HomeMy WebLinkAbout202EMain_Memo_08.28.19
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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, Historic Preservation Officer
MEETING DATE: August 28, 2019
RE: 202 East Main Street – Conceptual Major Development Review, Relocation and
Dimensional Variations, and Floor Area Bonus, PUBLIC HEARING.
APPLICANT /OWNER:
Rocking Lazy J Properties, LLC
Jake Vickery and Della Pegolotti
REPRESENTATIVE:
Jake Vickery, Architect
LOCATION:
Street Address:
202 E. Main Street
Legal Description:
Lot 1, Main Street Victorians
Historic Landmark Lot Split
Subdivision Exemption, According
to the Plat thereof recorded
November 9, 2012 in Plat book
100 at Page 92, City and Townsite
of Aspen, Colorado.
Parcel Identification Number:
PID# 2737-073-99-001.
CURRENT ZONING & USE
MU – Mixed Use (Main Street
Historic District)
Commercial Use
PROPOSED USE:
Single-Family Residential
SUMMARY:
The applicant has requested a Conceptual Major Development
review for the demolition of non-historic additions, relocation of
the historic building onto a new basement, and the construction
of a new rear addition. A change in use from commercial to
residential, dimensional variations related to setbacks and
parking, and a 500 sf floor area bonus are requested.
STAFF RECOMMENDATION:
Staff recommends continuation of this project to restudy the
issues identified on page 9 of this memo.
Site Locator Map – 202 East Main Street
202
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
202 East Main Street is a designated landmark on a 3,000 square foot lot in the MU zone district. This
property contains a one-story miner’s cottage with a non-historic addition to the rear of the property. The
house appears to be in its original location according to the historic Sanborn maps. Historic photographs
show that much of the original architectural details are intact. There is a small spruce tree in front of the
historic resource and two large cottonwood trees towards the front of the property in the public right-of-
way. The site slopes down towards the alley by approximately 3’-6”.
s
Figure 1 – Sanborn Map, 1904 Figure 2 – Historic Photograph, 1890
Image Credit: Aspen Historical Society
In 2012, Aspen City Council granted approval for a Historic Lot Split between 202 E. Main and 208 E. Main
creating two (2) 3,000 sf parcels (Ordinance #14, Series of 2012). The Historic Preservation Commission
(HPC) granted approvals for demolition of a storage room that linked the two historic structures together
and setback variations for both parcels (Resolution #5, Series of 2012).
NOTE:
This project will be reviewed under the Land Use Code prior to the code amendments approved by City
Council on May 13, 2019 because it was submitted and declared complete before the new code language
went into effect on June 12, 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
construction of a new addition towards the rear of the historic building.
• Relocation (Section 26.415.090) for the relocation of the historic residence onto a new basement.
• Setback Variation (Section 26.415.110.C) for the new addition, lightwells, and trash enclosure.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• Parking Reduction and Waiver of fees (Section 26.415.110.D) request for a reduction of one (1)
parking space and fee waivers.
• Floor Area Bonus (Section 26.415.110.F) request for a 500 sf bonus for the rooftop deck and
lightwells.
The HPC is the final review authority, however, this project is subject to Call-up Notice to City Council. The
project, once approved, will be granted an Administrative Growth Management Exemption for Change in
Use from commercial to residential with no affordable housing mitigation required.
PROJECT SUMMARY:
The applicant proposes to demolish the existing non-historic addition and construct a new above grade
addition to the rear of the historic resource. A full basement is proposed and will require the temporary
relocation of the historic structure during excavation. The proposed design changes the use from
commercial to a single-family residence, which results in a 20% floor area reduction as required by
underlying zoning. The applicant requests setback variations, parking reduction, fee waivers, and a floor
area bonus of 500 sf as part of this proposal.
STAFF COMMENTS:
The applicant highlights the importance of site context and proposes to maintain the historic alignment
of the historic structure with the adjacent properties, which is in compliance with Guideline 1.1. The
applicant plans to pursue preservation/restoration work on the historic resource according to the Historic
Preservation Design Guidelines, but staff finds that the proposed new above grade addition does not meet
the Design Guidelines and recommends continuation. The new addition must achieve compatibility with
the historic landmark according to Design Guideline 10.6. As part of the restudy, staff requests a
preliminary stormwater mitigation plan that takes the proposed design and existing site conditions into
account.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Relocation: The Sanborn maps indicate the existing footprint of the historic house
is original to the location. To construct the basement design, the applicant plans to temporarily
move the house on site, then onto the new foundation. Ultimately, the historic structure will be
placed back in its original location. The applicant will need to provide structural assessment and
financial assurances in order to comply with Design Guideline 9.1.
