HomeMy WebLinkAboutApplication R2.134 E Bleeker St
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
March 10, 2020
Sarah Yoon
Historic Preservation Commission
c/o Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 134 East Bleeker Street – response to Staff memo
Dear Sarah and HPC,
Thank you for the thoughtful staff memo. We appreciate the comments and have focused on
three areas for restudy: roof pitch of addition, onsite parking, primary walkway. The simple one-
story connection between the new construction and the barn is important to the functionality of
interior spaces and to incorporating the barn into the project. After studying the connection both
digitally and via the physical model and looking at different location to connect, we find the
proposed rear connection to be visually discreet and to not detract from understanding the
historic barn form.
1) Roof pitch of addition – Based on feedback from Staff, we restudied the roof pitch of the
addition to be closer to the landmark. In the application packet we proposed a 6:12 slope
and the revised version (attached) proposes a 10.5:12 slope. When we first met with Staff
at the beginning of this project, we proposed a flat roof addition that was lower in height
Figure 1: 10.5:12 roof pitch as seen from Bleeker Street.
Page 2 of 3
3/10/2020
Response to staff memo
the two landmarks. As a corner lot we understand Guideline 10.6 and the necessity to
strongly relate to historic form; and therefore, we abandoned the flat roof form for a
traditional gable form even though height was increased. The 10.5:12 roof relates strongly
to the landmarks but results in a taller roof form than the 6:12 pitch or the flat roof
versions (note: the height meets zone district requirements). A single story 10 feet long
connecting element is proposed to link the historic home and new addition. This places
new construction between both historic landmarks on the property and meets Guideline
10.9. We will have both the 6:12 and the 10.5:12 roof slopes shown in our physical model
at the HPC hearing and look forward to your feedback.
2) Onsite parking – To address the City and neighbor ’s concerns about onsite parking, we
propose a parking slider that enables a car to laterally shift across a horizontal plane. This
allows two cars to fit within the barn, but a variance related to parking space length is still
needed because the historic barn is 15 ft. wide. Many cars fit in a 15 ft. deep parking
space including popular smaller SUVs found throughout town. This property is in close
proximity to downtown, to local and regional bus stops along Main Street, and is serviced
by the downtowner.
3) Primary walkway from Bleeker Street – The primary walkway from Bleeker Street to the
front porch and main entrance of the house has been revised to balance the tree root
zone defined by Parks and the Design Guidelines. We will continue to work with Parks to
shift the walkway west as much as possible without damaging the tree roots as part of the
final landscape plan for consideration during Final Design Review. The interior floor plan
shows the main entrance through the historic landmark and accessed off Bleeker Street
as required in the Design Guidelines.
We updated the sidewalks, snowmelt and Aspen Street walkway to address Engineering and Parks
referral comments and expect to continue working on the landscape plan for Final Design Review.
A physical model will be presented to the HPC during the public hearing for this project. Please
Figure 2: Revised ground floor plan to show 2 car garage and entry through landmark.
Page 3 of 3
3/10/2020
Response to staff memo
reach out if you need additional information to complete your review. We look forward to seeing
you onsite at noon tomorrow.
Sincerely,
Sara Adams, AICP
Exhibits (all exhibits already provided in application)
*a physical model will be presented to HPC
A – HP Conceptual, Relocation, and Existing Conditions Variations Review Criteria
B – Parking Reduction
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L – Drainage report
M - Drawing set including stamped survey, renderings
N – Revision dated 3/10/2020
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DATE#DESCRIPTION
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W W W . D E S I G N W O R K S H O P . C O M
DESIGN WORKSHOP
Landscape Architecture · Land Planning
Urban Design · Tourism Planning
Asheville · Aspen · Austin · Chicago · Denver · Dubai
Houston · Lake Tahoe · Los Angeles
120 East Main Street
(970) 925-8354
(970) 920-1387
Aspen, Colorado 81611
HL/JS MA
January 10, 2020
LX-01
HPC
SUBMISSION
NORTH 0
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REVIEWED:
PROJECT NUMBER:
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6271
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8 9
1 2 3 4 5 6 7 8 9
W W W . D E S I G N W O R K S H O P . C O M
DESIGN WORKSHOP
Landscape Architecture · Land Planning
Urban Design · Tourism Planning
Asheville · Aspen · Austin · Chicago · Denver · Dubai
Houston · Lake Tahoe · Los Angeles
120 East Main Street
(970) 925-8354
(970) 920-1387
Aspen, Colorado 81611
HL/JS MA
January 10, 2020
LX-02
HPC
SUBMISSION
NORTH 0
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5 10 20
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N. ASPEN ST.
