HomeMy WebLinkAbout234WFrancis_Memo_07.08.2020
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: July 8, 2020
RE: 234 West Francis Street – Final Major Development Review, Relocation
and Setback Variations, PUBLIC HEARING
APPLICANT /OWNER:
234 West Francis LLC
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
234 W. Francis Street
Legal Description:
Lots K, L and M, Block 48, City
and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2735-124-17-003
CURRENT ZONING & USE
R-6 (Medium-Density
Residential)
Residential Use
PROPOSED USE:
No change
SUMMARY:
On February 12th, HPC granted approval to demolish non-
historic additions and build a new addition to the rear of the
property. Restoration work was proposed for both the main
house and the smaller historic cottage on the property. A floor
area bonus of 472 sf and setback variations for the new two-
story addition were granted. At this meeting, HPC is asked
approve Final Major Development review, relocation to
underpin the historic structures, and setback variations to
memorialize the historic location of the resources.
STAFF RECOMMENDATION:
Staff recommends approval with conditions identified on
pages 6-7 of this memo.
Site Locator Map – 234 W. Francis Street
234
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
234 West Francis Street is a locally designated landmark and listed on the National Register of
Historic Places. The 1904 Sanborn Map confirms the current lot includes two historic properties
which have since merged into a single 9,000 sf lot in the R-6 zone district. This property contains
a two-story Victorian home and a one-story miner’s cabin. The 2000 Historic Inventory Form
describes the historic property as lots K, L and M with descriptions of the one-story miner’s cabin
as an associated building. In addition to its architectural significance, the property is associated
with significant figures such as Judge Davis Waite, and later Herbert Bayer.
Figure 1 - Sanborn Map,1904 Figure 2 - 234 W. Francis, 2019
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for demolition of non-historic additions and the
construction of a new addition to the rear of the historic property.
• Relocation (Section 26.415.090) to underpin the historic resources to excavate the
basement.
• Setback Variation (Section 26.415.110.C) to memorialize the historic structures in their
current historic location.
This project was not called up by City Council during the Notice of Call-up on March 10th, 2020.
HPC is the final review authority for Final Design Development Review.
PROJECT SUMMARY:
The applicant received Conceptual approval to demolish the existing non-historic addition directly
behind the two-story Victorian home and construct a new addition. As part of this scope, the
design addresses the enlarged and connected the existing basements.
HPC granted setback variations at Conceptual review and awarded a 472 square foot floor area
bonus for restoration work to occur on both historic structures.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
This submission for Final Review is consistent with the Conceptual approval, but includes minor
adjustments, such as a 6” increase to the height of the proposed addition. The height increase is
due to constructability and does not create any non-conformities, nor does the addition become
taller than the main historic home. The Final review also amends the previous scope for
Relocation and Setback Variations related to the underpinning of the historic resources in order
to excavate a slightly deeper basement. Both historic resources will remain in their historic
location.
The application includes a response to a condition of approval regarding the roof over a west
facing entry into the home. Staff finds the modified overhang feature located above the secondary
entrance addresses the concerns expressed by HPC during the Conceptual review in that the
feature is now detached from the historic resource and scaled down.
In the process of preparing this application, the applicant determined that it would be appropriate
to remove a non-historic brick chimney on the east side of the one-story historic structure as it
currently encroaches into the neighbor’s property. The applicant proposes to demolish this feature
and replace it with a lead-coated copper chimney flue.
STAFF COMMENTS:
Staff supports the revised design of the new addition and the request for Relocation and Setback
Variations. Staff recommends HPC further discuss the proposed landscape and lighting plan for
compliance.
The following points go into more detail regarding the proposal for HPC discussion:
1. Landscape/Site Plan & Relocation: The approved footprint of the new addition is
concentrated to the rear of the property and positive open space is maintained around the
historic structures. A sunken patio space is proposed at the center of the site, recessed
from Francis Street. A built-in hot tub is also in this area and is screened by the surrounding
structures and does not obscure the historic resources (Design Guideline 1.10).
The proposed landscape plan incorporates a gravel maintenance edge around the historic
buildings to help protect the foundations, and large trees on site will be protected and
preserved as directed by the Parks Department. New shrubs are appropriately distanced
from the resources, but extensive perennial beds are proposed around the two-story
historic home where there is sod currently. Staff recommends HPC discuss the proposed
landscaping plans and its compliance to Design Guideline 1.12.
The proposed secondary pathway leading to the entrance facing 2nd Street starts at the
same width as the front walkway with planted joints between the stones to differentiate its
presence as the secondary pathway, but behind the Bayer fence and gate the pathway
expands in width from 3’- 6” to 9’-1”. Although the expansion of the secondary pathway
occurs past the gate, this pathway reads as a primary feature. Staff recommends reducing
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
the scale, width, and presence of the secondary pathway to meet Design Guidelines 4.1
and 10.4.
Relocation review is triggered because both historic structures will need to be underpinned
in order to enlarge the basement. Approval to excavate and enlarge the basement was
given during Conceptual Review but requires amendment because areas of the basement
are excavated to a lower depth than existing.
