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HomeMy WebLinkAboutExhibitA HPC Memo.227 E Bleeker.20201209 Page 1 of 6 130 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, Interim Planning Director/Historic Preservation Officer MEETING DATE: December 9, 2020 RE: 227 E. Bleeker Street – Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus, PUBLIC HEARING APPLICANT /OWNER: 277 East Bleeker LLC REPRESENTATIVE: Kim Raymond Architecture + Interiors LOCATION: Street Address: 227 E. Bleeker Street Legal Description: Lot 2, East Bleeker Historic Lot Split, according to the Final Plat thereof filed on record in Plat Book 78 at Page 5 as Reception No. 521939, City and Townsite of Aspen, Colorado Parcel Identification Number: PID# 2737-073-20-014 CURRENT ZONING & USE R-6 (Moderate-Density Residential); Single-family home PROPOSED ZONING & USE: No change SUMMARY: The applicant requests approval for Conceptual Major Development to completely restore the historic home, relocate the resource onto a new basement foundation and construct a new addition to the rear of the property. Setback variations and a floor area bonus of 250 sf are requested for this proposal. As a historically designated landmark, this project is exempt from Residential Design Standards Review (RDS). STAFF RECOMMENDATION: Staff supports the restoration efforts of this project but recommends continuation to restudy the design and site configuration of the new addition to address all comments. Site Locator Map – 227 E. Bleeker 227 Page 2 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 227 E. Bleeker is a 4,500 sf lot in the R-6 zone district that contains a Victorian era one-story miner’s cabin. This lot was the result of a historic landmark lot split that occurred in 2005 which created two 4,500 sf lots and established the maximum allowable floor area for each lot. Ordinance No. 34, Series of 2005 establishes 1,800 sf for 227 E. Bleeker (Lot 2) with the ability to apply for 50% of potentially available floor area bonus from HPC. The intent of this condition was for the two lots in this lot split, each of which contain a historic resource, to be able to receive half of the 500 square foot bonus that was available to the original 9,000 square foot parcel, should their proposed redevelopment applications demonstrate compliance with the criteria for bonuses. Alterations such as enclosing the front porch, re-siding and adding new fenestration have been made to the historic resource many years ago. The overall footprint of the resource, however, remains similar to what is seen on the 1904 Sanborn map (Figure 2). The historic aerial photograph (Figure 3) reveals the rear of the property, specifically the historic conditions of the roofs. It is important to gather historic documentation and photographs to aid any restoration efforts. More information in the form of historic photos or physical evidence is needed for an accurate restoration of the front of the house. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Major Development (Section 26.415.070.D) to restore the historic home and construct a new addition to the rear of the property. • Relocation (Section 26.415.090) to relocate the historic resource onto a new basement foundation and straighten the resource on the lot. Figure 1 – 227 E. Bleeker, 2020 Figure 2 – Sanborn Map, 1904 Figure 3 – Aspen, Colorado, 1890-1899 Source: Denver Public Library Page 3 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com • Setback Variation (Section 26.415.110.C) for the new addition towards the rear of the property, above and below grade. • Floor Area Bonus (Section 26.415.110.F) allowed to request up to 250 sf but must meet all relevant criteria for the bonus including exceptional preservation outcome. The Historic Preservation Commission (HPC) is the final review authority, however, this project is subject to Call-up Notice by City Council. PROJECT SUMMARY: The applicant proposes a complete restoration of the historic resource according to the Historic Preservation Design Guidelines by opening up the enclosed front porch and demolishing small non-historic additions on the north east corner of the house and the rear façade, and by restoring historic siding and openings. The historic home is to be relocated onto a new basement foundation and a two-story addition is proposed to the rear of the property connected by a one-story, 10’ long connecting element. The applicant requests rear yard setback variations and a 250 sf floor area bonus. STAFF COMMENTS: As noted by the applicant, this property has been neglected over the years and staff fully supports the plan to restore the historic resource using historic documentation and exploratory demolition to better understand the material integrity of the resource. Staff supports the proposed relocation of the historic resource on a new basement foundation which will also address the portion of the bay window overhang that is currently beyond the front yard setback. The proposed new addition is adequately distanced from the historic resource and uses forms that are related to the historic resource and meets the design guidelines, but staff recommends restudy because, given the need for a transformer along the alley, the site appears to be unable to provide for two compliant on- site parking spaces as proposed. In addition, staff finds certain alterations to the historic resource to be inappropriate and recommends restudy. Staff recommends HPC further discuss the following topic in more detail. 