By Michael Price
At its February monthly meeting, the City of Littleton Historical Preservation Board (HPB) approved an application for a Certificate of Appropriateness (COA) for a new building to be constructed at 2679 West Main Street, site of the former Valley Feed Store.
The Littleton Planning Commission required the application for this COA during its August, 2016 meeting, where it approved the Planned Development Overlay by a 4-3 vote, with the provision that the property be included in the Main Street Historic District, which encompasses most of the buildings along Main Street from Bega Park to the Melting Pot Restaurant.
The owner and applicant are Jon Benallo and a company called 2679 West Main Street Partners LLC. Architect Josh Rowland of LAI Design Group of Englewood, CO presented the COA application to the Board.
The Planning Commission approved a four story brick and siding mixed use building, which would front on Main Street, contain 41,691 square feet, and have main floor retail and banking operations, second and third floor offices and five penthouse apartments on the fourth floor. The building measured 61 feet at its highest point, 98 feet along the Main Street frontage, and 173 feet deep along its north-south line. The property is zoned B-2. Most of downtown Littleton is zoned Central Area (CA), with different height limitations and other standards than B-2.
The HPB approves COAs utilizing standards and guidelines approved and published by the City and must carefully consider whether or not the Guidelines are being followed to grant a COA to allow remodeling or new construction to occur.
The property owner added it to the Main Street Historic District on December 9, 2016. On December 19, 2016, the application, presented to the HPB, revealed that several variations from the B-2 zoning requirements were recommended by the Community Development staff and approved by the Planning Commission in August, 2016. These included a 50 per cent reduction in the required number of parking spaces, a reduction in the size of each parking space, a reduction to the open space requirement, a reduction in the unobstructed open space along Main Street, a deviation in the third and fourth floor setbacks, as well as a deviation in the parking lot location.
During the December hearing, the HPB heard from Community Development staff, the applicant’s architect, and members of the public, most of whom spoke against the proposed COA approval. The HPB decided to continue the hearing until January when the applicant would resubmit the COA to more closely conform to the standards that the HPB would consider.
On January 18, 2017, the HPB heard the amended COA application. Fifteen citizens testified at the public hearing, 80% opposed. The HPB reviewed four main standards and 53 additional standards of the Littleton Downtown Design Guidelines, finding several areas where the building did not conform. These included a curb cut along Main Street, a side parking lot, a lack of overall relationship with adjacent buildings, the high visibility of the third and fourth floors from a point across the street, that the mass of the building, would dwarf all other buildings along Main Street and did not comply with the City’s Comp plan for downtown. Members of the HPB viewed this building as creating a new skyline for downtown, detracting from the Arapahoe County Courthouse and the Old Mill on Rapp Street as the tallest buildings in the downtown area, as well as minimizing the Carnegie Library (which houses the Melting Pot Restaurant), the western iconic building in downtown.
The HPB voted unanimously to deny the COA application.
On February 22, 2017, the applicant, through Community Development staff and its architect, resubmitted the COA application, with a major change to the proposed project. The revised application called for the removal of the fourth floor apartments, resulting in a three story building which at its highest point would be 44 feet. The applicant added an additional retail bay to the Main Street frontage, resulting in a building length along Main Street of 118 feet. The public hearing involved four citizens, all of whom requested that the HPB deny the revised application, citing a lack of consistency with the Downtown Guidelines, and that the building character and mass still did not fit with the buildings currently along Main Street.
The HPB again carefully considered each of the four main standards, and reviewed again compliance with the 53 additional standards. A motion to approve the COA passed with a 4-3 vote.
The project now moves to a staff level Site Development Plan (SDP), where the Community Development staff ensures that lighting, landscape and paving standards are followed along the lines of Planning Commission approval. A separate COA will be done at the staff level for building signage.