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HomeMy WebLinkAboutExhibitA.4_FloorAreaBonus 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.