Considering the lot size, the proposed subgrade addition, and the large Cottonwood trees near the
property, staff finds preliminary plans addressing stormwater mitigation is critical. As part of the
site design, Historic Preservation Guideline 1.8 recommends stormwater management be
addressed early in the design process. Other City Departments have provided comments
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
requesting more information and discussion about plans for stormwater mitigation and identifying
locations for a new waterline. See referral comments for details (Exhibit B).
As part of the site planning process, the applicant will need to work closely with relevant City
Departments to address allowed work in the dripline of trees and requirements related to public
improvement. Staff supports the removal of the small spruce tree in the front yard of the historic
property due to its proximity to the resource. Additionally, the final grading of the site will need
to maintain the historic relationship of how the structure meets the ground while providing
positive drainage (Design Guideline 1.8).
In order to provide natural light into the subgrade spaces, the applicant proposes two large
lightwells. One is located between the historic resource and the new addition on the west side of
the property and the other one is abutting the historic porch along the street facing façade of the
historic building. Staff finds that the street facing lightwell adjacent to the historic porch does not
meet Design Guideline 9.6 and recommends restudy.
Figure 3 – Proposed Site Plan
Staff finds the criteria for relocation are met, but more information needs to be provided in order to
address the comments and concerns expressed by other City Departments related to excavation staying
within the property boundaries. Staff requests preliminary stormwater mitigation plans for the proposed
design due to the design of the subgrade space and the existing site conditions. Staff recommends restudy
of the proposed front lightwell.
2. New Addition – Connecting Element & Form/Materials/Fenestration: The proposed above grade
addition is taller than the historic building and has a floor area that is approximately 87 sf larger
than the historic resource. The transitional space between the old and the new is a two-story
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
space that contains vertical circulation. A majority of the roof form on the new addition is a flat
roof with a roof deck and an 8:12 pitched roof above the master bedroom along the alley.
Connecting Element: When a new addition is taller than the historic resource, the guidelines call
for a one-story connector with a minimum length of 10 feet that tucks under the eave of the
historic building in order to provide a meaningful separation (Guideline 10.9). The proposed
connection does not meet this guideline. The size of the lot and the surrounding context does
create a limited area for new development, but the current design of the new addition does not
create a sensitive transition between the old and new.
According to Design Guideline 10.6, the new addition needs to be recognized as a product of its
own time, but visual compatibility with the historic resource must be achieved. In order to
promote compatibility, the Design Guidelines requires two of the following characteristics to relate
back to the historic resource: form, material and fenestration.
Figure 4 – Proposed East Elevation
Figure 5 – Proposed West Elevation
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Form: The overall form of the above grade addition is a composition of articulated rectilinear
shapes expressed through material changes and minor changes in plane. Much of the addition has
a flat roof. A small portion of the upper level towards the alley with a 8:12 pitched roof. When
compared to the cross gabled historic resource, the form and massing of the addition does not
strongly relate to the forms found on the historic resource.
Materials: The historic miner’s cottage is mostly clad with horizontal clapboard siding and
decorative architectural detailing on the front façade and porch. The historic structure sits on a
simple brick foundation. The new above grade addition is a combination of stone or tile and metal
siding. The variety of materials and different application method result in accentuating individual
massing elements of the new addition, which is a stark contrast from the uniformity created by
the historic wood siding on the historic resource. It is clear there is a deliberate departure from
materials in this design.
Fenestration: The fenestration choices on the new addition are elongated window openings in
both vertical and horizontal configurations. The fenestration on the historic resource consists of
mostly double hung windows. The design does allude to the historic window proportions;
however, due to the various window orientations found on the new addition, it is difficult to
identify a direct correlation between the old and new fenestration.
The Design Guidelines call for visual compatibility between the new addition and the historic
landmark. Staff finds that the proposed design of the above grade new addition deviates from all
three categories of form, materials, and fenestration. Staff recommends restudy of the design by
picking two of the three characteristics in order to create visual compatibility. Staff recommends
restudy of the connecting element to comply with Guideline 10.9 since the new addition is taller than
the historic resource.
3. Dimensional Variations: As a historically designated landmark, certain preservation benefits may
be granted by HPC. As mentioned above, this application was submitted and deemed complete
before the code amendments to the Historic Preservation Benefits went into effect, therefore, is
subject to the old code.
Setback Variations:
Following the Historic Lot Split between 202 E. Main and 208 E. Main, HPC granted the following
setback variations for the historic resource (Resolution #5, Series of 2012):
• up to a 5’ west sideyard setback reduction for the existing main building
• 2’ setback east sideyard setback reduction for the existing main building
• 5’ rear yard setback reduction for an existing roof over the rear entry path
With this project, the applicant requests additional setback variations for the project:
• 2’ setback west sideyard setback reduction for new addition
• 2’ setback east sideyard setback reduction for new addition
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
In granting a variance, the HPC must make a finding that such a variance:
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.
