HomeMy WebLinkAbout2021.01.13 Exhbit A_1 Historic Preservation Guideline CriteriaExhibit A.1
Historic Preservation Design Guidelines
Staff Findings
Page 1 of 14
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Exhibit A.1
Historic Preservation Design Guidelines
Staff Findings
Page 2 of 14
26.415.070.D Major Development. No building, structure or landscape shall be erected,
constructed, enlarged, altered, repaired, relocated or improved involving a designated historic
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Exhibit A.1
Historic Preservation Design Guidelines
Staff Findings
Page 3 of 14
property or a property located within a Historic District until plans or sufficient information have
been submitted to the Community Development Director and approved in accordance with the
procedures established for their review. An application for a building permit cannot be submitted
without a development order.
1. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major development
projects are as follows:
1) The Community Development Director shall review the application materials
submitted for conceptual or final development plan approval. If they are
determined to be complete, the applicant will be notified in writing of this and a
public hearing before the HPC shall be scheduled. Notice of the hearing shall be
provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the
project's conformance with the design guidelines and other applicable Land Use
Code sections. This report will be transmitted to the HPC with relevant information
on the proposed project and a recommendation to continue, approve, disapprove
or approve with conditions and the reasons for the recommendation. The HPC will
review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City Historic Preservation
Design Guidelines.
3) The HPC may approve, disapprove, approve with conditions or continue the
application to obtain additional information necessary to make a decision to
approve or deny.
4) A resolution of the HPC action shall be forwarded to the City Council in
accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up.
No applications for Final Development Plan shall be accepted by the City and no
associated permits shall be issued until the City Council takes action as described
in said section.
Relevant Historic Preservation Design Guidelines for Conceptual Review of this
application:
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
• Building footprint and location should reinforce the traditional patterns of the
neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development
is typically uncharacteristic of the historic context. Do not design a project which leaves
no useful open space visible from the street.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
When HPC input is requested, the following bullet points may be applicable.
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Exhibit A.1
Historic Preservation Design Guidelines
Staff Findings
Page 4 of 14
• Retain and preserve the variety and character found in historic alleys, including retaining
historic ancillary buildings or constructing new ones.
• Retain and preserve the simple character of historic ditches. Do not plant flowers or add
landscape.
• Abandoning or re-routing a street in a historic area is generally discouraged.
• Consider the value of unpaved alleys in residential areas.
• Opening a platted right of way which was abandoned or never graded may be
encouraged on a case by case basis.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk
to a semi-public walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry
on residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is
typical of the period of significance.
• Use paving materials that are similar to those used historically for the building style and
install them in the manner that they would have been used historically. For example on
an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light
grey concrete, brick or red sandstone are appropriate private walkway materials for most
landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces
rather than many small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be
better integrated into the proposal. All landscape plans presented for HPC review must
include at least a preliminary representation of the stormwater design. A more detailed
design must be reviewed and approved by Planning and Engineering prior to building
permit submittal.
• Site designs and stormwater management should provide positive drainage away from
the historic landmark, preserve the use of natural drainage and treatment systems of the
site, reduce the generation of additional stormwater runoff, and increase infiltration into
the ground. Stormwater facilities and conveyances located in front of a landmark should
have minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
1.11 Preserve and maintain historically significant landscaping on site, particularly
landmark trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal
of damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in
coordination with the Parks Department.
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Exhibit A.1
Historic Preservation Design Guidelines
Staff Findings
Page 5 of 14
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original
plant materials.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which
is overtextured or overly complex in relationship to the historic resource, particularly in
Zone A. In Zone A, new planting shall be species that were used historically or species
of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in
height, sod, and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a
limited patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the
building must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as
not to over plant either property, or remove all evidence of the landscape characteristics
from before the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are
encouraged.
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