HomeMy WebLinkAboutMemo.930 King 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: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Planning Director
MEETING DATE: August 11, 2021
RE: 930 King Street – Minor Development, PUBLIC HEARING
APPLICANT /OWNER:
930 King Street LLC
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
930 King Street
Legal Description:
Lot B, No Problem Joe Subdivision
Exemption, an Historic Lot Split,
According to the Subdivision
Exemption Plat recorded May 17,
1999, In Plat Book 49, at Page 83 of
the records of Pitkin County, City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-86-002
CURRENT ZONING & USE
R-15A (Moderate-Density
Residential); Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY:
The applicant requests approval for Minor Development to
remodel and expand the existing non-historic addition by
approximately 71 square feet. Improvements to the historic
resource and landscaping changes are proposed. No
variances are requested as part of this application. As a
historically designated landmark, the project is exempt from
Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends approval with conditions listed on page 5.
Site Locator Map – 930 King Street
930
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
930 King Street is a 4,594 s.f. lot in the R-15A residential zone district. The current lot was created
by a Historic Landmark Lot Split in 1999 that specified an allowable floor area of 1,745 sf to this
lot (Ordinance No. 6, Series of 1999). A Victorian era miner’s cabin is connected to an existing
non-historic addition that was approved and completed in 2001. Two historic outbuildings are
located to the rear of the property.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Minor Development (Section 26.415.070.C) to remodel the existing non-historic addition
and make improvements to the historic resource and surrounding landscape.
The Historic Preservation Commission (HPC) is the final review authority.
PROJECT SUMMARY:
The applicant proposes to expand the non-historic addition in two areas that total 71 square feet
of floor area. This reconfiguration of space helps to restore the historic front door as the main
entrance to the home. The exterior remodel includes changes to existing fenestration and building
material on the non-historic addition. Visually impactful features such as railings will be removed
and any needed exterior repairs will be completed to the historic structures. No variations are
requested with this application.
STAFF COMMENTS:
The existing non-historic addition was approved under an earlier set of Design Guidelines. Staff
finds the restoration of the historic front entry at the historic asset to be critically important to the
site. The exterior changes do not significantly alter the existing mass or scale of the addition and
the changes to fenestration and materials meet the current Design Guidelines. Landscape
changes related to additional hardscaping is concentrated to the rear of the property, however,
staff recommends the applicant remove the proposed spruce tree between the historic
outbuildings to prevent future damage to the structures. Staff supports the applicant’s proposal to
repair and/or restore the historic structures on site but recommends the applicant revise the glass
Figure 1 – 930 King Street, 1991 Figure 2 – 930 King Street, 2021
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
railing termination detail on top of the connecting element and restudy the proposed changes to
the porch roof as a Staff and Monitor review.
Staff recommends HPC review the following topics:
1. Site Planning and Landscaping Plans: The application does not change the site placement
of the historic structures or the existing non-historic addition. The applicant proposes a wood
picket fence across the front property line with a compliant design that meets height and
transparency requirements. Staff requests the fence detail be provided for Staff and Monitor
review to confirm design compliance (Design Guidelines 1.18, 1.19, and 1.20).
A 3’ wide front walkway with sand-set brick paver is proposed, entering perpendicular from
King Street. This detail will delineate a clear path to the restored entrance of the home which
meets Design Guideline 1.6. The landscape plan shows three light fixtures along this front
walkway, but Design Guideline 1.14 calls for landscaping lighting to be minimized. Staff
recommends the number of fixtures be reduced to the minimum to meet this Design Guideline.
The proposed landscape plan maintains sod around the historic home and introduces a flower
bed for low plantings around the front of the resource. Staff recommends drip irrigation for the
flower bed around the historic home and requests the final planting schedule for Staff and
Monitor review to confirm compliance (Design Guidelines 1.12 and 1.13). Staff also
recommends the removal of the proposed spruce tree between the historic sheds to prevent
future damage to the structures as the tree grows.
