HomeMy WebLinkAboutagenda.hpc.20050713ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
July 13, 2005
5:00 P.M.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT: NONE
I. Roll call 4~(~_~
II. Approval of minutes - April 27, 2005, May 25, 2005 ~' ~
III. Public Comments
IV. Commissioner member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #25)
VIII.
IX.
OLD BUSINESS
A. 435 W. Main St. - Historic Landmark Designation, Major
Development (Conceptual), Relocation, Demolition, and
Variances, continued Public Hearing from June 8, 2005.
Continue to July 27, 2005.
B. 529 W. Francis St. - Conceptual, Continued Pubic Hearing
from May 25, 2005 (20 min.) ~ :~ ~
NEW BUSINESS
A. 227 E. Bleeker St. - Historic Landmark Lot Split and
Variances, Public Hearing (20 min.) ~ 1,~v~','~
B. Code amendment regarding HPC FAR bonuses - referral
comments (25 min.)
WORKSESSION
A. Skier's Chalet (30 min.)
B. HPC Awards (20 min.)
C. 308 E. Hopkins - Building relocation (15 min.)
XI. ADJOURN
7:15 pm
vm-
e.
MEMORANDUM
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TO:
Aspen Historic Preservation Commission
THRU:
Amy Guthrie, Historic Preservation Officer - ,>O..r- ~AA
Joyce Allgaier, Deputy Community Develo~rector
FROM:
Sara Adams, Historic Preservation Intern
RE:
529 W. Francis Street, Major Development Review (Conceptual) and Variance-
Public Hearing
DATE:
July 13, 2005
SUMMARY: The subject property is a 4800 square foot lot that was created as a result of a
Historic Landmark Lot Split. The site is vacant except for a portion of an adjacent designated
landmark home that encroaches onto 529 W. Francis by approximately one foot.
The applicant proposes to construct a new single family house, which is limited to 2,570 square
feet in size per the lot split ordinance. A variance from the "Secondary Mass" requirement
within the "Residential Design Standards" is requested.
~...,'"...
Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list
of the design guidelines relevant to Conceptual Review is attached as "Exhibit A." HPC has
discussed this project in worksessions and public hearings and continued it for restudy of issues
such as the scale of the rear and front sections of the building, the relationship of its massing to
the adjacent historic properties, and the character of the front entry.
Staff finds that there has been substantial progress over the course of the previous meetings
towards meaningful amendments that bring this project into compliance with the design
guidelines. We recommend conceptual approval and required variances with conditions.
APPLICANT: Ed Razek, represented by John B. Mitchell Inc.
PARCEL ID: 2735-124-25-102.
ADDRESS: 529 W. Francis Street, Lot 2, Historic Lot Split at 533 W. Francis, Block 28, City
and Townsite of Aspen, Colorado.
ZONING: R-6. Medium Density Residential.
...."",.......
I
MAJOR DEVELOPMENT (CONCEPTUAL)
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report is
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 of
Aspen Historic Preservation Design Guidelines. 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.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: The proposed new house is to be constructed on a lot which is 48' wide and
100' deep, sandwiched between two landmark designated miner's cottages.
Upon the request of the applicant during a worksession on this project in late 2004, HPC
discussed a possible variance from the secondary mass standard of the Residential Design
Guidelines and recommended a one story mass at the front of the site. Staff agrees that this is an
appropriate direction. After the HPC decision to continue the application for conceptual
approval on May 25, 2005, the applicant requested a consultation with Staff to clarify the
concerns of the HPC. Staff recognizes and appreciates the applicant's perseverance. The most
recent amendments have resulted in an infill project which is sensitive to the surrounding historic
Victorian neighborhood.
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- The first set Of design guidelines to discuss are:
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
D The front porch should be "functional," in that it is used as a means of access to the entry.
D A new porch should be similar in size and shape to those seen traditionally.
D In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that
orients to the street.
11.3 Construct a new building to appear similar in scale with the historic buildings on
the parcel.
D Subdivide larger masses into smaller "modules" that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the historic building.
D The primary plane of the front should not appear taller than the historic structure.
D The front should include a one-story element, such as a porch.
11.5 Use building forms that are similar to those of the historic property.
D They should not overwhelm the original in scale.
As already stated, the architect has voluntarily created a one story mass at the front of the site.
After earlier comments about the plate and ridge heights of this element, it has been lowered.
The size and appearance of the front porch, has been altered to incorporate a transparent element
'- on three sides, as recommended by HPC. Staff finds that the porch positively communicates a
relationship with the adjacent historic structure, and is in compliance with Section 11.2 and 11.4
of the design guidelines.
The chimney that was previously proposed for the west elevation of the one story mass has been
removed, which helps alleviate the heavy appearance of this element and is more sensitive to the
adjacent historic structure. In addition to removing the chimney, the mass and roofline along the
west elevation, abutting the historic Stapleton house, have been simplified. The second story'
mass has been broken up into two elements, so as not to overwhelm its historic neighbor to the
west as per section 11.3, 11.5. The chimney on the east elevation of the one story mass remains,
but the bulk of the element has been moved to the interior of the structure, which further reduces
the mass of the new building and is compliance with Sections 11.3, 11.4, and 11.5.