Staff recommends HPC further discuss the proposed landscape plan for adding
perennials around the main historic house. Staff finds the proposed secondary
pathway competes with the primary entrance and recommends the feature be
reduced further in width and scale to meet the relevant Historic Preservation Design
Guidelines.
2. New Addition: The proposed addition to the historic landmark relates strongly to the
resources in form and materials (Design Guideline 10.3 and 10.6). The 6 inch increase in
height for the two-story addition since Conceptual approval is related to the constructability
of the structure. Staff finds that this change does not impact the overall scale and design
of the addition.
Form: The proposed addition consists of a combination of a gable roof that strongly relates
to the two historic structures, and flat roofs the ensure visual porosity. (Design Guideline
1.7, 10.8 and 10.10). The flat roof with the parapet also creates an appropriate location to
install solar panels on the property.
Materials: Horizontal wood siding and cedar shingles are the primary materials found on
the historic structures. Architectural details include fishscale shingles, turned wooden posts
and simple wood trim details. The cladding material proposed for the new addition is 3”
wide horizontal wood cladding and a metal roof. The metal roof material does not directly
relate to the historic roofing material of cedar wood shingles, however, in this case a large
majority of the visible material is wood siding.
Fenestration: The proposed design purposefully deviates from fenestration. The south
elevation viewed from Francis Street show large areas of glazing that opens into the
sunken patio area. The west elevation contains the secondary entry next to a large fixed
picture window.
Parking: In addition to compliance with the design guidelines, the project must adhere to
R-6 dimensional requirements. The property must have two on-site parking spaces, at least
8 ½’ wide by 18’ deep. The floor plans indicate a raised platform and step in the center of
the garage that would prohibit parking two cars. The plan must be revised for building
permit review.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 3 – Revised West Elevation (View from Second Street)
The proposed addition is modestly scaled and compatible in form and materials, and
staff finds the proposed addition meets the Design Guidelines for compatibility. Staff
requests a revised plan showing the provision of two on-site parking space prior to
building permit submission.
3. Setback Variations: Setback variations granted by HPC are site-specific approvals granted
to specific features represented in the application. The requested setback variations for
Final Review are for the two historic resources to remain in their current location.
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.
The following setback variations are needed to memorialize the historic structures in the
setbacks because relocation was triggered:
• 10’ east side yard setback reduction for the one-story historic structure, above
and below grade.
• Approximately 2’-7” west side yard setback reduction as represented in the site
plan drawings for the two-story historic structure, above and below grade.
Staff supports the request for setback variations since they meet all criteria and
benefit the historic resources.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) As required in the Conceptual approval, Resolution #5, Series of 2020, design curb
heights around the lightwells to be 6” or less in height.
2.) As required in the Conceptual approval, Resolution #5, Series of 2020, obtain a
permanent encroachment license from the Engineering Department to maintain the
existing location of the historic Herbert Bayer fence prior to Building Permit
submission.
3.) As approved during Conceptual approval, Resolution #5, Series of 2020, a 472 sf
floor area bonus is granted for this proposal.
4.) As approved during Conceptual approval, Resolution #5, Series of 2020, the
following setback variations for the proposed garage addition and subgrade level are
granted:
• 5’ rear yard setback reduction, above and below grade
• 2’-7” west side yard setback reduction, above and below grade
• 22’-7” combined side yard setback reduction, above and below grade
5.) Minimize the secondary pathway in scale and width to meet Design Guideline 4.1
and 10.4, to be reviewed and approved by staff and monitor prior to building permit
submission.
6.) Restudy the extent of perennial beds around the historic resource and increase areas
where sod meets the gravel maintenance border around the historic structure.
Provide this information, along with a schedule identifying all plants to meet Design
Guideline 1.12 and 1.23, for staff and monitor approval prior to building permit
submission.
7.) The property must provide for two on-site parking spaces, at least 8 ½’ wide by 18’
deep. Provide revised plan prior to building permit submittal, to be reviewed and
approved by staff and monitor.
8.) Provide alternative layout and fixtures for outdoor lighting around the hot tub to meet
outdoor lighting code, to be reviewed and approved by staff and monitor prior building
permit submittal.
9.) Provide cut sheets for proposed storm windows on the historic resources, to be
reviewed and approved by staff and monitor.
10.) Staff recommends the applicant continue to communicate with relevant City
Departments regarding the final stormwater plan and maintain all features to have
minimal visual impact. Any needed changes to be reviewed and approved by staff
and monitor.
11.) Document and investigate historic framing and historic documents before
proceeding with restoration/reconstruction of fenestration and other architectural
features, to be reviewed and approved by staff and monitor.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
12.) Provide financial assurances of $30,000 for the two-story historic home and $15,000
for the one-story historic structure until set onto new foundations. The financial
security is to be provided with the building permit application.
13.) The following setback variations are approved for the historic resources:
• 10’ east side yard setback reduction for the one-story historic structure,
above and below grade.
• Approximately 2’-7” west side yard setback reduction for the two-story historic
structure, above and below grade. (See Site Plan for exact location.)
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 Variation Criteria/Staff Findings
Exhibit B – HPC Resolution # 5, Series of 2020 and Meeting Minutes, February 12th, 2020
Exhibit C – Application