2. New Addition – Form, Materials and Fenestration: The existing non-historic addition relates
to the historic home in form, materials and fenestration but the new proposal will change the
fenestration. The applicant proposes to make minor changes to the existing connector to
reduce visual impact and differentiate the building material to set the feature apart from the
historic resource. The proposed small expansion is located on the non-historic addition and
helps reconfigure the internal programming to restore the historic front porch as the front entry
to the home (Design Guideline 4.1).
No alterations to the form have been proposed, allowing for the strong relationship to form to
remain intact. The new proposed exterior building material on the non-historic addition is
primarily cedar siding with dark metal accents. The applicant proposes to change the existing
fenestration with modern proportions and styles of fenestration. Staff finds the proposed
design meets current Design Guidelines because the non-historic addition maintains a strong
relationship to historic home regarding form and materials (Design Guideline 10.6).
The existing deck on top of the connecting element includes railings that terminate directly into
the roof of the historic resource. The applicant proposes to change the material of the metal
railings to a glass railing to reduce the visual impact; however, the Building Department has
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
confirmed that the railing must be located around the entire deck. The proposed configuration
of the railing terminiting into the historic roof must be revised.
The applicant proposes to replace the roof of the historic porch with a corrugated metal roof.
While staff could support a metal roof or membrane for this area if it is related to code
requirements, staff finds the proposed corrugated metal draws attention to the feature and the
profile and pitch of the historic roof has been altered. Staff recommends restudy of the material
and the final profile and pitch to match existing conditions as closely as possible.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will
significantly affect the permit review. Please see Exhibit B for full comments. A summary of the
comments that must be resolved before HPC or carried forward as conditions of approval are:
Engineering Department:
1. Drainage and capacity calculations for the pervious paver patio will need to be provided
at building permit.
Building Department:
1. Window and door changes in the non-historic addition will need to meet energy code
requirements at time of submission. 2015 IECC R503.1.1
2. Glass guards to comply with 2015 IBC 2407 per Ordinance 40, 2016
3. Grates proposed at window wells shall be releasable or removable from the inside
without the use of a key, tool, special knowledge or force greater than that required for
the normal operation of the escape and rescue opening force not to exceed 15 lbs. 2015
IRC R311.7.11 per Ordinance 40, 2016
4. Encapsulate the rooftop deck with code compliant glass guard rails.
Zoning Department:
1. Clarifying questions regarding new deck/patio on east side of the property.
2. Exterior light fixtures need to meet outdoor lighting code requirements.
Parks Department:
1. Fence post locations in driplines of trees require City Forester approval.
2. Clarification of existing trees in the front yard and distance of neighbor’s trees from
proposed walkway on the east side of the property.
3. 15’ minimum spacing for spruce trees.
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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 (HPC) approve this application with the
following conditions:
1.) Restudy the porch roof material, and match profile and pitch of the roof to historic
conditions, to be reviewed and approved by Staff & Monitor prior to building permit
submission.
2.) Restudy the glass railing around the upper deck so it does not terminate into the historic
roof and meets building code requirements, to be reviewed by Staff & Monitor prior to
building permit submission.
3.) Reduce the number of light fixtures along the front walkway to better compile with Design
Guideline 1.14.
4.) Remove proposed spruce tree between the historic sheds at the rear of the property.
5.) Work closely with relevant City Departments regarding work in the dripline of trees.
6.) Provide drainage capacity calculations for the pervious pavers to the Engineering
Department prior to building permit submission. Any visually impactful changes must be
reviewed and approved by Staff & Monitor.
7.) Provide fence detail for Staff & Monitor review prior to building permit submission.
8.) Provide planting schedule for Staff & Monitor review prior to building permit submission.
9.) Provide preservation plan outlining areas for repair, to be reviewed and approved by Staff
& Monitor prior to building permit submission.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application