Another area of repeated discussion on this project has been the dominant east-west ridgeline on
the second story of this new home. The applicant has chosen to abandon the previous proposal
of a continuous straight ridgeline, and instead is proposing to divide the roof of the second story
into two roof forms, effectively reducing its massive appearance and maintaining a consistency
with the surrounding Victorian structures as per Section 11.6:
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11.6 Use roof forms that are similar to those seen traditionally in the block.
D Sloping roofs such as gable and hip roofs are appropriate for primary roof forms.
D FIat roofs should be used only in areas where it is appropriate to the context.
D On a residential structure, eave depths should be similar to those seen traditionally in the
context.
D Exotic building and roof forms that would detract from the visual continuity of the street
are discouraged. These include geodesic domes and A-frames.
The project as proposed does not meet a "Residential Design Standard" which requires a new
house to have a primary mass and a secondary mass. A variance is requested and is discussed
below.
........
Staff has consulted with the Chief Building Official for his opinion on the proximity of the
proposed new structure to the Victorian that encroaches onto the site. From his perspective, and
the Zoning Officer's, a minimum distance of 6 feet is required between buildings on the same
site. The applicant has adjusted the location of the new building to provide a 6.68' sideyard
setback from the Victorian. Staff recommends a discussion of the lightwell located off of the
east bedroom that sits within the 6'68 sideyard.
Earlier in this review process, staff determined that the proposed house may be over its allowed
t100r area by approximately 144 square feet, which will have to be corrected before final review.
RESIDENTIAL DESIGN STANDARDS
The project reqUIres variances to the Residential Design Standards related to garages and
"secondary masses." All residential development must comply with the following review
standards or receive a variance based on a finding that:
A. The proposed design yields greater compliance with the goals ofthe Aspen area Community
Plan (AACP); or,
B. The proposed design more effectively addresses the issue or problem a given standard or
provision responds to; or,
~
C. The proposed design is clearly necessary for reasons of fairness related to unusual site
specific constraints.
Standard: SECONDARY MASS. The intent of the building form standards is to respect the scale
of Aspen's historical homes by creating new homes which are more similar in their massing, by
promoting the development of accessory units off of the city alleys, and by preserving solar
access.
I. All new structures shall locate at least ten (10) percent of their total square footage above
grade in a mass which is completely detached from the principal building, or linked to it
by a subordinate connecting element. Accessory buildings such as garages, sheds, and
accessory dwelling units are appropriate uses for the secondary mass.
A subordinate linking element for the purposes of secondary mass shall be defined as an
element not less than six (6) feet in width and ten (10) feet in length with a plate height of
not more than nine (9) feet.
Response: The idea of this standard is to break down the size of large houses into at least two
pieces. The applicant is finding that to be a challenge if a one story mass at the front is desirable.
Staff finds the variance supportable because the proposal meets the HPC design guidelines.
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- DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
· approve the application with conditions,
· disapprove the application, or
· continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends HPC approve Major Development (Conceptual) and
grant a Residential Design Standards Variance for 529 W. Francis with the following conditions;
I. HPC hereby grants a waiver to the secondary mass regulation of the "Residential Design
Standards. "
2. An application for final review shall be submitted for review and approval by the HPC
within one year of July 13, 2005 or the conceptual approval shall be considered null and
void per Section 26.4l5.070.D.3.c.3 of the Municipal Code.
3. A landscape plan, lighting, fenestration and detailing, selection of new materials, and
technical issues surrounding the preservation of existing materials will all be addressed at
Final Review.
.-
A. Relevant Design Guidelines
B. Minutes of May 25,2005.
C. Application
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"Exhibit A: Relevant Design Guidelines for 529 W. Francis, Conceptual Review"
........
11.1 Orient the primary entrance of a new building to the street.
D The building should be arranged parallel to the lot lines, maintaining the traditional grid
pattern of the site.
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
D The front porch should be "functional," in that it is used as a means of access to the entry.
D A new porch should be similar in size and shape to those seen traditionally.
D In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that
orients to the street.
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
D Subdivide larger masses into smaller "modules" that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the historic building.
D The primary plane of the front should not appear taller than the historic structure.
D The front should include a one-story element, such as a porch.
11.5 Use building forms that are similar to those of the historic property.
D They should not overwhelm the original in scale.
~
11.6 Use roof forms that are similar to those seen traditionally in the block.
D Sloping ~oofs such as gable and hip roofs are appropriate for primary roof forms.
D Flat roofs should be used only in areas where it is appropriate to the context.
o On a residential structure, eave depths should be similar to those seen traditionally in the
context.
