Board of County Commissioners Regular Meeting – September 12, 2018
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MEMORANDUM TO: Board of County Commissioners Regular Meeting – September 12, 2018 THRU: Cindy Houben, Community Development Director FROM: Tami Kochen, Planner RE: Jeffrey and Janette Bier – Gamekeepers Lodge and Carriage House Designation to Historic Register and Request for a Historic Preservation Incentive SUMMARY: The Applicant is requesting to designate the primary residence and the secondary residence, historically known as the Gamekeepers Lodge and the Carriage House, respectively, to the Historic Register, and as an incentive for the designation, to obtain one TDR. The structures are located directly across Highway 133 from the Redstone Castle. APPLICANT: Jeffrey and Janette Bier LOCATION: 18679 Highway 133, Parcel Identification Number 2729-203-00-008 ZONING/LOT SIZE: AR-10/ 5.58 acres REFERRAL AGENCIES: The application was referred to the Crystal River Caucus, the County Attorney, and the Historic Preservation Officer. Comments from the Historic Preservation Officer are incorporated throughout this memorandum and are found in Attachment C. STAFF COMMENTS: DESIGNATION TO HISTORIC REGISTER AND GRANT OF INCENTIVES (LUC Sec. 7-20-100): The Applicant proposes to designate the primary residence and the secondary residence, historically known as the Gamekeepers Lodge and the Carriage House to the Historic Register. The structures were constructed between 1899 and 1901. Suzannah Reid, the Pitkin County Historic Preservation Officer (“HPO”) states that “the lodge was designed by Boal and Harnois as part of the Osgood Estate for the purposes of housing the gamekeeper. This makes the building singular and the only example of this particular design and this particular purpose in the valley. The style relates to national design trends popular at the time.” The Gamekeeper for the Osgood Estate was responsible for the managing the private game reserve located in the area now known as the Crystal River Park Subdivision. Photos of the structures taken in 2018 in their current state are found in Attachment D. Photos of the structures taken around 1901 are found in Attachment E. The HPO has responded to the Code criteria for designation to the Historic Register in her Memorandum in Attachment C. She finds that the primary residence and the secondary residence both meet several of the criteria and are eligible for designation. The Code provides various incentives for properties designated to the Historic Register to be granted at the discretion of the BOCC. The Applicant has requested that the BOCC grant one TDR upon designation of the primary residence and the secondary residence to the Historic Register. To be granted an optional incentive, the applicant must demonstrate that: (a) The design of the project meets all applicable historic preservation design guidelines and is in conformance with the Pitkin County Comprehensive Plan; and Response: The Crystal River Caucus Master Plan states the following: “Historical, cultural and archaeological sites are valued and incentives that encourage their preservation should be developed.” Staff believes the historic designation of the structures is in direct conformance with this Crystal River Caucus Master Plan goal, as well as with the overall Pitkin County Comprehensive Plan. (b) The benefits provided are proportional to the significance of the historic resource; and Response: Staff believes that the issuance of one TDR is proportional to the quality and significance of the historic structures. The criteria for the BOCC to consider in granting a TDR are addressed below. (c) The historic building remains a key element of the property and the new development does not compromise the visual integrity of the historic property; and (d) The new construction is reflective of the proportional patterns found in the historic building’s form, materials and openings, or the work removes later alterations and restores the historic building to its appearance during its period of significance; and Response: Beginning in the 1940’s the parcel was utilized as a commercial resort. The interior of the secondary residence known as the Carriage House was remodeled to contain three apartments and underwent some exterior remodeling and additions at that time. In 1984 a Certificate of Occupancy was issued for converting the three apartments into a single dwelling. Through the years the majority of the changes to the secondary residence have been to the interior, however, the integrity of the historic exterior has for the most part been left intact. Also around 1940, a small log house addition was constructed on the north side of the primary residence. Staff believes the addition does not diminish the historical attributes of the parcel in part because of its size, materials, and setback location from the primary residence. Other structures existing on the parcel include a small log shed and a garage which have been constructed and designed with similar materials, colors and style, and do not compromise the visual integrity of the historic structures. As demonstrated in the photos from around 1901 and the photos from 2018, the historic structures have been impeccably maintained, can be recognized as buildings of their time, and the overall original character can still be understood. The two historic structures have remained the key elements of the property. No new development is proposed at this time. (e) The project is compatible with the character of the neighborhood in which it is located, and Response: No new projects are contemplated at this time. (f) Historic outbuildings, site and landscape features are retained and stabilized and restored, as appropriate. Response: No other historic outbuildings exist on the property. The general landscaping style and specific features including original trees have been maintained. In addition to the criteria addressed above for eligibility for an incentive, Sec. 6-70-40(a)(10) of the Code provides the following criteria for the BOCC to consider in making a determination on how many TDRs to award: 2 a) Community benefit associated with historic resource, including but not limited to the following considerations: 1. Value/importance of resource relative to overall County Historic Inventory 2. Accessibility to the public; 3. Visibility to the public; 4. Neighborhood/Caucus Master Plan identification of resource as valuable; 5. Caucus recommendation regarding value of resource to Caucus area; 6. Guarantee of long-term preservation of resource through a covenant, development agreement, conservation easement or other instrument acceptable to the Community Development Department and the County Attorney. Response: The structures are located directly across Highway 133 from the Redstone Castle. The structures are occupied by Jeffrey M. and Janette R. Bier, and would not be accessible to the public. Due to the structures being setback from Highway 133 and the presence of mature vegetation, the visibility to the public is limited. As highlighted in the HPO Memorandum in Attachment C, the value of the structures relative to the overall County Historic Inventory is large. The Applicant will be required to record a covenant guaranteeing the preservation of the historic resources. b) Cumulative Community impacts associated with the following discretionary incentives in the event that one or more are issued by the BOCC for the property: 1. Growth Management Quota Exemption; 2. Subgrade space exemption from floor area calculation; 3. Exemption from affordable housing mitigation requirements; 4. Density bonus of one additional house or intensity bonus. Response: The Applicant has requested one TDR as an incentive for the designation and is not seeking additional development incentives. c) Amount of incentive required to effect preservation of historic resource Response: The Applicant has stated that future projects likely include improving the structural integrity of the foundation of the residence, and pursuing weatherization improvements around the windows. No other significant preservation projects are proposed at this time as the Applicant has performed continual maintenance to the structures through the years. One TDR will provide economic incentive for the continued preservation. d) Likely development potential of the property based upon zoned density and intensity, development of comparable properties in the neighborhood, physical characteristics of the land, neighborhood compatibility, and extent to which infrastructure could accommodate potential development. Response: The parcel contains 5.58 acres and is located in the AR-10 zone district; therefore, it does not have the potential for further subdivision and will remain a residential property. The grant of a TDR is in association with the designation and preservation of the historic structures. Staff finds that the Applicant has demonstrated compliance with the code criteria for eligibility for an incentive, and that the issuance of one TDR is proportional to the significance of the historic resource and is a reasonable 3 incentive to ensure the restoration and preservation of the primary and secondary residences and the surrounding landscape. RECOMMENDATION: Staff recommends that the Board of County Commissions make a motion to approve the designation of the Jeffrey and Janette Bier property to the Historic Register, and as an incentive for the designation, to grant one TDR. ATTACHMENTS: A. Legal Description B. Application C. Historic Preservation Officer Memorandum D. 2018 Historical Structure Photos E. 1901 Historical Structure