HomeMy WebLinkAbout234WFrancis_Memo_06.10.20Memorandum
TO:Aspen Historic Preservation Commission
FROM:Sarah Yoon, Historic Preservation Planner
Through:Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE:June 10, 2020
RE:234 West Francis Street – FinalMajorDevelopmentReview and Relocationand Setback Variation, PUBLIC HEARINGApplicant /Owner:
234 West Francis LLCRepresentative:
BendonAdamsLocation:
Street Address:
234 W. Francis Street
Legal Description:
Lots K, L and M, Block 48,City and Townsite of Aspen, ColoradoParcel Identification Number:PID# 2735-124-17-003Current Zoning & Use
R-6(Medium-Density Residential)
Residential Use
Proposed Use:
No change
Summary:
On February 12th, HPC granted approval to demolish non-historic additions and build a new addition to the rear of the property. Restoration work is proposed for both the main house and the smaller historic cottage on the property. A floor area bonus of 472 sf and setback variations for the new two-story addition was granted.Final Major Development review for the project and Relocation of the historic one-story cottage to sit within the property lines is requested.Staff Recommendation:
Staff recommends approvalwith conditions identified on pages6of this memo.
Site Locator Map – 234 W. Francis Street
BACKGROUND:
234 West Francis Street is a locally designated landmark and listed on the National Register of Historic Places. The 1904 Sanborn Map confirms the current lot includes two historic properties which have since mergedinto a single 9,000 sf lot in the R-6 zone district. This property contains a two-story Victorianhome and a one-story miner’s cabin. The 2000 Historic Inventory Form describes the historic property as lots K, L and M with descriptions of the one-story miner’s cabin as an associated building.In addition to its architectural significance, the property is associated with significant figures such as Judge Davis Waite, and later Herbert Bayer.
Figure 1- Sanborn Map,1904Figure 2-234 W. Francis, 2019
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
Major Development (Section 26.415.070.D)fordemolition of non-historic additions and the construction of a new addition to the rear of the historic property.
Relocation (Section 26.415.090)for the relocation of the one-story historic cottage to sit within the property lines.
SetbackVariation (Section 26.415.110.C) for the relocatedone-story historic cottage to sit within the side yard setback of the property.
This project was not called up by City Council during the Notice of Call-up on March 10th, 2020. HPC is the final review authority, however, this proposal is subject to Call-up Notice by City Council due to the request for relocation.
PROJECT SUMMARY:
The applicantreceived Conceptual approval to demolishthe existingnon-historic addition directly behind the two-story Victorian home and construct a new addition.Setback variations were granted for the new addition. The approved design proposes to connect and enlarge the two existing basements. Restoration work is proposed on both historic structures and a472 sf floor area bonus was granted.
The submission for Final Review includes minor revisions to the proposed design and an additional request for relocation and a setback variation. In the process of preparing this application, it has become evident that a small portion of the one-story historic structure currently encroaches into the neighbor’s property. In order to resolve this issue, the applicant requests to move the structure 6½ inches west to ensure all features are within the property boundaries.
STAFF COMMENTS:
Staff finds the modifiedoverhang feature located above the secondary entrance addresses the concerns expressed by HPC during the Conceptual review. The feature is now detached from the historic resource and scaled down. The 6 inchheight increase of the new addition due to constructabilitydoes not create any non-conformities, nor does the addition become taller than the main historic home. Relocation and the subsequent setback variation requestwas included since part of the one-story historic structure is over the property line by approximately 6½ inches.
Staff supports the revised design of the new addition and the request for relocation to resolve the encroachment. Staff recommends HPC further discuss the design of the secondary entrance as it relates to the primary entry, and further recommends staff and monitor review and approval of planting details related to the proposed landscape plan.
The following points go into more detail regarding the proposal for HPC discussion:
Landscape/Site Plan & Relocation:The approved footprint of the new addition is concentrated to the rear of the property and positive open space is maintained around the historic structures. The sunken patio space is recessed from Francis Street and the built-in hot tub is screened by the surrounding structures and does not obscure the historic resources (Design Guideline 1.10).