D Exotic building and roof forms that would detract from the visual continuity of the street
are discouraged. These include geodesic domes and A-frames.
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Ix. t4.
TO:
MEMORANDUM
THRU:
Aspen Historic Preservation Commission
Amy Guthrie, Historic Preservation Officer~' -.JAA-
Joyce Allgaier, Deputy Community Development Director
FROM:
Sara Adams, Historic Preservation Intern
RE:
227 East Bleeker Street- Historic Landmark Lot Split and Variances_ Public
Hearing
DATE:
July 13, 2005
SUMMARY: The subject property is listed on the Aspen Inventory of Historic Landmark Sites
and Structures and is located in the West End, The property is 9,000 square feet in size, and
contains two historic structures, The first historic structure is a single story, residential mining
era cottage, circa 1883, The form and scale of the Wood frame building are intact, however pre-
1980 the porch was removed, asbestos siding was applied to the exterior, casement windows
were installed, and additions were made to the east and rear elevations, The second structure on
the property is a historic shed, circa 19th century, that is located along the alley, Both historic
structures are represented on the 1904 Aspen Sanborn Fire Insurance map, and will remain in
'".,.. their current locations,
The applicant proposes to split the 9,000 square foot lot into two 4,500 square foot lots, which
would locate the historic residence on Lot 2 (formerly Lot G and easterly half of lot F)and the
historic shed on Lot I (formerly Lot E and the westerly half of Lot F). The applicant seeks a 5'
west side yard variance to allow a 0' setback, and a 5' rear yard setback variance to allow a 0'
setback for the existing nonconforming historic shed, The historic shed encroaches 1.61 feet into
the alley right-of-way, which will require a license by the City Engineer, There are no new
variances resulting from the lot split A GMQS exemption is requested in the application. The
applicant intends on requesting an FAR bonus of up to 500 square feet for each lot in the filture.
New development and/or alterations are not proposed at the time of this application.
Staff recommends that the Historic Landmark Lot Split be supported with conditions. A 0'
rear and 0' west side yard set back variance are recommended to legalize the existing
conditions of the nonconforming historic shed, Staff finds that the application meets the
review criteria.
APPLICANT: Rosa Gettman and EHC Management Trust (John M Crosby and Carolynn
Crosby Burnett Co-Trustees), represented by Mitch Haas, Haas Land Planning, LLC.
PARCEL ID: 2737-073-20_003.
ADDRESS: 227 E. Bleeker Street, Lots E, F, and G, Block 73, City and Townsite of Aspen,
Colo<Mo. '"
ZONING: R-6, Medium Density Residential Use,
In order to complete a Historic Landmark Lot Split, the applicant shall meet the following
requirements of Aspen Land Use Code: Section 26A80,030(A)(2) and (4), Section
26A70,070(C), and Section 26AI5.0IO(D.)
HISTORIC LANDMARK LOT SPLIT
26.480.030(A)(2), SUBDIVISION EXEMPTIONS, LOT SPLIT
The split of a lot for the purpose of the development of one detached single-family dwelling on a
lot formed by a lot split granted subsequent to November 14, 1977, where all of the following
conditions are met:
a)
The land is not located in a subdivision approved by either the Pitkin County Board
of County Commissioners or the City Council, or the land is described as a metes
and bounds parcel which has not been subtlivided after the adoption of subdivision
regulations by the City of Aspen on March 24, 1969. This restriction shall not
apply to properties listed on the Aspen Inventory of Historic Landmark Sites and
Structures; and
~
Staff Finding:
The subject property consists of Lots E, F, and G of Block 73 in the original Aspen Townsite,
The property is not located within a previously approved subdivision, and the merged lots
predate the City's adoption of subdivision regulation.
b) No more than two (2) lots are created by the lot split, both lots conform to the
requirements of the underlying zone district. Any lot for which development is
proposed will mitigate for affordable housing pursuant to Section
26. 1 00. 040(A)(1) (c).
Staff Finding:
The applicant proposes to create two lots with this lot split. Both lots conform to the
dimensional requirements of the underlying R-6 zone district as applied to Landmark Designated
properties, The minimum lot size for lots created through the Historic Landmark Lot Split is
3,000 square feet; the applicant proposes to create two 4,500 square foot lots,
With regard to the requirements for affordable housing mitigation, Council has adopted benefIts
for historic properties, pursuant to Section 26A20,020 (B)(6)(e) of the Land Use Code, The new
lot in a historic landmark lot split is exempt from the requirement to comply with any of these
housing options. Staff recommends that HPC grant GMQS exemption for the Historic Landmark
Lot Split.
2
Staff Finding:
Th, I""d h~ "M '~"iv"" , "","vi'i,," "onpli,," " '0' 'pH, exonplio".
