HomeMy WebLinkAboutMemo.202 E Main.20210512
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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: May 12, 2021
RE: 202 East Main Street – Final Major Development and Setback Variations,
PUBLIC HEARING
APPLICANT /OWNER:
202 E. Main St., LLC, Joshua Whalen
& Kathryn Whalen
REPRESENTATIVE:
BOSS Architecture
LOCATION:
Street Address:
202 E. Main Street
Legal Description:
Lot 1, Main Street Victorians Historic
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:
On October 9, 2019, HPC granted approval to
demolish non-historic additions, to relocate the historic
home on a new basement and to construct a new
addition to the historic miner’s cottage on this property.
Setback variations and a floor area bonus of 500 s.f.
were granted as well as a change in use of the property
from commercial to single-family residence. The
applicant (a new owner since Conceptual review)
requests Final approval.
STAFF RECOMMENDATION:
Staff recommends approval with conditions identified
on page 5 of this memo.
Site Locator Map – 202 E. Main
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 3,000 square foot lot in the Mixed-Use 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”.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for the demolition of the non-historic addition
and the construction of a new addition to the rear of the property.
• Setback Variations (Section 26.415.110.C) for the historic home to remain in its current
location and the proposed new addition.
This Conceptual approval granted for this project was not called up by City Council during the
Notice of Call-up held on December 10, 2019. Conceptual approval is valid for one year. The
applicant was granted a six month extension of their Conceptual Development approval by HPC,
and a complete Final Development application was received prior to the deadline. HPC is the final
review authority for Final Design Development Review.
NOTE: This project is 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.
Figure 1 – Sanborn Map, 1904 Figure 2 – 202 E. Main, 1890
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 received Conceptual approval to restore architectural elements of the historic home,
demolish the non-historic addition, and relocate the historic home on a new basement foundation.
The mass and scale of the new addition was approved and HPC granted setback variations and
a floor area bonus of 500 s.f. for the approved design. Since Conceptual approval, the property
was sold to a new owner. The Final review includes minor revisions that stay within the parameters
of Conceptual approval and corrections to the setback variations. This Final application addresses
building materials and fenestration selection, design modifications to address constructability,
landscape plan, lighting plan and mechanical equipment.
STAFF COMMENTS:
Staff supports the submitted application for Final Design Review but recommends HPC further
discuss the following topics.
1. Landscape Plan & Stormwater Mitigation Plan: The proposed landscape plan incorporates
a maintenance edge around the foundation of the historic home. The existing spruce tree in
the front yard is to be removed and a 3’ wide concrete front walkway is proposed. After further
investigation, it has been identified that the cottonwood tree in the right of way needs to be
removed. The applicant shall continue discussions with the Parks Department related to the
removal of this tree and appropriate mitigation requirements.
Open space on the property is concentrated towards the front yard of the property. The
proposed diagonal configuration of perennials plantings in the most significant zone is out of
character with the historic resource. Additionally, the proposed dogwoods around the
southwest corner of the historic home and along the front porch are too close to the resource
and too dense. Staff recommends the front yard maintain existing sod conditions and the
restudy of the perennial beds and plantings in the front yard to meet Design Guidelines 1.12
and 1.13.
The metal fence proposed along the front yard is a reconstruction of a historic fence using
photographic evidence which meets Design Guideline 1.16. A new concrete site wall is
proposed to replace the stone retaining wall that is failing along the southwest side corner of
the property. The applicant indicates that this stone wall is not historic. While concrete would
be an appropriate material, staff recommends the height of this feature be reduced to the
minimum required to meet Design Guideline 1.22.
The stormwater mitigation plan seems to rely on the rain garden configurations on the site.
With staff’s recommendation to restudy the front yard perennial beds, changes to the
stormwater mitigation plan may be required. The final design needs to limit visual impacts to
the foreground of the resource to meet Design Guideline 1.8.
2. Historic Landmark – Alterations: The applicant proposes the restoration of architectural
details that include historic fenestration, the historic brick chimney, and other architectural
details. The preservation approach must be reviewed by staff prior to building permit to confirm
that the front doors and transoms to be preserved are original (if not, restoration is needed)
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
and to ensure that the chimney is reconstructed to accurate dimensions.) As part of this review,
the applicant requests the installation of a new skylight on the historic resource behind the
main gable. Although this feature would not be visible from Main Street, staff finds this
alteration does not support restoration efforts and such features are typically not allowed on
the historic resource (Design Guideline 7.3).
A black surface mounted light fixture is proposed in the soffit of the front porch. Although the
fixture is simple in design, a recessed fixture would be more appropriate for this location
(Design Guideline 12.3).