1. Historic Landmark – Restoration and Alterations: A preservation plan will be required for the restoration of the historic resource outlining the existing conditions and the proposed treatments. Staff fully supports the restoration of the historic resource and the removal of non-historic materials and the re- opening of the front porch and demolition of non- historic additions. Staff finds the extensive scope of work related to the restoration/ rehabilitation of the historic resource gives the applicant the necessary merit for requesting for a floor area bonus but finds a proposed new secondary door on the front façade to Figure 4 – Proposed North Elevation Page 4 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com be confusing and inappropriate. Design Guideline 4.5 speaks to the adding of new doors on a prominent façade of the historic building to be inappropriate. When reviewing the Sanborn map, it appears that this portion of the historic resource may have been extended at some point, however, adding another new component such as a door creates additional confusion to a street-facing main façade. Staff supports the proposed restoration/rehabilitation efforts, but staff recommends the removal of the new door and the secondary pathway at the front of the resource. 2. New Addition – Form, Materials and Fenestration: The proposed new addition is compatible in size/scale and strikes a good balance between contemporary and historic features (Design Guideline 10.8). The addition is located to the rear of the property towards the alley, and the 10’ long connecting element creates a separation between the historic resource and the new two-story addition (Design Guideline 10.9 & 10.10). The new addition has a minimal footprint and utilizes forms found on the historic resource. The proposed siding of the new addition relates to the restored historic siding material and selects contemporary fenestration as the departing point for the design. In compliance with Design Guideline 10.6, the proposed addition appears to relate to form and materials while deviating from fenestration. Additional information regarding materials to be reviewed during Final Review for compatibility. Staff finds the overall design of the new addition meets the relevant Historic Preservation Design Guidelines but recommends restudy linked to comments and concerns about providing on-site parking. 3. Site Planning and Parking: The proposed site planning respects the underlying zoning requirements for front and side yard setbacks. The preliminary stormwater plans call for the need to raise natural grade on the site for drainage, which may be acceptable if the change is not seen as substantial (Design Guideline 9.4) and the project remains below the height limit, which will be measured to the existing, not the raised condition. The building footprint for the proposed addition is considerably smaller than the building footprint of the historic resource, which staff finds to be successful. However, Engineering has indicated that the plans do not represent an existing transformer at the south east corner of the property and that transformer is in conflict with the proposed second on-site parking space (Figure 5). In addition to the location and clearances necessary for the transformer, updates to an existing utility easement need to be addressed. According to the Municipal Land Use Code, all residential dwelling units must provide two code compliant on-site parking spaces. Staff supports the location of the new addition but recommends a restudy of the proposed design to address Engineering’s referral comments and provide for two code compliant on-site parking spaces. Page 5 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Figure 5 – Proposed Site Plan with Parking 4. Setback Variations & Floor Area Bonus: Setback variations and floor area bonuses are benefits available to historic properties granted by the HPC. They are site-specific approvals that are tied to a specific design reviewed for compatibility and appropriateness. Setback Variations: The applicant requests a reduction of the 10’ rear yard setback requirement for the proposed addition, above and below grade. The proposed design shows the subgrade level within the rear yard setback by approximately 3’-2.” The proposed above grade one-car garage addition has livable space on top and is 3’-3” within the rear yard. A 6’- 9” setback variation would be needed for the proposed design. Staff finds the request for a setback variation is appropriate because it pushes the new addition closer to the rear and provides more distance between the historic resource and the new addition. See Exhibit A.3 for detailed staff findings. Floor Area Bonus: The applicant plans to undertake a complete restoration of the historic resource that includes reopening the front porch and removing non-historic materials. Staff finds the addition of a secondary door and pathway on the front façade visually competes with the historic main porch entrance and recommends its removal. (See Figure 5 for location of secondary entry.) According to the code, a 4,500 sf lot is eligible for a maximum of 250 sf. and the Historic Landmark Lot Split ordinance stipulates that the applicant may only request for 50% of the available bonus which was language intended to divide the 500 sf bonus between the two lots created. Staff finds the request for a 250 sf floor area bonus is appropriate considering the scope of preservation that will occur with the added condition that the proposed secondary door and pathway be removed from the final design. See Exhibit A.4 for criteria and detailed staff findings. Staff finds all criteria for setback variations are met and supports the request. The proposed restoration for the project will greatly benefit the historic resource but staff recommends the removal of the secondary entry from E. Bleeker street to meet all criteria for a floor area bonus. Page 6 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com REFERRAL COMMENTS: The application was referred out to other City departments who have requirements that will significantly affect the permit review. Please see Exhibit B for full comments. Engineering Department: 1. Existing transformer on the property is not shown on the survey or proposed drawings. Provide clarification regarding capacity and location. 