,) Tk, 10' Und" 'o~""""'on, "o'Y p"" '"'''of. _.., p",,",~/y 'h, "'i>w of,
"lid"","" ""'PIio. "d,. ", pm,.,o~ of ,"t, "'''''' " 0 "10' 'PI;'''
exeUZption pursuant to Section 26.100.040(C)(1)(a); and
Staff Finding:
n, "bdivi'i", pi" 'b"" "" , ~",fi" '" of 'Pprov",. "m", "" 'm,w", by "" C""""""'''
Dov"opm,,,, Dop,"""., """ <h, ""'iooodog Do"""",,., fo, 'Ppro", """ ="""" "'lb~
180 days of final land Use action.
d) A """''''"'" pI., w.". .,,'" ,", kn," of ,"i, "op,,^ "d "'f."", ,. ,",
""""""/3 of '"', 'iN" , "'mlb" "d "'."'d'd '" ,", .ff'., of ,", Pi"".
C..",y of". .",1 ""'d" '!II" 'ppm~/, "'di""",, ,"", " f.""" ,,""',,"'.
""Y ., g"""d f., Ik,,, lols .., wHI od'iffoo'l "ils '" h.H, w",o", ""'" of
'PPI"'hl, oppm,... P""'" '" Ik, 'hop,,, 'M gm""" ""'.g,.,,", '"'''"'''
Pllrslla/lt to Chapter 26.470.
e)
n""_i... Th" "'''''f.. "'''''''do. -..""'"' ..d pi., ""'1 '" ""'M" "'
,", .ffk. 'if ,", Pi"",. Co.." of". ond "COM". Foil"".. Ik, _ 'if '"'
OPpl".", " ""M ", pl., wf,"", 0., '''''''d 'ig'/y (180) d'h followi'g
'PPm~/'y ,", Ciry C""H ""'1 ''''" Ik" pi", "'volid"d """,id'''''i'''J
'"'pi", 'Y Ik, CiIy C".,H Wi" " ".....d f.,. "owi.g o/gOOd ..~,.
-
Staff Finding:
Th, "bdi vi'i," ""row", """on~, Mm' "" , "',,""0' of OPProv"
fl I. '., ,." w'''' .. "'i""'g 'i'gl~f_y ...."i.g 0""P'" . .", whi,. ,
dig"", f", · I., 'p/~ ,", d"""'g '''d .., '" "'''O/i''''d p'i., '" 'POIi'",f.. f", .
lot split,
Staff Finding:
A, po, 'h, 'PP'""",, <h, "r"" 'g ""Oh, ""id'"i''' "'''''''re "'" "'" '" domo J i,"", ~ ,,",of
this lot split.
g) hE.Xi.,.., M.."", '.Wo", f", Ik, "'" (2) "'""Ii "'"'" 'y . '"' 'pli, ..." ..,
"""d '""" (3) ""', Whi" ..., '" ""'po", of. dop,,,, "d . ''''gt'c/'''i'
houze.
Staff Finding:
n, ""pH"", do" "'" pro""" "'Y do'"lopm"" '" 'hi, liro,. A, p" II" ""pH",o~ L", , Will
rem,,. P''''''''' y v""", wilb <h, ex~pli", of lbo hi,,,", """ I",,,,,,, 00 lb, ""'y, """ L", 2
will ~'''''" '" hi'''h, ""ido,,,. rh, re""iog '''' ,jz" '" ho. I", ... ",000 ",,'" f""
lb'ref're "ill,,, ,,' q""'i fi" fo, <h, d,,, lopm,., of" <h"d ""i, of d,,,,,y
,
J
26.480.030 A 4 so,.,,,,,., ",.."'0", """,R" LAN..'" LOT seen
Th' "Ii' of , 10' "'" i, Ii'''' o. ,h. '"". 1","'''Y of Hi,,,,n' [~,,,,,,,k Si~' M' ",od''''
[Of <h' ,,,dopm~..f .., ""w ,ingldoroily ,,,,,lIing m'Y ""iV' ,,,,bJiv[,io, ",mp'i", if"
meets the following standards:
.. "" .ri,",,1 ,.~,1 ,b~1 h" m..im,m of ,u. lb"",d (6,000) '...~
f~' i, ,f" ", '" I"''''' i. ,h' ,,"6, "" 15, \<.15^- -, " 0 ,0.' d",ri"
~
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Staff Finding:
Th' "hjed ,~"I i, 9,000 "'I"" ,,,, of hmd """ f. f",,~d f. 'h' R" M",ium D~,i1Y
Residential Zone District.
b. Th' "",I .Al< f" b,fb ....id..'d ,b,1I b' "",bl"b'" by lb' ,f" o{
lb' ,,,,,I ",d lb' ",oo d"nid wb'" lb' ,,,,,,,, i' I""''''. Th' ""I FA\< ,,, ~,b 10'
shall be noted on the subdivision Ellemption flat.