The proposed landscape plan incorporates a gravel maintenance edge around the historic buildings tohelp protect the foundations, and large trees on site will be protected and preserved as directed by the Parks Department.New shrubs are appropriately distancedfrom the resources, but a mixture of ornamental grasses and perennials are proposed around the two-story historic home where there is sod currently. Staff finds the proposed plantings around the main house may be overly complex for this zone and recommends the schedule be simplified to better meet the guidelines (Design Guideline 1.12).
The proposed secondary pathway leading to the entrance facing 2nd Street is the same width as the front walkway but then expands from 3’-6” to 9’-1” in width as it gets closer to the door. Although the expansion of the secondary pathway occurs past the gate, this pathway begins to read as a primary feature. Staff recommends reducing the scale, width,and presence of the secondary pathway to meet Design Guidelines 4.1 and 10.8.
Relocation is requested and supported to correct the encroachment of the one-story historic structure on the east side of the property. (See Exhibit A.2 for staff findings.)
Figure 3 – Proposed Site Plan
Staff recommends the applicant simplify the planting schedule around the main historic house and reduce the scale and presence of the secondary pathway to meet the relevant historic preservation design guidelines. Staff supports the request for relocation to resolve the encroachment.
New Addition:Proposed addition to the historic landmark relates strongly to form and materials(Design Guideline 10.3 and 10.6).
Form:The proposed addition consists of a gable roof that strongly relates to the two historic structures and flat roofs on the one-story elements allowing visual porosity. (Design Guideline 1.7, 10.8 and 10.10). The flat roof with the parapet also creates an appropriate location to install solar panels on the property.
Materials:Horizontal wood siding and cedar shingles are the primary materials found on the historic structures. Architectural details include fishscale shingles, turned wooden posts and simple wood trim details. The cladding material proposed for the new addition is 3” wide horizontal wood cladding and a metal roof. The metal roof material does not directly relate to the historic roofing material of cedar wood shingles, however, in this case a large majority of the visible material is wood siding.
Fenestration:The proposed design purposefully deviates from fenestration. The south elevation viewed from Francis Street show large areas of glazing that opens into the sunken patio area. The west elevation contains the secondary entrynext to a large fixed picture window.
Figure 4 – Revised West Elevation (View from Second Street)
The proposed addition is modestly scaled and compatible in form and materials. Staff finds the proposed addition meets the Design Guidelines for compatibility.
Setback Variations: Setback variations granted by HPC are site-specific approvalsgranted to specific features represented in the application.
In granting a variance, the HPC must make a finding that such a variance:
Is similar to the pattern, features and character of the historic property or district; and/or
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.
The following setback variation is needed to memorialize the one-story historic structure because relocation was triggered:
10’ east side yard setback reduction, above and below grade.
Staff supportsthe request for a setback variation because the request for request for relocation was to resolve an existing encroachment issue. Initially, this structure was viewed to be on the property line with a 0’ east side yard setback.
RECOMMENDATION:
Staffrecommends the Historic Preservation Commission (HPC)approve this application with the following conditions:
Minimize the secondary pathway in scale and width to meet Design Guideline 4.1 and 10.9, to be reviewed and approved by staff and monitor prior to building permit submission.
Simplify planting schedule and review grade conditions around the main historic house to better meet Design Guideline 1.12 and 1.23, for staff and monitor approval prior to building permit submission.
Provide alternative layout and fixtures for outdoor lighting around the hot tub to meet outdoor lighting code, to be reviewed and approved by staff and monitor prior to installation.
Document and investigate historic framing and historic documents before proceeding with restoration/reconstruction of fenestration and other architectural features, to be reviewed by staff and monitor.
Staff recommends the applicant continue to communicate with relevant City Departments regarding the final stormwater plan and review any changes for staff and monitor approval.
Provide financial assurances of $30,000 for the one-story historic structure until it is set onto the new foundation. The financial security is to be provided with the building permit application.
The following setback variation is granted to the relocated one-story historic structure to the east of the property:
10’ east side yard setback reduction, above and below grade
Attachments:
Resolution #____, Series of 2020
Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Relocation Review Criteria /Staff Findings
Exhibit A.3 – Setback Variation Criteria/Staff Findings
Exhibit B – HPC Resolution # 5, Series of 2020 and Meeting Minutes, February 12th, 2020
Exhibit C–Application