3. New Addition – Materials & Fenestration & Mechanical Equipment: The approved two-
story addition is located to the rear of the property with a one-story connecting element that
tucks under the eaves of the historic building. The length of the connecting element has been
modified to be slightly longer than what was previously proposed, and the garage and alley-
facing loggia has been revised to accommodate the dimensions of two on-site parking spaces
(please note that the required width of a parking space is 8’6” and the plans need to be clarified
to confirm that is provided for each space in the garage). The proposed lightwell in the
southwest corner of the property has been revised for constructability and is now less visible
from the street (Design Guideline 9.6). Staff supports the modifications made for Final review
because they address constructability concerns while maintaining the overall mass and scale
of the conceptual approval.
Materials & Fenestration: The approved addition relates to the historic resource using building
materials and fenestration, while departing from form. Wood siding is called out as the main
cladding material for the new addition. Although the butt-jointed installation of the siding on
the new construction is a contemporary approach, the dimensions of the siding relates to the
exposure of the historic clapboard siding. The proposed fenestration in the Final application
reduces the overall amount of glazing from what was previously proposed for the addition and
the fenestration dimensions strongly relate to the dimensions of the historic double-hung
windows. Staff finds the final building materials and fenestration achieve a strong design
compatibility with the historic resource and meet Design Guideline 10.6.
Mechanical Equipment: The applicant proposes three condensing units directly mounted to
the new addition on the east elevation. According to Design Guideline 12.4, mechanical
equipment may only be mounted on the building on an alley façade. Staff recommends the
proposed equipment be located on the ground where it can be screened (Design Guideline
12.4). The proposed location also appears to be problematic because they intrude into the
side yard setback and were not part of what was evaluated for a variation at Conceptual and
they may not be able to meet the limitations on noise levels that are acceptable as measured
from a property line. A revised plan for this equipment is needed.
4. Setback Variations: Setback variations were granted to the project during conceptual review
for the purposes of memorializing the location of the historic resource on the site and the
location of the new addition as it relates to the resource. The applicant has identified an error
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
in the recorded language regarding the setback variations granted during Conceptual review
and requests the following setback variations which will fix the error:
• 5’ setback reduction of the west side yard, above and below grade, for the historic
house, the lightwell, the new addition, and the trash enclosure.
• 2’ setback reduction of the east side yard, above and below grade, for the historic
house, the proposed lightwell, and the new addition.
• 5’ setback reduction of the rear yard setback for the trash enclosure.
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. At the time of building permit, an agreement with the neighbor to the west of the property
is needed before redoing their existing sidewalk.
2. At the time of building permit, finalize details regarding the service line minimum
dimensions required for the property.
3. At the time of building permit, address details related to the water service line associated
with both 202 E. Main and 208 E. Main.
4. At the time of building permit, address and finalize stormwater comments.
Parks Department:
1. A tree permit will be required for the request to remove two trees. A cottonwood tree needs
to be planted back in the right-of-way.
2. Additional discussion is needed about repair of the existing water line that services both
202 E. Main and 208 E. Main.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Restudy the landscape plan for the front yard to maintain traditional sod and perennial
conditions and reduce plantings surrounding the front of the historic resource to meet
Design Guidelines 1.12 and 1.13. The final landscape plan to be reviewed and approved by
staff and monitor prior to building permit submission.
2.) Continue to work with all relevant City Departments regarding the stormwater mitigation
plan. Stormwater features shall not create visual impact to the historic resource. Any
changes to be reviewed and approved by staff and monitor prior to building permit
submission.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
3.) The preservation approach on the historic resource must be reviewed by staff prior to
building permit to confirm that the front doors and transoms to be preserved are original (if
not, restoration is needed) and to ensure that the chimney is reconstructed to accurate
dimensions.)
4.) Remove the proposed skylight in the historic resource.
5.) Replace the surface mounted light fixture with a recessed fixture in the soffit of the front
porch.
6.) Propose a new plan for the proposed condensing units to meet setback and noise
requirements, and screen the units to meet Design Guideline 12.4.
7.) Provide cutsheets for gutters, downspouts, and snow clips, to be reviewed and approved
by staff and monitor prior to building permit submission.
8.) The visual impact of the location of the fire department connection (FDC) hook-up and
strobe must be reviewed and approved by staff and monitor prior to building permit
submission.
9.) The following setback variations are granted for this project:
• 5’ setback reduction of the west side yard, above and below grade, for the historic
house, the lightwell, the new addition, and the trash enclosure.
• 2’ setback reduction of the east side yard, above and below grade, for the historic
house, the proposed lightwell, and the new addition.
• 5’ setback reduction of the rear yard setback for the trash enclosure.
10.) Conceptual approval included a 500 square foot bonus, but the Final application
represents that only 412 square feet is needed. All calculations will be confirmed during
building permit review. Bonus floor area not used for this project will be forfeited and must
be earned through a future request.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Setback Variations / Staff Findings
Exhibit B – HPC Resolution #18, Series of 2019 and Meeting Minutes, October 9, 2019
Exhibit C – Referral Comments
Exhibit D – Application