f, lb' Offi" "'u. ..M", ... {on","ug ,b~1 ,"~ " lb' ~1,u\uffOU 01 mo>imum D'"
,,~ {" 10" ".,,,d lbcuu,b lb' bi.""i' ,"udm""'" "I" N'" lb" ..' ",", FA\< .bUn
uo' .. .",wI 00 ..' Subdlvi"'U ."m,ff'u PI" b"'U",'" D"'''~ wID b' ,ff"wI bY
the use established on the property:
II uU bull"u,' .u wb" w" ..' "'b,riU' ,,~,I ~m,iu wbolly ".id.u,,"1 .. u"" ..'
m"imum D'" .~, wlll b. " ,""'" iu .., M ",oo d"n'"
,
1l uuy ,od'OO ,f , bulldlug oU u \Of ,~,wI bY lb' b""ri' loodum,b I" "ff' [. iu
",mm",,"V,ffi" u"" .... lb' ~Iow,d D." ,,~ f" ..,i lu' ,b,1I b. .., D'" ".,
,1I,w,d I" ,II 0"" 0"" ..'u ....id'uil'l iu ..' "". d"tri". If'" ,dj'''u' ,.~,I
~~"d bY ..' I" "I" ~m,i" wb.ily iu ....id..il'. u"' .... ..' D'" ,,.. oU ..., ,,,,,,I
,b.il b' ffm",d " lb' m"imum ,1I'w'" ou . I.' ,{ ". ..' f.' 'did,uff,1 u"' ",,,d'" i.
the R-6 standards.
II ...~ " ",mm.~I,V,ffi"'" ou """ o..ly "~,,,d I',", ... """,mum D'" .,.. f" .11
",d ,'b" ...U 'did.uil'I" ..' ,.,. ..,frio' will b. ."il,d
Staff Finding:
B,<h prop"'io; will '" lim'''' '" ".id,uti" "'" _"(0' 0' wuJitiouol, " ",nod .. "" M
'"u' Ji,,,i". Th' '0"" "o,,"y hao M ,"" of9,OOO ",,,,,, [". ", i. ,,~itt'" ,du,l" fAR
o[ 4,080 ",,,,,, f~' ,,,i, fAR muO'" .h"'" ",'W'W "" ,~o u'- f."
L" 1, whi,h WO""" "" ",prox"",,,ly 5 55 equ'" foo' "oon"b"', """ ..,.. pmp"'''' ~" of
4,500 ,qu'" roo', i. ~f""'" " ,,,.,,,,blo FAR 0[2,1%0 equ'" [~,
",,, ..."i' ,o;idW" <ou'"" of ."",fro""'y 1,300 "'1- f", ,f fio<>' "" ", .,,, '" ."
"0"'''' Lo' 2. ",,,ou,h <h' Hi''''''' LMd""" Lo' s,If<, ,,,do,m'u' ou Lo' 2 will "",w'
maXimum floor area of 1 ,800 square feet.
4
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Sua m'"m""'d, <b" UPc '-d. 0' We." 'id, ""dO' .
'h", 10''''d oJ "'g <h, ,/j 'y '" <b, '''''' Lo, I <h , h ';" ""' '."'" k vm,,,,,oe f" <b, hi "ori,
'-'h'""", 1_", 71" hi"'ri"" d ,'" '" "10,,, bo'''''g ''''' mm.in in it,
""" mq"m "" """,,,,,fun,,,, li'eo.~ '"'~ ,~";,~~J;" L 6j foe, i",o <h, "',~ righ, 01 ","y """
variances be approved to legalize the h' t ,e ld~' ngmeer. Staff recoJUmends that all
lS Onc COn ltlOns of the shed.
,. Th, Pm".,,,, dev<lop",,,, ""'" "d.. .
""""IYi.g "'.. d"lrict. Th, '~i..oe, p'o,." d. ~ . """""'", ''''''n""",., of <b,
're "'0/ P''''iU", '" 'b, P~oe' 'b" WI" ' ',:' ';ri", 26.4J5.12Q(B)(J)('),(b), OOd ('J
Will be added to the maXimum FAR alJoWed COnthall) ~ . lstOTlC structure. The FAR bonus
' On e OTlgll)aJ Parcel.
S"IT >J'di.g, n" 'PPIi,,,,,, doe, "'" Pmpo~ dOV'Jo . . .
Prev'"~'y, <h, "PPIi''''''''''''d"o "",,", "" FAR ""'" ,t'""'" " <b" '''''. A, m'""""d
Ii" doc, "'" 'mOl, "'Yo," ""'.~'f"""'fi,, n",' ""~Ii '"' '" <h, fo"",. 71,,",w ''''
'x,'''', ''''''"'f'''m'og hi""ri, "'''' '" I.", I Th h.' Y V",''''''' mq",.,,,,, m, """ t" <b,
'h, "'w '''' Ii"" ""d 'hoc'fore ",.fo"", W. 'h <b ;. "'0", ""d",,, 0" I.", 2 "" /j ," 6' '"'m
mi"",om of 5' '"'., I", Ii",) Tt ',.' 'm",,, "m" ""'''''''''"" of 'h, R'6 "'"' (,
26.415. Ii O. C of <h, 1.1""""'1 C;", ~'~'~I~::"~"' -',g~''''''k VO"""'''. POC 8''''0"
"Pc """ """. "'di.g "., I" """k V"i..",
a. Is similar to the Pattern features d h
An dt!'1: '.. '~"I""f <b, hi''''ri, P'Op"" '" di'lrioc.
b. F..b..." Ol "".1'''" 00 '''''~' '''' '" '0 <h b . . . .
