floor area for projects involving designated historic properties. To be considered
for the bonus, it must be demonstrated that:
a) The design of the project meets all applicable design guidelines;
b) The historic building is the key element of the property and the addition is incorporated in a
manner that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings;
e) The construction materials are of the highest quality;
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
f) An appropriate transition defines the old and new portions of the building;
g) The project retains a historic outbuilding; and/or
h) Notable historic site and landscape features are retained.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the
sole discretion of the HPC and the Commission's assessments of the merits of the proposed
project and its ability to demonstrate exemplary historic preservation practices. Projects that
demonstrate multiple elements described above will have a greater likelihood of being awarded
additional floor area.
Staff recognizes that with the change in use from commercial to residential, the property is
subject to a considerable floor area reduction. A single-family home is limited to 1,920 sf, whereas
a commercial property could be 3,000 sf.
Staff finds that all of the applicable criteria for a floor area bonus are met with the revised design.
The applicant provided a preservation plan to restore significant details related to the fenestration,
foundation, and the historic chimney. Staff recommends the applicant work closely with staff and
monitor on preservation details and supports the awarding of a floor area bonus.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will significantly
affect the permit review. The following is a summary of comments received. See Exhibit C for details.
Engineering Department:
1. The applicant will need to provide a conceptual level information regarding stormwater
treatment and how onsite runoff will be captured and treated prior to HPC approval.
2. Excavation stabilization may require agreements with neighboring properties which must be
submitted at the time of building permit. Micropile walls cannot impact neighboring properties.
3. Work with Parks and Engineering Departments to determine the best alignment for a new water
service line that minimizes impact to the street trees.
4. Public improvements to the sidewalk and a new curb and gutter will be required.
Parks Department:
1. Clarifications for the tree removal request is needed.
2. Details regarding the proposed excavation need to be reviewed and approved by the City
Forester.
3. Survey information about the size of the cottonwood trees need to be verified.
4. Public improvements such as sidewalks must be floating and no excavation is permitted in the
dripline of the existing Cottonwood trees. All excavation work will require discussion with the
City Forester.
5. Location for new waterline requires discussion with Parks and Engineering.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Building Department:
1. The historic building and parts of the proposed new addition along the East and West property
lines must comply with fire separation and fire rating requirements. Please see Building
comments for specific details (Exhibit B).
2. Emergency escape and rescue windows adjacent to walkways require guards.
RECOMMENDATION:
Staff recommends the HPC approve this application with the following conditions:
1.) Restudy of the proposed loggia on the rear of the new addition in order to provide an adequately
sized parking space.
2.) Remove the proposed new dormer on the historic resource.
3.) Design curb heights around the lightwells to be 6” or less, and work with the Building Department
and staff to discuss a flat grate option around the lightwells.
4.) The following variations are approved:
• 2’ setback reduction on the west and east sideyard above and below grade, for the
addition
• 5’ setback reduction on the east sideyard above and below grade, for historic house and
basement
• 2’ setback reduction on the west sideyard above and below grade, for the historic house
and basement
• Up to a 5’ west sideyard setback reduction for the lightwells
5.) Continue to discuss the design of the storm water mitigation system with all relevant City
Departments for compliance. Final design to be reviewed and approved by staff and monitor
before building permit.
6.) Work closely with staff and monitor regarding the preservation plan and identifying areas for
additional documentation and investigative demolition, to be reviewed and approved by staff
and monitor.
7.) Provide necessary agreements from neighboring properties for site excavation stabilization prior
to submission of Building permit.
8.) Provide details of the relocation plan, outlined by a structural engineer and housemover, at Final.
The applicant will be required to provide a financial security of $30,000 until the house is set on
the new foundation. The financial security is to be provided with the building permit application.
9.) 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.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
ATTACHMENTS:
Resolution #____, Series of 2019
Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Dimensional Variations Review Criteria /Staff Findings
Exhibit A.3 – Relocation/Staff Findings
Exhibit A.4 – Floor Area Bonus/Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application