2. Update electric/communication utility easement recorded in Book 524 Pate 835 to meet current clearance standards. 3. Proposed permeable pavers for single parking space conflicts with existing transformer. 4. Drainage letter states the intention of raising the existing first floor elevation for positive drainage. HPC will need to weigh in on this comment for appropriateness. 5. Below grade stormwater infiltration system (StormTech) is not an approved Best Management Practices (BMP) in the Urban Runoff Management Plan (URMP) and will need to be further vetted. Zoning Department: 1. Deck exemption is calculated from prescribed floor area (1,800 sf) and does not include the floor area bonus, therefore, the deck exemption is 270 sf. 2. Porches more than 30” above finished grade are attributed to floor area as deck. 3. Measuring subgrade wall calculations must be consistent and clearly depicted. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) continue this application with the following direction: 1.) Remove the secondary entrance and pathway located at the front façade accessed from E. Bleeker Street. 2.) Provide a solution that addresses the requirements regarding the transformer, existing utility easement and the provision of required on-site parking. 3.) Provide a more detailed stormwater and drainage plan that is acceptable to all relevant City Departments. ATTACHMENTS: Resolution #____, Series of 2020 Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings Exhibit A.2 – Relocation Review Criteria / Staff Findings Exhibit A.3 – Setback Variations Review Criteria / Staff Findings Exhibit A.4 – Floor Area Bonus / Staff Findings Exhibit B – Referral Comments Exhibit C – Application Page 1 of 14 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 13 of this exhibit, following the list of applicable guidelines. 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. 3. Conceptual Development Plan Review b) The procedures for the review of conceptual development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. 2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. Page 2 of 14 Chapter 1: Site Planning & Landscape Design MET NOT MET 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. 1.5 Maintain the historic hierarchy of spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 1.7 Provide positive open space within a project site. 1.8 Consider stormwater quality needs early in the design process. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. Chapter 2: Rehabilitation - Building Materials MET NOT MET 2.1 Preserve original building materials. 2.2 The finish of materials should be as it would have existed historically. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.4 Do not use synthetic materials as replacements for original building materials. 2.5 Covering original building materials with new materials is inappropriate. 2.6 Remove layers that cover the original material. Chapter 3: Rehabilitation - Windows MET NOT MET 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. Chapter 4: Rehabilitation - Doors MET NOT MET 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. MET MET MET MET MET MET MET MET MET MET MET Historic Preservation Design Guidelines Review Criteria for 227 E. Bleeker The applicant is requesting Conceptual Major Development review for restoring the historic resource and a new above grade addition. The proposed design must meet applicable Historic Preservation Design Guidelines. MET MET MET MET MET MET MET MET MET CONDITION MET Page 3 of 14 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. 4.5 Adding new doors on a historic building is generally not allowed.NOT MET 4.7 Preserve historic hardware. Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET 5.1 Preserve an original porch or balcony. 5.2 Avoid removing or covering historic materials and details. 5.3 Enclosing a porch or balcony is not appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. Chapter 6: Rehabilitation - Architectural Details MET NOT MET 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. 6.5 Do not guess at “historic” designs for replacement parts. Chapter 7: Rehabilitation - Roofs MET NOT MET 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.4 New vents should be minimized, carefully, placed and painted a dark color. 7.5 Preserve original chimneys, even if they are made non-functional. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. 9.3 Site a relocated structure in a position similar to its historic orientation. 9.4 Position a relocated structure at its historic elevation above grade. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. MET MET MET MET MET MET MET MET MET MET MET MET CONDITION MET MET MET MET MET CONDITION MET CONDITION MET MET CONDITION CONDITION Page 4 of 14 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen 9.6 Minimize the visual impact of lightwells. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. Chapter 10: New Construction - Building Additions MET NOT MET 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 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.NOT MET 10.6 Design a new addition to be recognized as a product of its own time. 10.8 Design an addition to be compatible in size and scale with the main building. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.11 Roof forms shall be compatible with the historic building. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. CONDITION MET MET MET MET CONDITION MET MET MET MET Page 5 of 14 Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. Page 6 of 14 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. Page 7 of 14 • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.5 Adding new doors on a historic building is generally not allowed. • Place new doors in any proposed addition rather than altering the historic resource. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. • Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. Page 8 of 14 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry key pads. 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. Page 9 of 14 • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.7 Preserve original roof materials. Page 10 of 14 • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. • This activity will require the same level of documentation, structural assessment, and posting of financial assurances as a building relocation. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. 9.4 Position a relocated structure at its historic elevation above grade. • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. Page 11 of 14 • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. Page 12 of 14 • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 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. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • 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. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. Page 13 of 14 • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building materials, windows, doors, roofs, porches, and building additions. All relevant Design Guidelines in Chapter 2, 3, 4, 5, 6 and 7 related to the preservation plan need to be reviewed in detail as part of the permit submittal for further historic evidence and/or investigative demolition in order to ensure no historic fabric is being removed. This will be a condition of Final approval. Design Guideline 4.5 & 10.4 is about the prominence of the historic resource as it relates to the historic entry of the home. The guidelines are very clear in trying the maintain the historic entrance of the historic home as a key feature by maintaining its true function. The historic entry was through a front porch at the northwest corner of the house. The porch is currently enclosed and proposed to be re-opened, which is appropriate. The application also includes a new, non-historic secondary entry proposed to be added to the northeast corner of the front façade of the historic resource. This second entry point is designed to be more minimal in scale than the front porch but still competes with the historic entry as both doors are located on the front elevation of the historic home. Staff recommends the secondary entry door and pathway be removed and that portion of the façade be restudied to determine if physical or photographic evidence is available Page 14 of 14 for an accurate restoration. In any case, a new door and pathway in this location does not meet Design Guidelines 4.5 and 10.4. Design Guidelines 1.8 & 9.4 address plans for stormwater mitigation and positive drainage related to the historic structures. The applicant has submitted preliminary plans for stormwater management but a number of comments have come up regarding the plans related to 1.) raising the elevation of the historic resource and the grade on the site for positive drainage, 2.) proposed rain garden, and 3.) the use of a below grade stormwater infiltration system. The Engineering Department has provided comments asking for more clarification regarding the preliminary proposal and staff requests the elevation details for the anticipated elevation changes for the historic resource in order to assess its appropriateness. It is extremely important that the details related to storm water mitigation and drainage are clearly vetted by all relevant City Departments in order to achieve a balance between the functional requirements and historic conditions. Staff recommends additional information for further review. Design Guidelines 5.6, 7.4, 7.10, 9.5, 9.6 and 9.7 address various aspects of the restoration of historic features and the relocation of the historic resource. In addition to a detailed preservation plan, HPC will want to address appendages to the historic resource in the form of handrails, vents/flues, gutters, curb heights of lightwells and other similar features and the foundation detail. All of the features listed need to be minimal in size and located in areas with the least visual impact when viewing the historic resource. Staff recommends the listed details be provided for review during Final. Design Guidelines 10.6, 10.8, 10.9 and 10.10 speaks to the design expectations for the new addition. The proposed addition is compatible in size/scale with a floor area that is less than that of the historic home. It has a minimal footprint and utilizes forms found on the historic resource. The two-story addition is located to the rear of the property towards the alley and distanced from the historic resource with a 10’ long connecting element. The design strikes a good balance between contemporary and historic features where the proposed siding of the new addition relates to the restored historic siding material, overall form of the addition strongly relates to the historic resource, and fenestration is the departing point for the design. Additional information regarding materials to be reviewed during Final Review for compatibility. Staff finds the design of the new addition to be appropriate and in compliance with relevant design guidelines. In summary, staff recommends continuation to restudy the design to address the conditions listed in the staff memo. Page 1 of 2 Exhibit A.2 Relocation Criteria Staff Findings 26.415.090.C Relocation: Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. 