""'''''' of <b, ';"Ol" Pmp,;;y .. :;... ,,' . ""',,, ""","..." Ol .".ilnh;..,
";"",,. " · f"''''.g "'''''''''' b;'I'ri, Pmp,;;y "' hi.,,,,,,,
DECISION MAl(JNG OPTIONS:
The HPC may:
.
apprOVe the apPlication,
approve the apPlication With Conditions
disapprove the apPlication, Or '
"...."b"PP"~.,. '" . '01, ~'fu", ''''b''hi '''did,. I. , .
to make a decision to approve or d a ln orllJatJon necessary
eny.
.
.
.
:ECOMMENDATION:
1, Staff recommends that l-IPC grant 0' setba k d' ,
d I 1. , "" ""'"'"'I "" """ 'id, d "
Yo< '0 eg"" "" '''''''''-O''f <b, hi.,"".",. "" "" ""
2. Staff recommends that l-IPC grant GMQS ,
3, Staff recommends that the ap'''f t exemptJon for the Historic Landmark Lot Split,
E. . ",," P""'" '" "'",0"'",,,, r fj
ng1l1eenng Department for the historic h d L 1 1cense rom the
I A bd'" s e On ot ,
. su lV1Slon plat and SUbdiVision e (
hy <h, C''''''''"i~ DoYOI"p""., D ""; '0, '''''''''''' ,""" b, '<"'""d "'d "P',"YO'
,,.., ""., ""d ""'''''d " <h, "m", of <h, P, ~i,
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coon" 0'" ,n' R'''''''' wilhi' 00' h$",," oigh" (180) ,," of r",", ,.".0",,1 by ~
c" Co$,iI fill"" '0 ,"0" ,h' ,I"' ,n' '0"" ~"", """",u" """",", w' fu<n ", - ,
, ;,,,,,, ""e "mil ,,,,,,, un'" ",' pI" ""~" on' n""",,,,uon of ",' ,I" by C,,,
(~o,""iI wi" be "no'"'' f'" , ",owi" of ,.,od ,,0",. A" ",w"O'" ",e ,0bOW"'"
,(,,,"""0 " .. 1 C "e
""Uh' nnu''''''"" 0<''''''" 26."0 of'h' "''''' ""op" 0 0
~ conwin' ,I" no'" ,,,"n, """ no furth" ,obO' 0"''" ""' be ~no'" fo' ""~
. low no' will oddiu,onl ",," be bo<lI wilhoo' """, ,f "",I""'" 'pi,m"" 'r
,u~>>M' ,0 "', ",,','"'' ,f ,'" l.on' \l", Co" in off'" ~ ",' u'" 0
,,,,,,,con; ." f nu W
conwin' I" no" ,,,,,,,, ,"'" ~I ,eW ,,,,,,,.,,,,,, no ." Ion no '" o.
,. ,be di""'&"""' ,OJ,,,,",''" of "', M'X" Il,o WOO ",tri', """ ",e "non'"
"""" h, "" HrC on' r ,
"" 1M'" '" "di,~e "'" ,hi' pro,,,,1 w,. "ort' I>>' , of 4500 ",um' ." en
, "X' wi,h 2}gO 'num' foct ,r \I"'" m'" on" \0,2 of 4,500 'n"''' f'" m ,"'
w'th 1 800 Square feet of floor area, .
"" ,,,:10'';'''' ,,,,,,,,1' ~on'''' bmcin ",",Ion",""''' '. ,ile-,,,,'flfC ~evel~pmen~
5. . , f fu< (3) ,_ fto" ",od"" of ",,,,,,,,,, ' ,v' opro"
,Ion o~,'" foe ' P'''; .,;" '" ~bi" b' on, of "" _, "" ","iI'o", .,,,n""'Uo ""
",,, . "oW"", ",," ,h' foe "iI"" "f "id v~,'" ,",P'''' ri ,bCO. Il id'" o",,,we ~
:~~;;~d~;;~;t f,,,un '". ,'.01"';' :~;;,;,:,:,:~:.~:,;::~;~~:'i::;~;:::'
,~:;:,;,:',j::~;~ ;:::,;:;:,; o~ ""~ 0~tfedsPropertY2 tf~: :: ~~~~;e;:;~~.
d , 00" .' """ ,h' """"" "u'" . .
