Loading...
HomeMy WebLinkAboutPresentation.202 E Main.20210512202 E. Main Street Aspen Historic Preservation Commission (HPC) * Visual representations by BOSS Architecture & Bluegreen May 12, 2021 CURRENT CONDITIONS Site Context 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 1, Main Street Victorians Historic Landmark Lot Split Subdivision Exemption, City and Townsite of Aspen. (PID# 2737-073-99-001) Current Zoning: MU (Mixed-Use), Main Street Historic District. 202 HISTORIC BACKGROUND Historic Photograph, 1890 Image Credit: Aspen Historical Society Sanborn Map, 1904 SITE PLANNING Proposed Landscape Plan HISTORIC LANDMARK Historic Preservation Design Guidelines 7.3 Minimize the visual impacts of skylights and other rooftop devices. •Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. Proposed New Skylight Revised New Skylight 12.3 Exterior light fixtures should be simple in character •One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type of style. NEW ADDITION Proposed Building Materials NEW ADDITION Proposed East Elevation w/ mounted mechanical equipment Historic Preservation Design Guidelines 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. •Place mechanical equipment on the ground where it can be screened. •Mechanical equipment may only be mounted on a building on an alley façade. SETBACK VARIATION Proposed Site plan with Setbacks shown STAFF RECOMMENDATION Staff recommends approval 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. 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. STAFF RECOMMENDATION Staff recommends approval with the following conditions: 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.