HomeMy WebLinkAboutExhibit A HPC Conceptual Memo.423 N Second St
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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, Planning Director
MEETING DATE: December 16, 2020
RE: 423 N. Second Street–Conceptual Major Development Review including
Relocation and Variations, PUBLIC HEARING
APPLICANT /OWNER:
Smuggler FB3, LLC, P.O. Box
2097, Naples, FL 34102
REPRESENTATIVE:
Bill Guth and Ro Rockett
Design
LOCATION:
Street Address:
423 N. Second Street
Legal Description:
Lots F, G, H and I, Block 41,
City and Townsite of Aspen
Parcel Identification Number:
PID# 2735-124-14-003
CURRENT ZONING & USE:
Single-family home,
R-6: Medium Density
Residential
PROPOSED ZONING & LAND USE:
No change
SUMMARY AND RECOMMENDATION: The subject property is a
large Victorian era home that was moved to the existing site
in the 1950s and then significantly altered in terms of its
orientation on the lot and numerous small additions made to
the building. Despite these changes, much of the original
home remains intact and is well documented in historic
photos and maps. The applicant team on this project recently
completed a very comparable and successful restoration on
Hallam Street and the outcome of this project will be a
significant contribution to the historic character of the Triangle
Park area.
Staff has a number of resolvable concerns with details of the
restoration work, and the placement and character of the
proposed addition, therefore continuation for restudy is
recommended.
Site Locator Map – 423 N. Second Street
423
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
423 N. Second Street is a 12,000 square foot lot located in the R-6zone district. The site contains
a large Victorian era home that was relocated to this property in the 1950’s. The house was
placed on the site so that the original front door faces the alley, and numerous small additions
were subsequently made to each façade. The application includes significant documentation of
the original appearance of the house and the work planned to restore the historic design.
Past remodels of the building, which pre-date current requirements have resulted in the existing
structure being significantly over the currently allowed floor area. The applicant plans to retain an
overage of approximately 1,700 square feet through code allowances commonly employed on
remodels throughout town. According to Zoning’s preliminary review, it does appear that some
calculations require additional verification prior to the next hearing.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for removal of non-historic additions,
restoration work, and an expansion towards the alley.
• Relocation (Section 26.415.090.C) to place the home on a new basement and orient the
front façade to Second Street.
• Setback Variations (Section 26.415.110.C) for rear and possible west yard reductions.
The Historic Preservation Commission (HPC) is the final review authority, however this project is
subject to Call-up Notice to City Council.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A, B, and C for more detail.
There are very significant, large cottonwood trees in the right-of-way on the Second Street side
of the property. These will require careful protection during the project and will greatly contribute
to the historic setting when the house is placed in its new location facing that street.
There are a number of trees along the alley that will be removed by this project. In general, the
project benefits from a large building envelope within which to accomplish the program. Staff has
identified conditions of approval suggesting a proposed raised deck adjacent to the Victorian be
removed from the design and recommends additional review of the proposed stormwater
mitigation plan.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Regarding the proposed treatment of the
historic home, staff acknowledges the
applicant team’s diligent research and
assessment, and the effort to design a
sensitive addition. The photo at right shows
the current condition of the building,
including a large porch that faces Second
Street. In early conversations about the
property, it was stated that the new owner
appreciates the porch as a beneficial
feature of the home. The owner’s
willingness to prioritize historic preservation
goals, to remove the non-historic porch and
to invest in re-orienting the house with the
front door facing a street will make a very valuable contribution to the historic character of the City
and the neighborhood, and is appreciated.
In the attached findings on the applicable design guidelines, staff has identified areas of restudy
that are intended to strengthen this excellent project. It is recommended that HPC provide
direction to be addressed at the next hearing.
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 is needed prior to the next
hearing.
Zoning: As noted above, the project proposes to retain the floor area in excess of current
allowances. Zoning has indicated a concern that there is an error in floor area calculations in that
the applicant is to some degree over-estimating the square footage credit to be carried forward.
The calculations must be confirmed prior to the next hearing.
Engineering:
Prior to the next HPC hearing the following comments need to be addressed:
1. There is an existing transformer on the property that is shown on the survey but not in the
proposed drawings. Please show this transformer on the drawings or explain where it is
being relocated. Does the existing transformer have capacity for the addition and
increased use? Work with the City Electric Department to determine available capacity.
2. An easement must be established for the existing transformer. 3’ must be clear on the
sides of the transformer vault and 10’ clear at the front. If it is a 5’ vault this means the
easement must be 11’ wide by 8’ deep with the 10’ in the front remaining clear in the alley
ROW.
3. Applicant will be required to follow the requirements of a major development within the
Urban Runoff Management Plan. The conceptual HPC plan shows the installation of a
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
drywell which demonstrate there is a path forward to meet stormwater requirements. Per
URMP standards the drywell lid should be at finished grade. Defer to HPC for variance
on drywell lid coverage.
As part of the building permit, resolution will be needed on the following items:
1. All utilities will need to be shown at building permit. If fire suppression is provided
calculations or a memo needs to be submitted verifying water service line size. There
does not appear to be major utility/tree conflicts so the project can move forward through
HPC approval.
2. The project is in the sidewalk deferred zone. A sidewalk is not required.
3. There is no curb and gutter on smuggler street. At building permit the project needs to
show there is conveyance for runoff from roadway.
4. A compliant stabilization plan needs to be put in place to account for the micropiles close
to the tree locations
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue the project with the following
direction:
1. Eliminate the raised deck on the east side of the addition. An at grade patio of a limited
size would be more appropriate.
2. Indicate that the proposed drywell will be capped with a sod lid to eliminate visual impact.
3. Restudy the proposed new fenestration indicated on the north and west facades of the
Victorian, in areas where non-historic additions and alterations have affected the original
historic fabric. This fenestration should be subtly distinguishable as new, but compatible
in scale and placement with the original windows.
4. Propose a historically appropriate replica of a front door that would have been typical for
this type of home in Aspen.
5. Restudy the request to provide access onto the roof of the connector through a door added
to the south façade of the resource.
6. Provide additional study to accurately restore the front porch. 7. Revise the proposed foundation cladding to a painted metal, red brick or red sandstone as
appropriate to the historic palette.
8. Restudy the placement and design of the addition for greater compatibility.
9. Address referral comments provided by Zoning and Engineering.
ATTACHMENTS:
Resolution #__, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Relocation Criteria/Staff Findings
Exhibit C – Setback Variation Criteria/Staff Findings
Exhibit D – Application