Parking Reductions & Fee Waivers:
Underlying zoning requires two (2) parking spaces for single-family residence. Due to the site
configuration and the location of the historic resource, the applicant proposes one (1) on-site
parking spot accessed from the alley and requests a parking reduction of one (1) space. Access for
the proposed one car garage is off the alley.
According to Section 26.415.110.D, HPC may approve the reduction of parking upon a finding that
it will enhance or mitigate an adverse impact on the historic significance or architectural character
of a designed historic property. As a designated property under the old code, exemptions for
growth management and impact fees are available.
Staff recognizes the potential challenges for providing two on-site parking spaces on this site due
to the lot size and the need to maintain the historic alignment of the front façade, but recommends
restudy of the proposed rear addition to provide a more sensitive connection between the old and
new. Following this restudy, staff would like to reevaluate the possibility of providing two (2) on-
site parking spaces.
Staff supports the request for setback variations since it is a result of maintaining the historic location of
the historic house which enhances the historic significance of the property. Staff recommends restudy of
the current design for the new addition in order to reevaluate the impact of providing two (2) on-site
parking spaces to the historic resource.
4. Floor Area Bonus: The applicant is requesting a floor area bonus to the amount of 500 sf. The
proposal mentions undertaking any necessary restoration/preservation work and indicates that
the extra floor area is for the proposed rooftop deck and lightwells. The proposed use of additional
floor area would not increase mass and scale. Following is the criteria for awarding a floor area
bonus for this application (Section 415.110.F)
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. To be considered for the
bonus, it must be demonstrated that:
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
a) The design of the project meets all applicable design guidelines;
b) The historic building is the key element of the property and the addition is incorporated in a
manner that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;
g) The project retains a historic outbuilding; and/or
h) Notable historic site and landscape features are retained.
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. Projects that demonstrate
multiple elements described above will have a greater likelihood of being awarded additional floor
area.
Staff recognizes that with the change in use from commercial to residential, the property is subject to a
considerable floor area reduction. A single family home is limited to 1,920 sf, whereas a commercial
property could be 3,000 sf. There is, however, a challenge in accommodating significant expansion on this
site in a sympathetic manner.
Staff finds that a number of criteria for a floor area bonus are being met; however, the proposed design
of the new addition does not meet all applicable Design Guidelines. Staff recommends restudy of the new
addition before awarding any amount of a floor area.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will significantly
affect the permit review. The following is a summary of comments received. See Exhibit C for more
details.
Engineering Department:
1. The applicant will need to provide a conceptual level information regarding stormwater treatment
and how onsite runoff will be captured and treated prior to HPC approval.
2. Excavation stabilization may require agreements with neighboring properties which must be
submitted at the time of building permit. Micropile walls cannot impact neighboring properties.
3. Work with Parks and Engineering Departments to determine the best alignment for a new water
service line that minimizes impact to the street trees.
4. Public improvements to the sidewalk and a new curb and gutter will be required.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Parks Department:
1. Clarifications for the tree removal request is needed.
2. Details regarding the proposed excavation need to be reviewed and approved by the City Forester.
3. Survey information about the size of the cottonwood trees need to be verified.
4. Public improvements such as sidewalks must be floating and no excavation is permitted in the
dripline of the existing Cottonwood trees. All excavation work will require discussion with the City
Forester.
5. Location for new waterline requires discussion with Parks and Engineering.
Building Department:
1. The historic building and parts of the proposed new addition along the East and West property
lines must comply with fire separation and fire rating requirements. Please see Building comments
for specific details (Exhibit B).
2. Emergency escape and rescue windows adjacent to walkways require guards.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue this application for further restudy of
the following:
1.) Restudy the new addition of achieve compatibility with the historic landmark as outlined in Design
Guideline 10.6 by strongly relating the two of the following characteristics: Form, Materials, and
Fenestration.
2.) Restudy the connecting element to meet Design Guideline 10.9.
3.) Restudy the proposed lightwell at the front of the property to meet Design Guideline 9.6.
4.) Provide preliminary plans for drainage and stormwater mitigation for review at the time of Final
review.
5.) Related to the floor area bonus request, provide a detailed preservation plan with supporting
historic documents for review and approval by staff and monitor.
6.) Reevaluate the parking reduction and floor area bonus request after the restudy of the new
addition that complies with the Design Guidelines.
7.) Clarify scope of work related to tree removal and development in the dripline of trees with the all
relevant City Departments.
8.) Provide necessary agreements from neighboring properties for site excavation stabilization prior
to submission of Building permit.
ATTACHMENTS:
Resolution #____, Series of 2019
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Dimensional Variations Review Criteria /Staff Findings
Exhibit A.3 – Relocation/Staff Findings
Exhibit A.4 – Floor Area Bonus/Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application