26.415.090.C - Relocation. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards:MET NOT MET DOES NOT APPLY 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or N/A 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or .N/A 3. The owner has obtained a certificate of economic hardship; or N/A 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met:MET NOT MET DOES NOT APPLY 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation;CONDITION 2. An appropriate receiving site has been identified; and N/A 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. CONDITION MET Review Criteria for 227 E. Bleeker The applicant is planning to straighten out the alignment of the historic home on the site after it is relocate the home onto a new basement foundation. Summary of Review Criteria for Relocation Request Page 2 of 2 Staff Finding: The applicant proposes to relocate the historic resource on a new basement foundation which results in the historic resource being within the setbacks and parallel with the property lines. The applicant has indicated that the historic resource does not line up with the property lines and the front overhang is in the front yard setback. The proposed relocation does not diminish the historic integrity of the resource and the relationship to grade will remain consistent. The necessary letter from an engineer determining the resource capable of withstanding the relocation and the financial assurances in the amount of $30,000 will be required prior to building permit submission. Unless masonry foundation is discovered behind the vertical wooden skirt around the foundation, the new foundation is to be a simple concrete finish. Staff finds the relocation criteria are met. Page 1 of 2 Exhibit A.3 Setback Variations Criteria Staff Findings 26.415.110.C Variations: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variations of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variation, the HPC must make a finding that such a variation: a) Is similar to the pattern, features and character of the historic property or district; and/or 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. Staff Finding: The proposed design pushes the new addition towards the rear of the property and provides alley access to the garage, which is consistent with the pattern in the area. The two- story addition is considered a principal building including the garage portion of the addition because there is a deck above the garage. The zone district requires a 10’ rear yard setback for principal structures, above and below grade, and the proposed design shows the above grade addition is within 3’-2” of the rear yard setback and 3’-3” within the rear yard setback for the subgrade addition. This would translate to a rear yard setback of 6’-9” for the above grade addition 2. In granting a variation, the HPC must make a finding that such a variation:MET NOT MET DOES NOT APPLY a.) Is similar to the pattern, features and character of the historic property or district; and/or 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. MET Review Criteria for 227 E. Bleeker HPC may grant dimensional variations of the Land Use Code to allow for development in the side, rear and front setbbacks. The applicant is requesting Setback Variations for the rear addition, above and below grade. MET Summary of Review Criteria for Setback Variation Request 26.415.110.C - Variation. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be requried by the underlying zoning's dimensional standards. Page 2 of 2 and a 6’-10” for the subgrade addition. Staff supports a consolidated request for a 6’-9” rear yard setback, above and below grade for the new addition because it is consistent with the pattern of the area and mitigates adverse impacts to the historic resource by establishing distance between the historic resource and the new addition without creating functional issues for activity in the alley. Staff finds the criteria are met with this design. Page 1 of 3 Exhibit A.4 Floor Area Bonus Criteria Staff Findings 26.415.110.F Floor Area Bonus: 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. The potential bonus is determined by net lot area such that a 3,000-5,999 square foot lot is eligible for a maximum of a two hundred fifty (250) square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a three hundred seventy five (375) square foot floor area bonus and a 9,000 square foot or larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses are cumulative. More than one bonus may be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum bonus will be based on the original lot size, though the bonus may be allocated amongst the newly created parcels to the extent permitted. On any lot where a historic property is permitted a duplex density while a non-historic property is not, the increased allowable floor area that results from the density will be deducted from the maximum bonus that the property may receive. To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria: a) The historic building is the key element of the property, and the primary entry into the structure, and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and b) If applicable, historically significant site and landscape features from the period of significance of the historic building are preserved; and the applicant is undertaking multiple significant restoration actions, including but not limited to, re-opening an enclosed porch, re-installing doors and windows in original openings that have been enclosed, removing paint or other nonoriginal finishes, or removing elements which are covering original materials or features; and c) The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and d) The applicant is electing a preservation outcome that is a high priority for HPC, including but not limited to, creating at least two detached structures on the site, limiting the amount of above grade square footage added directly to a historic resource to no more than twice the above grade square footage of the historic resource, limiting the height of an addition to a historic resource to the height of the resource or lower, or demolishing and replacing a significantly City of Aspen Land Use Code Part 400 – Historic Preservation Page 29 incompatible non-historic addition to a historic resource with an addition that meets current guidelines. 