HomeMy WebLinkAboutMemo.423 N Second St MEMORANDUM
TO: Mayor Torre and Aspen City Council
THROUGH: Phillip Supino, Community Development Director
FROM: Amy Simon, Planning Director
MEETING DATE: February 9, 2021
RE: Notice of Call-Up, HPC approval of Resolution #27, Series of 2021 for 423 N.
Second Street– Conceptual Major Development, Relocation and Setback Variations
APPLICANT:
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:
PID# 2735-124-14-003
CURRENT ZONING & USE:
Single-family home,
R-6: Medium Density
Residential
PROPOSED ZONING & USE:
No change
PROCESS SUMMARY: Certain land use approvals granted by HPC
or P&Z require that Council be notified of the decision through a brief
staff summary. The notification is not a public hearing and no applicant
presentation or public comment has been accepted in the past. During
the Call Up Notice, City Council may uphold the HPC or P&Z decision.
Alternatively, Council may request more detailed information be
provided through a presentation by staff and the applicant at a future
meeting. After hearing the additional project description, Council may
support the boards’ decision or may remand it to require
reconsideration of specific issues at a new public hearing. HPC’s or
P&Z’s decision on remand shall be final.
BACKGROUND: 423 N. Second is a landmarked property containing
a large Victorian era home moved to the site from a few blocks east
in the 1950s. Once relocated, the home was sited backwards on the
lot, with the front door facing the alley. This, along with a series of
additions, has diminished the historic integrity of the building. A new
owner plans a project that has received HPC Conceptual approval to
rotate the house to face the street, to remove numerous alterations,
and to construct a new basement and addition.
Site Location Map- 423 N. Second Street
423
STAFF RECOMMENDATION:
The applicant and staff have conducted significant research of the property to guide a restoration that will
meaningfully improve the authenticity of the original design of the home and its contribution to the historic
character of the Triangle Park neighborhood, which is ringed by Victorian era structures.
Below are a current photo of the subject home and 1950s era picture from the same vantage point along
the alley.
Staff and HPC enthusiastically support the applicant’s decision to re-orient the building so that it is placed
at the corner of the site, with the door facing Second Street, correcting the current circumstance which is
very detrimental to its historic character. Removal of additions which envelop the home and restoration or
recreation of important original features, including the open front porch will also be a very successful
preservation outcome.
The new addition is proposed to the side of the resource, extending towards the alley. This is an
appropriate siting for the expansion permitted on this large 12,000 square foot lot. It features a one story-
connector element, which is required by the HPC guidelines to provide separation between the new and
old construction. The addition is proposed to be a flat roofed structure, modern in its materiality and
fenestration. Lengthy discussion took place at the HPC hearing on this point. The guidelines require new
construction to be distinguished
from the historic, rather than
copying it. An applicant is to
consider form, fenestration and
materials as aspects of
compatibility, picking two of those
characteristics to relate directly to
the landmark and departing from
it in a third. The applicant’s choice
to use a different roof form for the
addition was approved by HPC,
with further discussion of windows
and materials to occur at Final
review, as is typical. The staff
memo noted a number of small
considerations that were felt to warrant continuation of this project for restudy before Conceptual approval
was granted. The applicant resolved these points with the board through discussion at the hearing,
representing corrections that will be made as part of the next design review phase.
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: N/A
RECOMMENDATION:
Staff recommends Council uphold HPC’s decision.
Recommended Motion
“I move to uphold HPC’s approval of Resolution #27, Series of 2020 for 423 N. Second Street – Conceptual
Major Development, Relocation, and Setback Variations.”
CITY MANAGER COMMENTS:
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EXHIBITS:
A – Staff memo to HPC, December 16, 2020
B – Approved plans
C – Meeting minutes, December 16, 2020
D – Resolution #27, Series of 2020