E. BLEEKER ST.
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
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ENTRY
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GARAGE
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T.O.F.F. @ VICTORIAN
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103
PARKING SLIDER BY
CAROUSEL USA OR EQ
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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,
C
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19017
Author
Checker
1/4" = 1'-0"1 (P) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
DN
DN
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
OPEN TO
BELOW
4' - 9 1/4"
4"
3'
-
0
"
6' - 0"
10' - 0"
11
'
-
4
1
/
2
"
3'
-
1
0
"
OPEN TO
BELOW
16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"16' - 2"
6'
-
1
1
1
/
2
"
24
'
-
1
1
/
2
"
83' - 4"
11
'
-
1
1
"
14
'
-
4
"
5'
-
9
"
32
'
-
0
"
3'
-
0
"
4'
-
1
1
1
/
2
"
5'
-
1
0
"
11' - 8 1/2"
EQ EQ EQ EQ
W38
W3
7
W36W35W34W33W32
W3
1
LOFT
MASTER BEDROOM
GUEST
MASTER BATH
5' - 7"16' - 2"22' - 8 1/2"
6'
-
0
"
F F
10
'
-
4
1
/
4
"
T.O.F.F. @ UPPER LEVEL
EL. = 110' -10 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 110' -8 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 109' -6 3/4"
200
W3
0
STAIRWELL
OPEN TO
BELOW
LADDER ACCESS TO LOFT W/
GUARD RAIL PER CODE
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
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0
:
/
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3/9/2020 6:13:58 PM
A.2.08
(P) UPPER LEVEL
FLOOR PLAN
13
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P
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19017
Author
Checker
1/4" = 1'-0"1 (P) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
SETBACK
SETBACK
PR
O
P
E
R
T
Y
L
I
N
E
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
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N
E
F F
SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"
SL
O
P
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13
1
/
2
"
:
1
2
"
SL
O
P
E
13
1
/
2
"
:
1
2
"
SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"
SL
O
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13
1
/
2
"
:
1
2
"
SL
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13
1
/
2
"
:
1
2
"
SLOPE
13 1/2" : 12"
SL
O
P
E
3
1
/
2
"
:
1
2
"
SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"
SL
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13
1
/
2
"
:
1
2
"
SL
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P
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13
1
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:
1
2
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SL
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1
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:
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SL
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13
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SL
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1/
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:
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2
"
SL
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1/
4
"
:
1
2
"
SL
O
P
E
6"
:
1
2
"
SL
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E
6"
:
1
2
"
SLOPE
13 1/2" : 12"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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C
T
U
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E
&
D
E
S
I
G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
BI
M
3
6
0
:
/
/
1
9
0
1
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A.2.09
(P) ROOF PLAN
13
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19017
TM
Checker
1/4" = 1'-0"1 (P) Roof
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E-2 D BC AE-1
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
F
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"20
'
-
1
"
RO
O
F
H
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C
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MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E-2 D BC AE-1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
130' -1"
(N) Roof
130' -1"
F
22
'
-
1
1
"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
RO
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10.5
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10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Co
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T
U
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E
&
D
E
S
I
G
N
SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
C:
\
U
s
e
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s
\
E
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B
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1
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5
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8
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3/9/2020 4:29:08 PM
A.3.00
NORTH ELEVATION
10.5/12 PITCH
13
4
E
A
S
T
B
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E
E
K
E
R
AS
P
E
N
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C
O
19017
TM
Checker
1/4" = 1'-0"1 (E) NORTH ELEVATION
1/4" = 1'-0"2 (P) NORTH ELEVATION
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
130' -1"
(N) Roof
130' -1"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
5'
-
1
0
1
/
2
"
8'
-
5
1
/
2
"
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
C:
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3/9/2020 4:29:13 PM
A.3.01
WEST ELEVATION
10.5/12 PITCH
13
4
E
A
S
T
B
L
E
E
K
E
R
AS
P
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N
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C
O
19017
TM
Checker
1/4" = 1'-0"1 (E) WEST ELEVATION
1/4" = 1'-0"2 (P) WEST ELEVATION
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E-2DBCAE-1
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E-2DBCAE-1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
130' -1"
(N) Roof
130' -1"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
C:
\
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3/9/2020 4:29:17 PM
A.3.02
SOUTH ELEVATION
10.5/12 PITCH
13
4
E
A
S
T
B
L
E
E
K
E
R
AS
P
E
N
,
C
O
19017
TM
Checker
1/4" = 1'-0"1 (E) SOUTH ELEVATION
1/4" = 1'-0"2 (P) SOUTH ELEVATION
1/17/2020 HPC SUBMITTAL
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
130' -1"
(N) Roof
130' -1"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
8'
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10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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SCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"
C:
\
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3/9/2020 4:29:21 PM
A.3.03
EAST ELEVATION
10.5/12 PITCH
13
4
E
A
S
T
B
L
E
E
K
E
R
AS
P
E
N
,
C
O
19017
TM
Checker
1/4" = 1'-0"1 (E) EAST ELEVATION
1/4" = 1'-0"2 (P) EAST ELEVATION
1/17/2020 HPC SUBMITTAL
10.31.2019
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350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
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SCALE:
Plot Date
Drawn By
Checked By
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CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
BI
M
3
6
0
:
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1
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3/9/2020 6:14:17 PM
A.9.00
PERSPECTIVES
10.5/12 PITCH
13
4
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A
S
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B
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K
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AS
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19017
Author
Checker
10.31.2019
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