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. Page 2 of 3 3. The decision to grant a floor area bonus for major development projects will occur as part of the approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D. 4. Floor area bonuses are only available for single-family, duplex or 100% affordable housing development. A property shall receive no more than 500 square feet total. The award of a bonus is project specific. At such time that more than 40% of an addition to a historic resource that was constructed as part of a project which previously received a floor area bonus is demolished, the bonus may be retained only if the proposed redevelopment is found to meet the requirements of this Section. 5. Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC may exempt wall exposed by a light well that is larger than the minimum required for egress from the calculation of subgrade floor area only if the light well is internalized such that it is entirely recessed behind the vertical plane established by the portion of the building façade(s) closest to any street(s), the light well is screened from view from the street by building walls or fences, and any addition that is made to the affected resource simultaneous or after the construction of the light well is entirely one story. LOT SIZE MAXIMUM FLOOR AREA BONUS REQUESTED FLOOR AREA BONUS 4,500 SF 250 SF 250 SF To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria: MET NOT MET DOES NOT APPLY a) The historic building is the key element of the property, and the primary entry into the structure, and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and NOT MET b) If applicable, historically significant site and landscape features from the period of significance of the historic building are preserved; and the applicant is undertaking multiple significant restoration actions, including but not limited to, re-opening an enclosed porch, re-installing doors and windows in original openings that have been enclosed, removing paint or other nonoriginal finishes, or removing elements which are covering original materials or features; and c) The project retains a historic outbuilding, if one is present, as a free standing structure above grade; and N/A d) The applicant is electing a preservation outcome that is a high priority for HPC, including but not limited to, creating at least two detached structures on the site, limiting the amount of above grade square footage added directly to a historic resource to no more than twice the above grade square footage of the historic resource, limiting the height of an addition to a historic resource to the height of the resource or lower, or demolishing and replacing a significantly City of Aspen Land Use Code Part 400 – Historic Preservation Page 29 incompatible non-historic addition to a historic resource with an addition that meets current guidelines. Review Criteria for 227 E. Bleeker The applicant is requesting for a 250 sf Floor Area Bonus for significant restoration efforts that include re-opening the front porch and other enclosed areas, restored siding and historic openings. According to intent of Ordinace No. 34, Series of 2005, the applicant may request up to a 250 sf floor area bonus. Summary of Review Criteria for Floor Area Bonus Request 26.415.110.F - Floor Area Bonus. 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. The potential bonus is determined by net lot area such that a 3,000-5,999 square foot lot is eligible for a maximum of a two hundred fifty (250) square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a three hundred seventy five (375) square foot floor area bonus and a 9,000 square foot or larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses are cumulative. MET CONDITION Page 3 of 3 Staff Finding: The applicant proposes to completely restore the entire historic resource that has been altered over the years by utilizing historic documents and photographs. According to the 1904 Sanborn Map, it is evident that certain areas of the original floor plan have been enclosed and used as interior space. Photographs reveal the addition of new siding and fenestration, but outside of these changes it appears that no significant changes were made to the overall mass and scale of the historic resource. Staff is in agreement with the applicant that the proposed restoration will be a significant undertaking that will greatly benefit the historic resource. A detailed preservation plan to document the existing conditions and the proposed treatments ensuring compliance with the rehabilitation guidelines found in the Historic Preservation Design Guidelines, Chapters 2-7, will be required. The proposed addition shows the historic resource to be approximately 1,100 sf in total floor area with an addition equal to approximately 950 sf of floor area. The floor area numbers will need to be verified again after taking into account the referral comments provided by the Zoning Department regarding the calculation of floor area but the overall mass