HomeMy WebLinkAboutMemo.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: March 10, 2021
RE: 423 N. Second Street–Final Major Development Review, 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.
HPC granted Conceptual, Relocation and Setback variation
approval in December 2020. The decision was upheld by
City Council. Final Major Development is the last land use
review before the project may proceed to building permit.
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.
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.
The Historic Preservation Commission (HPC) is the final review authority.
STAFF COMMENTS:
Following is a summary of staff findings.
The focus of Final Major Development review is primarily details of the landscape design,
preservation plan, selection of materials and fenestration, and lighting. In addition to these
standard topics, HPC’s conversation at Conceptual review indicated a desire for further evaluation
of the design of the railing on the deck of the connector element, discussion of the relationship
between the materials and fenestration on the addition vs. on the historic resource, and the
window design for a non-historic addition being retained on the north façade. All of these have
been addressed by the applicant in their final design packet.
For this review step, the applicant has engaged a landscape architect who has provided a
landscape design for outdoor living areas, new vegetation, and fencing. In general, staff
recommends a reduction of the scope, particularly adjacent to the historic house. The site plan
indicates trees, shrubs and planting beds easing into the public right-of-way in a manner that may
not be permitted by the Parks Department because it may interfere with established street trees
and because it implies a privatization of the land. Adding vegetation at the base of the large
historic cottonwoods on 2nd Street also conflicts with preservation of the historic landscape.
On the site itself, staff suggests that shrubs and trees immediately adjacent to the resource be
reduced and be native plantings or more typical of the palette historically used adjacent to
Victorian homes in Aspen, such as lilacs, consistent with guidelines 1.12 and 1.13. The amur
maple and white spruce trees have the potential to interfere with the visibility of the home, as do
the basket willows in front of the porch. Other landscaping proposed to the south and east of the
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
resource is less impactful to the setting of the Victorian and provides some screening of the new
addition, maintaining emphasis on the public view of the resource.
The plan includes hardscape in the form of a new walkway to the front porch and patios flanking
both sides of the connector. The front walk is not dimensioned but appears to be approximately
6’ wide, where guideline 1.6 recommends a width of approximately 3’, so a reduction is needed.
The proposed walkway material, a neutral gray stone, is consistent with other HPC approved
projects.
Regarding the patios, staff recommends a reduction in the area of the east patio, particularly
where labeled “sitting terrace,” at the red arrow below, as this encroaches on the south side of
the Victorian, where it is preferred that lawn meet the base of the house.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The patio areas include features that conflict with allowances in yards between a street-facing lot
line and a structure. In these areas, so anywhere forward of the north and east facades of the
home and addition, elements including firepits, water features and built-in bbqs are not allowed
on any residential property, not just landmarks. An exception can only be made if approved by
the Community Development Director. Such approval would be unwarranted here as the features
can be located in the far west yard. Movable firepits and bbqs are also an allowed alternative.
One feature in the west yard that will also need further review is a generator, shown at the
southwest corner of the plan. This will be restricted to a height of no more than 30” above and
below grade. Engineering will require an easement for the existing transformer in this area, along
with adequate clearances around it.
Finally, the landscape plan includes the construction of new perimeter fencing. Although the
design guidelines lean towards wood fencing, staff acknowledges that this is a larger home that
might warrant a more substantial fence. The 1910 photo of this home in its previous location
(provided in the packet) does not appear to show a fence in place. Some of Aspen’s Victorian
era mansions had wrought iron fences, while many others had wood fences in a more ornate
design that a typical picket fence. The proposed looped top iron fence is not an exact replica of
a 19th century fence and is a type seen in a number of locations in town. At a height of just 3’,
staff finds it acceptable for a project of this scale.
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. Fundamental
historic preservation goals are being met by the removal of the non-historic porch and additions,
and investment in re-orienting the house with the front door facing a street.
As a condition of approval, the architect must develop a detailed preservation plan, which will be
flushed out in greater detail during the construction process, as interior demolition progresses. It
appears that some window changes have been made to the house, particularly around the time
of its relocation to this site in the 1950s. There are some historic photos available to guide
restoration, and higher resolution images may be helpful. It is not clear that all of the windows in
the house were originall 6 over 1, as are in place now. Examination of framing evidence is needed
to assist in clarifying original window openings. It appears in one of the somewhat faint images
that there was a historic window on the front porch, to the right of the front door, typical of homes
of this period. That window is not in place now and a closet is proposed on the interior at the
window location. The preservation plan must detail the restoration approach to a greater degree
than can be provided in the current architectural elevations. All historic windows on the Victorian
will be required to be preserved. New windows will only be allowed where they existing historically
based on available documentation, and these windows must be wood as well. Shop drawings for
the windows, the replica front door, and the reconstructed porch will all require review. The
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
preservation plan will ensure that guidelines addressing rehabilitation Chapters 2 through 6, are
met.
