HomeMy WebLinkAboutDavid Scruggs Public CommentFrom:David Scruggs
To:Amy Simon; Kevin Rayes
Subject:Development of Affordable Housing at 205 West Main
Date:Thursday, October 20, 2022 10:44:33 AM
Attachments:map and aerial only.pdf
October 20, 2022
Members of the Historic Preservation Commission
Thank you for taking the time to read my public comment. I live in a landmark at 212 West
Hopkins and share an alley with this project. I have a lot of concerns about the size of the
proposal and impacts of the proposed density on the neighborhood and on the future residents
that will live at 205 W. Main. I do not oppose affordable housing and I honestly think this is a
good location for affordable housing as long as the project is appropriately sized and in
compliance with your guidelines .
205 West Main Street was originally located on East Hallam Street at the intersection of
Monarch Street. This one and half story modest residence was constructed between 1890 and
1898 based on the Sanborn Fire Insurance Maps (1904 map is below). The Denver Public
Library western heritage collection includes a photograph of the house in its original location.
(See attached)
I will keep my thoughts brief and to the point.
Size and Scale
As a corner lot in a historic district, this project is just too large. I understand the desire to
house as many people as possible, but not at the expense of the historic district, the one and a
half story landmark, and the surrounding historic buildings in the block. The landmark is
swallowed up by the surrounding new buildings. A three story building without any upper
floor setbacks is too tall compared to the landmark. I do not see how your guidelines 11.3 and
11.4 and the Main Street specific guidelines 3.4, 3.6, and 3.8 are met.
Putting the guidelines aside, the project asks for more floor area than typically permitted based
on specific review criteria. The application states that additional floor area does not “have any
significant impact on the height, density, setbacks, or other parameters.” Adding floor area to
this historic property absolutely facilitates taller buildings, bigger buildings, more density and
less open space – counter to the character description of the Main Street Historic District and
to the modest one and half story historic building.
In light of this we request HPC REMOVE the THIRD FLOOR of the new building to better
relate to the neighborhood and the small landmark on the property.
Site plan
The building may not be in its original location, but the generous front yard along Main Street
is characteristic of its original location shown on the 1904 map. This is also listed as important
in your Main Street Historic District guidelines: “the rhythm of mature cottonwood, ditches
and sidewalk, and generous yards with one- and two- story Victorian buildings strongly
convey Aspen’s mining heritage.” Moving the house toward Main Street into a corner changes
that relationship. According to your historic guidelines 1.1 and 1.7, projects are supposed to
respect the historic development pattern of the block and district and to provide open space
between buildings. I do not see how there is enough “positive open space” on the site. The
number of lightwells and limited space between buildings removes any opportunity to enjoy
the space between the buildings. The three story building across the back of the property
creates a huge backdrop that cuts off any feeling of openness on the property.
I ask HPC to consider the historic context of the building when it was located on Hallam
Street and in its current location on Main Street, and to find an appropriate compromise that
PROVIDES MORE OPEN SPACE around the landmark and some transparency through the
property.
Density
9 units are proposed with 21 bedrooms. Many of the units are more below grade than above
grade, which makes some sense in the landmark building but does not make sense in
completely new construction. All of the units, with the exception of Unit 104, are smaller than
the minimum requirement. The need for variances from the City’s standards demonstrates that
there are just too many units and bedrooms jammed onto this property. We ask that HPC
REDUCE the NUMBER of UNITS to SIX.
Parking
9 units and 21 bedrooms are proposed with 7 parking spaces. I understand that the rules only
require 7 parking spaces, but this seems extremely inadequate. Two and three bedroom units
need at least one parking space per unit. The neighborhood is already overparked being so
close to downtown and there is very limited street parking.
In the block bounded by West Main and West Hopkins between 1st and 2nd Steets are 43
dwelling units with only 29 parking places provided on site, including this proposal at 205
West Main. That one block will have a deficit of 14 parking places on site. Combined with
smaller subgrade units and barely any storage, the lack of parking brings into question the
actual livability of this project for future residents. We ask that the HPC provide on site at a
minimum ONE PARKING SPACE PER UNIT.
In summary we request the following:
Size and Scale- REMOVE the THIRD FLOOR
Site Plan- PROVIDE MORE OPEN SPACE
Density- REDUCE the NUMBER of UNITS to SIX.
Parking - PROVIDE ONE PARKING SPACE PER UNIT.
Thank you for reading my concerns. I support affordable housing and agree that this is a good
location for an affordable housing project. My biggest concerns are the size and scale of the
new construction relative to the one and half story landmark, and the general livability for the
future residents considering the units are smaller than required, subgrade, with very limited
storage, and inadequate parking space.
Respectfully submitted
David Scruggs
212 West Hopkins Avenue
9014934820
David Scruggs
Attorney at Law
Evans | Petree PC
6060 Poplar Avenue, STE 400
Memphis, Tennessee 38119Phone: 901.525.6781 | Direct: 901.525.6781
Fax: 901.374.7502
dscruggs@evanspetree.com • evanspetree.com
NOTE: The information transmitted is intended only for the person or entity to which it is addressed and may contain CONFIDENTIAL
and/or PRIVILEGED material. Any review, retransmission, dissemination or other use of, or taking of any action in reliance upon, this
information by persons or entities other than the intended recipient is strictly prohibited. If you received this in error, please contact
the sender and promptly delete the material from your computer system. The attorney-client and work product privileges are not
waived by the transmission of this message.
IRS Circular 230 requires that we inform you that the advice contained herein is not intended to be used, and it cannot be used, for
the purpose of avoiding penalties that may be imposed by the Internal Revenue Service