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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 signif icance 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 9,000 SF 500 SF 500 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 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 incompatible non-historic addition to a historic resource with an addition that meets current guidelines. NOT MET MET MET Review Criteria for 233 W. Bleeker The applicant is requesting for a 500 sf Floor Area Bonus for significant restoration efforts that include demolishing impactful non-historic additions made to the two historic sturctures. The applicant may request up to a 500 sf floor area bonus for this property. 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. Page 3 of 3 Staff Finding: The applicant proposes to reverse all non-historic alterations and restore both historic structures to their period of significance using historic documentation, photographs, maps and physical evidence. The applicant has supplied research and photographs revealing key elevations and building details for an accurate restoration. Due to the impactful alterations that were made to the property over many years, the scope of work dealing with restoration will be a significant undertak ing. A detailed preservation plan documenting the existing conditions and proposed treatments will be required. This plan must comply with the rehabilitation guidelines found in the Historic Preservation Design Guidelines, Chapters 2-7. A 9,000 s.f. lot may earn up to a 500 s.f. floor area bonus according to the revised benefits criteria. Staff finds the amount of restoration proposed for this property and the available historic documentation allows for the applicant to successfully meets Criteria B. The Preservation Plan will be reviewed in detail with staff & monitor to ensure accurate restoration is achieved. The project will preserve the historic secondary structure as a detached unit and remove the non- historic breezeway (Criteria C). Criteria A focuses on the historic resource being the focal point of the property from a functional and visual standpoint. The plans reveal the use of the front entry as the main entry to the home with a simple walkway that connects the street to the front porch. Staff finds the site plan of the new addition to be in conflict with maintaining the historic Victorian’s prominence on the site. When a side-by -side configuration is contemplated for an addition, the Design Guidelines call for a significantly recessed addition. This tactic helps ensure the addition is subordinate to the historic resource and open space around the resource is preserved. Staff recommends restudy of the site plan meet this criterion. Criteria D addresses the design of the new addition and its compatibility with the historic resource. Beyond the comments regarding site placement, staff finds the fenestration and materials relate to the historic resources but recom mends a stronger relationship to form be achieved to better comply with Design Guideline 10.6. The Design Guidelines ask for the design of the new addition to strongly relate to two of the three characteristics. This project has the potential to earn staff’s support for the full 500 s.f floor area bonus if Criteria A and D can be met.