Also a condition of approval, the architect must submit detailed and accurate plans showing all
exterior vents and flues. On the historic resource, these are to be located discretely, minimized
and colocated on the roof where possible. Venting through the addition, through the foundation,
in lightwells, or other sympatheic locations are all encouraged by the guidelines. Although the
original chimney is no longer in place, reconstruction may provide an opportunity to screen some
venting. It will also be necessary to specify the location and design of any snow clips and gutters
needed on the historic resource. All of these details will be review and approved by staff and
monitor at permit, however a preliminary plan is requested in advance of the HPC hearing.
At Conceptual, the board discussed the need to create stronger architectural compatibility
between the addition and resource, given their difference in form. This has been achieved, in
staff’s opinion, through the use of more vertical window proportions and the introduction of wood
siding on the face of the connector. Below are the conceptual design (top) and final design
(bottom.)
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The architect also restudied the railing on the connector to proposed frosted glass to hide activity
on the deck and restudied the windows on a non-historic street facing addition to be more related
to the historic structure while not replicating, as seen below, with the conceptual design at top and
final design at bottom.
Finally, with regard to exterior lighting, staff recommends a restudy of the proposed porch fixtures
per guideline 12.3, which calls for limited lighting at the front porch. Typically HPC has permitted
either soffit lights in the porch ceiling, or a sconce, not both. In addition, the modern fixture
proposed for the front porch is out of character. Staff recommends a revised proposal, to be
reviewed and approved by staff and monitor. The applicant must verify that backlit features, such
as keypads, cameras and other modern elements will be limited on the historic house. The FDC
is to be sensitively located and the strobe is to be a white casing.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
RECOMMENDATION:
Staff recommends the Historic Preservation Commission approve the project with the following
conditions:
1. The landscape plan to be finalized with staff and monitor with regard to removing plantings from
right-of-way, reducing trees and shrubs adjacent to resource, reducing width of the front walk,
removing the “sitting terrace” on the east patio, removing/relocating the built-in firepits, fountains
and bbq in the yards between the street-facing lot lines and structure, and ensuring that the
generator and transformer meeting setback allowances and the requirements of the Utilities
Department.
2. A preservation plan must be submitted and at least preliminarily approved by staff and monitor prior
to permit submittal. Additional evidence will be reviewed during construction to ensure that
guidelines addressing rehabilitation Chapters 2 through 6, are met. All historic windows on the
Victorian will be required to be preserved. New windows will only be allowed where they existing
historically based on available documentation, and these windows must be wood as well. Shop
drawings for the windows, the replica front door, and the reconstructed porch will all require review.
3. The applicant is to submit detailed and accurate plans showing all exterior vents and flues. On the
historic resource, these are to be located discretely, minimized and colocated on the roof where
possible. Venting through the addition, through the foundation, in lightwells, or other sympathetic
locations are all encouraged by the guidelines. Although the original chimney is no longer in place,
reconstruction may provide an opportunity to screen some venting. It will also be necessary to
specify the location and design of any snow clips and gutters needed on the historic resource.
4. Restudy porch lighting for review by staff and monitor. The applicant must verify that backlit
features, such as keypads, cameras and other modern elements will be limited on the historic
house. The FDC is to be sensitively located and the strobe is to be a white casing.
5. Per Parks and Engineering, based on referral comments, prior to, or as part of permit review, the
applicant is to confirm location of utilities and resolve any tree conflicts. At building permit the project
needs to show there is conveyance for runoff from roadway and a compliant stabilization plan
needs to be put in place to account for the micropiles close to the locations of preserved
trees.
ATTACHMENTS:
Resolution #__, Series of 2021
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Conceptual approval, Resolution #27, Series of 2020
Exhibit C – Conceptual approval, December 16, 2020 minutes
Exhibit D – Application text
Exhibit E – Architecture
Exhibit F – Landscape and Civil