HomeMy WebLinkAbout202EMain_08.29.19202 East Main Street
Aspen Historic Preservation Commission (HPC)
August 28, 2019* Visual representations by Jake Vickery, Architect
Request for Approval
202
Land Use Approval Request:
•Major Development
(Section 26.415.070.D)
•Relocation
(Section 26.415.090)
•Setback Variation
(Section 26.415.110.C)
•Parking Reduction
(Section 26.415.110.D)
•Floor Area Bonus
(Section 26.415.110.F)
Description:
Lot 1, Main Street Victorians Historic
Landmark Lot Split Subdivision
Exemption, City and Townsite of
Aspen.
(PID# 2737-073-99-001)
Current Zoning:
MU (Mixed-Use), Main Street
Historic District.
Historic Building Footprint
Historic Photograph, 1890
Image Credit: Aspen Historical Society
v
Sanborn Map, 1904
Site Planning / Relocation
Site Context
Site Planning / Relocation
Proposed Site Plan
New Addition
10.6 Design a new addition to be recognized as a product of its own time.
•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.
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.
• 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.
New Addition
New Addition
Proposed West Elevation
Proposed East Elevation
Setback & Parking
Staff supports the request for setback variations, and recommends the
reevaluation of the site conditions for parking reduction following the restudy of
the new addition.
2. In granting a variance, the HPC must make a finding that such a variance: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 202 East Main Street
As a historically designated property, 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 proposed design.
MET
Summary of Review Criteria for Setback Variation Request
26.415.110.C - Variances. 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.
In addition to the review criteria in Section 26.515, the parking reduction and waiver of payment-in-lieu
fees may be approved upon a finding by HPC that:MET NOT MET DOES NOT
APPLY
it will enhance or mitigate an adverse impact on the historic significance or architectural character of a
designeated historic proerty, an adjoining designated property or a historic district.NOT MET
Review Criteria for 202 East Main Street
As a historically designated property, HPC may grant parking reduction and waiver of payment-in-lieu fees
if designated properties are unable to contain the number of required parking spaces.
Summary of Review Criteria for Parking Variation Request
26.415.110.D - Parking. Parking reductions are permitted for designated historic properties on sites unable to contain the nubmer of
on-site spaces requird by the underlying zoning.
Floor Area Bonus
26.415.110.F - Floor Area Bonus. In selected circumstances, the HPC may grand 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:
MET NOT MET DOES NOT
APPLY
a) The design of the project meets all applicable design guidelines;NOT MET
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;NOT MET
g) The project retains a historic outbuilding; and/or N/A
h) Notable historic site and landscape features are retained.N/A
MET
MET
MET
MET
Review Criteria for 202 East Main Street
The applicant is requesting for Conceptual Major Development
review approval and a 500 sf floor area bonus.
Summary of Review Criteria for Floor Area Bonus Request
Staff could support the request for a floor area bonus; however, recommends a
restudy of the above grade addition and connection element to ensure the
expansion is sympathetic to the site before discussing this request.
Staff recommends 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.
Staff Recommendation