HomeMy WebLinkAboutMemo.HPC Conceptual.211 W Hopkins Ave
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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: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: November 18, 2020
RE: 211 W. Hopkins Avenue– AspenModern Historic Designation, Conceptual
Major Development Review including Relocation, Variations, PUBLIC
HEARING CONTINUED FROM OCTOBER 28, 2020
APPLICANT /OWNER:
Matt Joblon, 205 S. Detroit
Street , Suite 400, Denver, CO
80206, with the consent of
property owner Vaughan
Capital Partners, LP
REPRESENTATIVE:
Rowland + Broughton
BendonAdams
LOCATION:
Street Address:
211 W. Hopkins Avenue
Legal Description:
Lots F and G, Block 53, City
and Townsite of Aspen
Parcel Identification Number:
PID# 273512463003
CURRENT ZONING & USE:
Single-family home,
R-6: Medium Density
Residential
PROPOSED ZONING & LAND USE:
Two detached homes,
R-6: Medium Density
Residential
SUMMARY:
The applicant has offered voluntary AspenModern historic
designation of a 1956 Pan Abode, and requests Major
Development, Relocation and Variation review for a project
which involves restoring the resource, excavating a
basement below it, and constructing a detached new home
along the alley.
STAFF RECOMMENDATION:
Staff recommends continuation for restudy of the design of
the new unit, in particular the north façade and roof plan as
indicated at the October 28th hearing.
Site Locator Map – 211 W. Hopkins Avenue
211
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
211 W. Hopkins is a 6,000 square foot lot located in the R-6 zone district. The site contains a
1956 Pan Abode, which is essentially unaltered. It is still owned by the same family that originally
built it.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• AspenModern Historic Designation (Section 26.415.025 and Section 26.415.030) for
negotiation of a voluntary designation.
• Major Development (Section 26.415.070.D) for removal of a non-historic addition,
restoration on the Pan Abode and construction of a new structure at the rear of the property.
• Relocation (Section 26.415.090.C) to excavate a basement below the Pan Abode in its
original location.
• Setback Variations (Section 26.415.110.C) for a rear yard variation.
The Historic Preservation Commission (HPC) is making a recommendation to Council on this
application.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A, B, C and D for more detail.
Staff supports the voluntary designation of this property as one of the best and most intact
examples of a Pan Abode home in Aspen. The benefits requested for designation (tree removal
fee waivers, expedited permit review, a floor area bonus and setback variation) are reasonable in
consideration of the community benefit of the project.
The project approach is an ideal preservation outcome. The cabin is preserved with no addition
and new construction is detached and located at the rear of the site. Staff recommended on
October 28th, and still recommends, restudy of the design of the north façade and roof plan of the
new unit in order to achieve the most sympathetic and compatible relationship with the small
historic structure being preserved. HPC agreed with this direction at the last hearing, the minutes
of which are attached. The restudy that has been provided uses material changes and a vertical
trim board to address the concerns expressed with a low pitched and wide gable form set behind
the Pan Abode. Staff finds the restudy is not yet successful.
A second design issue mentioned in the previous meeting was a fence near the northwest corner
of the Pan Abode. A revision has been provided that reduces the height of the fence so that it
meets the design guidelines.
The new structure must meet the Residential Design Standards, which appears to be the case
but will be confirmed based on the restudy.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REFERRAL COMMENTS:
The application was referred out to other City departments to preliminarily identify requirements
that may affect permit review. Applicant follow-up on these comments as part of building permit
review is a condition of approval.
Parks:
The new water line is to be installed under where the front walk is now located to minimize impacts
to the spruce and aspen in the front yard. A site visit with the Forester is needed prior to this
installation so he can direct the best route for the tree roots.
A tree permit must be issued for all removals. This permit will call out specifics for the dripline
excavation for the trees at the front of the property.
No trees in the right-of-way on West Hopkins are approved to be removed.
The impact of the project on the driplines of neighbor’s trees will be need to be considered. Some
neighboring trees might need to be removed. The applicant will be required to provide the
Forester with a letter from the trees’ owners saying they accept the impacts and risks to their
trees. The applicant may need to treat impacted trees with growth regulating hormones and trunk
injections for bark beetle protection.
Engineering:
One item needs to be addressed for this property prior to HPC approval.
1. The proposed transformer shown on sheet L300 does not have adequate space. 10’ in depth
and 13’ in width needs to be provided for a 7’x7’ vault with 3’ clearances on the sides and
back. The plan sheet shows only 5’ from the property line to the building.
The following items will need to be addressed at building permit.
1. The proposed drywell must be 10’ from the neighboring property. A Geotech or structural
engineer must supply a stamped letter stating the drywell within 10’ of the proposed structure
and existing cabin foundation will have no adverse effects.
2. At building permit the project may be required to detach the existing sidewalk and install a new
sidewalk with a 5’ landscape buffer between the curb and sidewalk. The neighboring property
to the west has a current building permit and may detach their portion of the sidewalk
depending on existing tree constraints. If this happens the sidewalk at 211 W shall also be
detached.
3. At building permit the project will need to determine the water service line size and
configuration for the two buildings. Currently two service lines are proposed per sheet L300.
The water service line on the east runs under the dripline of the large spruce tree. The
excavation that close to the tree trunk will most likely kill the tree. This needs further vetting.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
4. Foundation drywells are proposed in close proximity to the east spruce tree. Excavation cannot
take place within the dripline of the tree. It needs to be shown excavation can take place to
accommodate the foundation drywells without adversely affecting the tree.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue the project to restudy the new
unit for compliance with guidelines 11.3., 11.4 and 11.6.
ATTACHMENTS:
Resolution #__, Series of 2020
Exhibit A – Historic Designation and Benefits Criteria/Staff Findings
Exhibit B – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit C – Relocation Criteria/Staff Findings
Exhibit D – Setback Variation Criteria/Staff Findings
Exhibit E – November 18th revised application
Exhibit F – October 28th application
Exhibit G – Draft Oct. 28th HPC minutes