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HomeMy WebLinkAboutExhibit A.1_HP Guidelines Criteria_Staff FindingsExhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 1 of 13 NOTE: Staff responses begin on page 9 of this exhibit, following the list of applicable guidelines. 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. 3. Conceptual Development Plan Review b) The procedures for the review of conceptual development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. 2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. 4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 2 of 13 Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 3 of 13 Relevant Historic Preservation Design Guidelines for Conceptual Review of this application: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 4 of 13 • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 5 of 13 • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosoph 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 6 of 13 • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony. • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 7 of 13 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 11.1 Orient the new building to the street. • Aspen Victorian buildings should be arranged parallel to the lot lines, maintaining the traditional grid pattern. • AspenModern alignments shall be handled case-by-case. • Generally, do not set the new structure forward of the historic resource. Alignment of their front setbacks is preferred. An exception may be made on a corner lot or where a recessed siting for the new structure is a better preservation outcome. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. • The front porch shall be functional, and used as the means of access to the front door. • A new porch must be similar in size and shape to those seen traditionally. 11.3 Construct a new building to appear similar in scale and proportion with the historic buildings on a parcel. • Subdivide larger masses into smaller “modules” that are similar in size to the historic buildings on the original site. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 8 of 13 • Reflect the heights and proportions that characterize the historic resource. 11.4 Design a front elevation to be similar in scale to the historic building. • The primary plane of the front shall not appear taller than the historic structure. 11.6 Design a new structure to be recognized as a product of its time. • Consider these three aspects of a new building; form, materials, and fenestration. A project 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. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale • When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. 11.7 The imitation of older historic styles is discouraged. • This blurs the distinction between old and new buildings. • Overall, details shall be modest in character. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 9 of 13 Staff Findings: Guidelines applicable to this level of review address Site Planning and Landscape, Building Materials, Windows, Doors, Porches, Architectural Details, Roofs, Secondary Structures, Building Additions, New Construction, Accessibility and Service Areas. Site Plan To develop this property as multi-family housing, the applicant proposes to site the historic resource prominently at a street intersection, free-standing and exposed to view/public enjoyment on all sides, and in a traditional landscaped setting abutted with grass, planting beds and outdoor living space. New construction is placed to the rear and side of the historic home. No site plan related variations are needed for this project (one correction to the carport overhang may be necessary to ensure this). Staff finds the amount of unbuilt area in the form of front and side setbacks, and the common space between the structures, to create the site porosity called for in the design guidelines. In addition, the public right-of- way on the east side of the lot is to be converted from head in parking to a lawn with grass and street trees, which will restore a historic landscape condition that has been lost for many years. That said, staff does have some suggestions for restudy. To best comply with guideline 1.6, staff recommends that for Final, the applicant narrow the width of the front walkway and step leading to the Victorian to approximately 3’, a more historic scale for these elements. Generally, the landscape design could be simplified and plantings reduced, with emphasis placed on functional outdoor space that may be of use to the units that directly abut the area. A built-in BBQ proposed in the shared courtyard does not meet a requirement that outdoor amenities of that type cannot be located between a street and a structure. It will need to be repositioned, eliminated, or made movable at the next phase of HPC review. Parking and infrastructure are located at the rear of the site as required. Referral comments included discussion of the possible need for a transformer, but adequate power appears to be available from another unit in the alley. The applicant is still developing their stormwater management, but plan to explain the conceptual proposal to HPC at the meeting. Treatment of the Historic Structure The proposal to make no addition to the historic structure is in keeping with historic preservation goals to minimize alterations made directly to a historic resource. There are limited instances where this has been achieved in Aspen. The plan to program the historic resource as mandatory occupancy housing will also activate the historic resource in a way that HPC has valued in past discussions. The historic home was moved to this site from the corner of N. Monarch and E. Hallam in 1949. After that time it appears that a porch was added to the rear of the house, then enclosed, perhaps when a small addition was made at the southwest corner of the building. The progression of the alterations is illustrated on the next page. The applicant intends to demolish most of the non-historic construction and retain a small piece as livable space. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 10 of 13 The applicant also proposes to demolish a group of small sheds on the site (shown below) that are pre- fabricated or roughly constructed and not related to the history of the subject resource, therefore have no significance. Staff supports this proposal. 1904 Sanborn Map of house in original location 1979 drawing by Assessor. Note open porch at rear and one story side addition Current plan. Rear porch was enclosed at some time. Applicant plans to remove all of the side addition and a portion of the non-historic porch Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 11 of 13 Specifics of building restoration, building materials, landscape and lighting will be addressed at Final, however one massing related topic recommended for resolution by staff is to be clear that an over-framed condition at the rear of the historic house, at the arrow below, is going to be removed along with the non- historic additions. New Construction Regarding the proposed new structure, staff finds that compatibility is achieved along the Main Street and First Street frontages, particularly, as illustrated below, where gable roofs of a similar height and proportion to the Victorian’s are placed adjacent to the resource. Additionally, the strong front porch relationship on Main and the uniform first floor plate height carried through the development achieves an appropriate scale relationship. Although there is third floor living space in the new structure, where it is closest to the historic resource it is entirely encompassed in a pitched roof with no sidewalls. Guidelines 11.3 and 11.4 are successfully met. Clearly the new development is larger than the resource. This is permitted by the zone district. The key is to mitigate impacts, which has been pursued by both the site plan choices and the architectural design. Staff supports the proposed new structures as the appropriate gestures towards the historic resource have been made. Compatibility is being achieved by the new structure referencing the historic building, but not copying it, through form, materials and fenestration, as required by guideline 11.6. Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 12 of 13 Exhibit A.1 Historic Preservation Design Guidelines Staff Findings Page 13 of 13 There is one portion of the new building that may need to be studied to ensure there is no setback violation. Below, it appears that the westernmost piece of the carport roof is in a setback. This must be corrected for Final review. Staff finds the design guidelines to be met for Conceptual approval, with conditions listed in the resolution.