~;~~i7;:\::0: ,^" of "', ,.""" "".,,,,,,, ,,,010''''"' ,I" ,hid' no' ,~u\l m
the creation of a vested property nght.
No I'''' lb'" fo"""n (' 4) :":::~:': :;~, i:::::':;' 'ci;'~::''':;:::::';:
W u~;::;,:: ::~:;:;:: o~ ;"". ,n"lnti.n wi,hin lb' iuri,.!,,,,,nid bOfund~ies of ~~e
, . on" ""v,,'O" "', 'co"'" ,,,,,,, of "" u,pro'" 0 ,,,,, >P"'."
~:;d~~::';;;::" ",.,'on of' ",,,,, '''''''' righ' ,=""" '" lb" T"I,. suob non"
shall be substantiallY in the folloWIng form:
No""" b"'by ,'0'" ,. "', ,,,"'" publi' of"" "",mv~ of. ':~:::;':;,::;;~,
,hm, "'" lbe '~"~ Jf 'e;:~ :~ :~;;~'~:~~; 24, A"d' "" eol"'"'"
,"'_ """ "" ~ ..b , "". 227 <'>" Bl"W ,='
R'~~dS~"""' ",,,,min' '0 "" fo\lo~n' ,~,,,' ,,,. .
. . "" ,,,do,men' """ ",," ","""uen' ,,0'"
~~:~~~r:f~F~e~J~~~~"d:*iE:~~e~ ;:;~,:;,:~:\::::'~:O:;=~~::~
the Clty 0 ",spen proVI
approval.
I "a ",,,,, ,,,,,1\ '" ""i'" " ~I righ" of ",,,,,,,- ",,, in"
The ""'"'' b"'"." ,nu,ewl " laW f" "" ,,,,,,~ of eu"",gh" ,hid I 00' b
',';,'::~~::I :;::,: o;;~bi,,,,uon of "', nod" of finul d,vdo,"'''' ''',''" "' ""
6
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under Section 26.304,070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Exhibits:
Resolution #_, Series of2005
A Application
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
Land Use Code Amendments related to Historic Preservation-
Recommendation to the Planning and Zoning Commission
DATE:
July 13,2005
SUMMARY: The Community Development Department is prepared to process a code
amendment related to HPC FAR bonuses. During a worksession in April, the board
heard a presentation by a citizen who suggested that properties containing multiple
historic buildings should be eligible for more than one 500 square foot bonus. HPC was
open to the idea, possibly with some caveats, for instance that some of the bonus be sold
off the property as a TDR. Staff has drafted proposed new language and HPC is asked to
make a recommendation to P&Z and Council.
Following is the language that currently exists in the Municipal Code related to HPC
floor area bonuses. The code states that HPC can only grant up to 500 square feet of
extra floor area. That has always been interpreted to mean that a designated property can
only have one bonus, even if the lot is later subdivided.
Possible new language to add to these sections is underlined.
26.415.110.E. Floor area bonus.
1. In selected circumstances the HPC may grant up to five hundred (500)
additional square feet of allowable floor area for projects involving designated historic
properties. To be considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines;
b. The historic building is the key element of the property and the addition is
incorporated in a manner that maintains the visual integrity of the historic building;
c. The work restores the existing portion of the building to its historic
appearance;
d. The new construction is reflective of the proportional patterns found in the
historic building's form, materials or openings;
e. The construction materials are of the highest quality;
f. An appropriate transition defines the old and hew portions of tlle building;
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained.
1. The proiect includes the designation of a propertv not currently listed on
the Aspen Inventorv of Historic Landmark Sites and Structures.
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2. In instances when a designated property contains two principal* historic
buildings or meets criterion 26.415.IlO.E.1.L HPC mav grant UP to a total of one
thousand (1000) square feet of bonus floor area. HPC mav require that anv bonus square
footage which exceeds five hundred (500) square feet on such a parcel must be removed
from the property in the form of Transferable Development Rights. To be considered for
the bonus. it must be demonstrated that the proiect meets the criteria of Section
26.415.1 IO.E.1.
3. In instances when each lot created by a single historic landmark lot split
contains a principal historic building, HPC may award a bonus of UP to five hundred
(500) square feet per lot. HPC mav require that anv bonus square footage which exceeds
five hundred (500) square feet for both lots combined must be removed from the
properties in the form of Transferable Development Rights. To be considered for the
bonus. it must be demonstrated that the pro;ect meets the criteria of Section
26.4I5.IlO.E.1.
4. Granting of additional allowable floor area is not a matter of right but is
contingent upon the sole discretion of the HPC and the Commission's assessments of the
merits of the proposed project and its ability to demonstrate exemplary historic
preservation practices. Projects that demonstrate multiple elements described above will
have a greater likelihood of being awarded additional floor area.
5. The decision to grant a Floor Area Bonus for Major Development projects
will occur as part of the approval of a Conceptual Development Plan, pursuant to section
26.415.070(D). The Floor Area Bonus may also be approved as part of a Historic
Landmark Lot Split review. No development application that includes a request for a
Floor Area Bonus may be submitted until after the applicant has met with the HPC in a
work session to discuss how the proposal might meet the bonus considerations.