and scale of the new addition is respectful and does not overwhelm the historic resource on site. One of the criteria for granting a floor area bonus speaks to the importance of the historic entry and the visual integrity of the resource. Staff finds this criteria is not met due to the proposed secondary door and entrance which challenges the preservation efforts of reinstating the historic front porch entry. The proposed design does place emphasis on the historic porch entry as the main entrance to the home but the secondary entrance and pathway is located on the same front façade resulting in what appears like two front doors when viewed from East Bleeker Street. Staff recommends the removal of this secondary entrance to meet all necessary criteria for the floor area bonus. According to the historic lot split ordinance from 2005, the applicant for this historic property may request for a floor area bonus that totals 50% of the available bonus for the lot. The intent of this ordinance language was to divide the 500 sf bonus between the two lots that were created because each lot contains a historic structure. The maximum floor area bonus of 250 sf is also consistent with the maximum allowed floor area bonus for a 4,500 sf lot as stated in the code. If the final design amends to remove the proposed secondary entry, staff finds all relevant criteria would be met and fully supports granting the applicant the full 250 sf bonus for this project. From:Hailey Guglielmo To:Sarah Yoon Cc:Wyatt Young Subject:RE: HPC Referral Project: 227 E. Bleeker Street Date:Tuesday, November 17, 2020 4:27:38 PM Attachments:image003.png image004.png image005.png image001.png Sarah, Below are Engineering’s comments. Prior to HPC approval the following comments need to be addressed: 1.There is an existing transformer on the property that is shown on the survey but not in the proposed drawings. Please show this transformer on the drawings or explain where it is being relocated. Does the existing transformer have capacity for the addition and increased use? Work with the City Electric Department to determine available capacity. 2.The electric/communication utility easement bk 524 pg 835 needs to be updated to provide current clearance distance standards. 3’ must be clear on the sides of the transformer vault and 10’ clear at the front. If it is a 5’ vault this means the easement must be 11’ wide by 8’ deep with the 10’ in the front remaining clear in the alley ROW. 3.If the permeable pavers shown on the landscape plan in the SE corner is meant to be a parking spot, the existing transformer prevents that from happening. Is that a required parking spot or a patio? The following is a heads up for requirements at building permit: 1.Applicant will be required to follow the requirements of a major development within the Urban Runoff Management Plan. The conceptual HPC plan shows the installation of a raingarden to account for stormwater requirements which demonstrates there is a path forward to meet stormwater requirements. 2.All utilities will need to be shown at building permit. If fire suppression is provided calculations or a memo needs to be submitted verifying water service line size. There does not appear to be major utility/tree conflicts so the project can move forward through HPC approval. EXHIBIT B - REFERRAL COMMENTS From:Hailey Guglielmo To:Sarah Yoon Cc:Wyatt Young Subject:RE: HPC Referral Project: 227 E. Bleeker Street Date:Monday, November 30, 2020 12:39:48 PM Attachments:image001.png image002.png image003.png image006.png image007.png Sarah, Two additional comments to add based on this information. 1.The drainage letter states they intend to raise the existing first floor elevation to get positive drainage. If I recall correctly there was an HPC issue with 203 N Monarch that due to it’s historic nature the house could not be raised. I will defer to HPC on if altering the floor elevation is permitted. 2.StormTech is not an approved BMP in the URMP. It does not meet the ten foot depth requirement to get below frost depth. At building permit the applicability of this particular BMP will need to be further vetted. Thanks. Hailey MEMORANDUM TO: Sarah Yoon, Historic Preservation Planner FROM: Sophie Varga, Zoning Enforcement Officer DATE: 11/17/2020 RE: 227 E Bleeker Referral Comments Floor area calculations: 1. Allowed deck exemption: the deck exemption is calculated off of the prescribed floor area by the specific approval (1,800 SF); the Floor area bonus is not included. The deck exemption is 270 SF. a. Plan Sheet: A.1.05 b. Code Section: 26.575.020.D.4(b) 2. Front porches: if the front porches are more than 30” above finished grade they are attributed to floor area as deck. Both front porches need to be included in floor area calculations. a. Plan Sheet: A.1.05 b. Code Section: 26.575.020.D.5 3. Subgrade wall calculations: The percentage of exposed wall area should be rounded up to 3.5 (from 3.46). It is preferable to be consistent with the number of decimal places; two are used in all other calculations. Provide sections that clearly depict the interior wall being projected outward, especially for Walls 2 and 6. If finished grade and natural grade are the same, note this. a. Plan Sheet: A.1.05 b. Code Section: 26.575.020.D.8 Setback Variations: please be sure to dimension all projections into the setback. A variation needs to be requested for the rear yard setback for all three levels (this portion of the building is not used solely as a garage – there is a deck above it). A variation request should also be made to legalize the existing overhang into the front yard setback. This memorandum summarizes major items. A variety of other requirements will be necessary for building permit submittal and zoning review.