(*Please note the code defines a principle building as the primary structure on a lot.)
-.,
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Section 26.420.020.B, Dimensional Variances
The following variances may be approved if it is shown that they are part of a proposed
development which has no negative impact on the character-defining features of the
designated property or historic district:
o Side, rear and front yard setbacks
o Minimum required distance between buildings
o Maximum floor area may be exceeded up to 500 SEI. ft. 1000 square feet.
o Variance to exceed the allowed site coverage by up to 5%
o Parking waivers and waivers of cash-in-lieu fees are permitted on sites unable to
contain the required number of on-site parking spaces required by underlying
zomng
o The open space dimensional requirement may be varied when a historic
commercial building is relocated on its site, resulting in an inability to meet the
standard.
Refer to Section 26.415.120(B), (C), and (E) for further information.
STAFF RECOMMENDATION: Staff recommends that HPC support the proposed
code amendment.
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Aspen Historic Preservation Honor Awards
Since 1990, the Aspen Historic Preservation Commission has celebrated local
historic preservation successes by presenting awards to individuals, companies, and
projects demonstrating excellence in preservation. There is no limit on the number
of awards that may be presented each year.
1. Evaluations take place in July of each year and must meet the following
criteria. Listed below are the categories of which projects may qualify. Awards
are selected solely by HPC.
2. In order to assist their evaluation, a point system has been developed. The
award categories and criteria are based on a number scale (J is the least
outstanding and 5 is the most outstanding).
All projects that meet the following criteria will be considered:
. All projects must be located within the City of Aspen
. All projects must have been completed in the last year
,.........
Restoration/Rehabilitation (which mayor may not include a new addition)
(maximum of 40 points)
o The quality and compatibility of design (including landscape) and
workmanship with the historic resource (5 points)
o The quality of new materials and restoration of historic material in
accordance with the Secretary of the Interior's Standards (5 points)
o Sensitivity to the building's historic and architectural character (5 points)
o The impact of the project on the surrounding neighborhood/community
(5 points)
o An outstanding example of creative work within the HPC design
guidelines ( 5 points)
o An outstanding investment of time and money in restoring a building and
landscape to it's historic appearance (5 points)
o Adaptive use of a historic building that enllances the interpretation of the
historic resource ( 5 points)
o Contribution or enllancement to the interpretation of the historic resource
or Aspen history (5 points)
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New construction within a historic district (maximum of25 points)
o The quality and compatibility of design (including landscape),
workmanship, and materials within the historic district (5 points)
o Sensitivity to the district's historic and architectural character (5 points)
o The impact of the project on the surrounding neighborhood/community
(5 points)
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o An outstanding example of creative work within the HPC Design
Guidelines ( 5 points)
o Contribution or enllancement to the interpretation of the historic resource
or Aspen history (5 points)
......,
The "Extra Effort" Award (maximum of25 points)
This award is for an individual or group that has taken extra steps to preserve a
historic resource.
o The participants' dedication to look at creative options in an effort to find
the best solution for the project (5 points)
o The participants' willingness to yolunteer designation of a property or to
sacrifice some aspect of a property's development rights (5 points)
o The quality of design (including landscape), workmanship, and materials
(5 points)
o Sensitivity to the district's or building's historic and architectural
character (5 points)
o The impact of the project on the surrounding neighborhood/community
(5 points)
The Elizabeth Paepcke Award (maximum of20 points)
This award is for an individual or group that has been a long-time preservation leader,
demonstrating commitment to historic preservation or for an individual or group
who has lead an outstanding one-time preservation effort that has had a clear impact
on Aspen.
Elizabeth Paepcke A ward Criteria:
o The overall quality (craftsmanship, design, landscape, programming) of
their work (5 points)
o The imlOvative interpretation and enllancement of Aspen's heritage
through their work (5 points)
o Their dedication to preserving Aspen's heritage (5 points)
o Contribution of their work to the Aspen community (5 points)
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The Welton Anderson Award (maximum of20 points)
This award is for an individual or firm that has contributed to Aspen's built
environment through outstanding new design over a sustained period of time, or
through one particularly important project.
Welton Anderson Award Criteria:
o The overall quality (craftsmanship, design, landscape) of their work
(5 points)
o Sensitivity to context (5 points)
o The innovative interpretation and enllancement of Aspen's heritage
through their work (5 points)
o Contribution of their work to the Aspen community (5 points)
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Proiects Nominated for 2005 HPC Awards:
13 5 East Cooper
".,.'
1295 Riverside
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501 East Cooper
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939 East Cooper
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635 West Bleeker
,
533 West ~muggler
.......
3
Proiects chosen for 2004 HPC Awards:
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513 West Smuggler
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3 04 West Hallam
""'.......
4