HomeMy WebLinkAboutMemo.121WBleeker.20210608
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Natalie Feinberg Lopez, Historic Preservation Officer
MEETING DATE: June 8, 2022
RE: 121 West Bleeker Street – Final Major Development and Floor Area
Bonus, PUBLIC HEARING
APPLICANT /OWNER:
121 W Bleeker LLC
REPRESENTATIVE:
1 Friday Design
LOCATION:
Street Address:
121 W. Bleeker Street
Legal Description:
The East ½ of Lot C, All of Lot D,
and the West ½ of Lot E, Block
58, City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2735-124-39-003
CURRENT ZONING & USE
R-6 (Moderate-Density
Residential); Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY:
On May 26, 2021, the applicant received Conceptual Major
Development approval to demolish all non-historic alterations and
additions, to relocate the historic home on a new basement, and to
construct a new addition to the rear of the property. Setback
variations and a 205 s.f. floor area bonus was granted to the design
with a unanimous vote of 7-0 during the second round of design
review. 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 4 of this
memo.
Site Locator Map – 121 W. Bleeker Street
121
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
BACKGROUND:
121 W. Bleeker is a 6,000 s.f. lot in the R-6
residential zone district. This property contains a
Victorian era home that was historically
designated via Ordinance 34, Series of 1992.
Building permit records show various alterations
were made to the historic resource that include the
addition of large dormers and a new porch to the
west elevation. Setback variances for these
extensions were granted by the Board of
Adjustment in the early 1990s. Although the
Sanborn Map indicates the home is in its original
location, numerous alterations have resulted in the
loss of historic building fabric.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to demolish non-historic alterations and
additions made to the historic home and construct a new addition to the rear of the property.
• Floor Area Bonus (Section 26.415.110.F) to revise the floor area bonus request to 250
square feet of floor area to build the approved design.
This project was called up by City Council and presented on July 13, 2021. City Council upheld
HPC’s decision and approvals.
PROJECT SUMMARY:
The applicant received Conceptual Major Development approval to fully restore the historic
resource and construct a new addition to the rear of the property. The historic home will be
temporarily relocated on-site during the excavation of the basement, then placed back in its
historic location on the lot. The height of the resource will be maintained. Setback variations for
new mechanical equipment and a 205 s.f. floor area bonus was granted for the approved design.
The Final Major Development review focuses on landscape design, selection of materials and
fenestration, and the final lighting plan. The applicant presents a more refined landscape design
with a landscape architect on board the project and a request to correct the floor area bonus from
205 s.f. to 250 s.f. to construct the approved design without change.
STAFF COMMENTS:
The existing landscape features and plantings currently expands into the right-of-way. Two large
cottonwood trees and a historic metal fence are located at the front of the property. Existing
privacy fences are to remain in place without any further alterations. Staff finds the proposed
pathways do not meet the Design Guidelines and requires a restudy with input from the Parks
Department about work in the driplines of trees. The perennial plantings, particularly in the right-
of-way, should be reduced, and the retention of the existing metal fence along the front of the
Figure 1 – 121 W. Bleeker, 2000
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
property should be further discussed by HPC. Overall, staff supports the approval for Final Major
Development and find the listed items above may be finalized through the staff & monitor process.
Staff recommends HPC review the following topics:
1. Landscape and Lighting Plans: The proposed landscape design increases the use of
perennial plantings around the front of the property with limited areas of sod. Sod would not
be feasible in certain areas due to the large cottonwood trees; however, in areas around the
resource, staff finds it to be the more historically appropriate setting for the historic resource.
The planting beds and shrubs in the right-of-way may not be permitted by the Parks
Department because they interfere with the established cottonwoods and implies a
privatization of land. Staff recommends the reduction of perennial plantings and working with
the Parks Department for their feedback on appropriate landscaping in the right-of-way.
The landscape plan also shows a curved concrete walkway leading up to the front porch,
similar to what is there currently. Staff supports the grey concrete material for the main
walkway, but the Design Guidelines recommend a perpendicular path from the street to the
front entry. A meandering path is only allowed at points where trees need to be avoided
(Design Guidelines 1.6). In addition, there are two secondary paths that connect the front
walkway to the hardscaped areas behind the historic resource. Staff recommends these
secondary paths be reduced in scale and the main walkway be straightened out to the best
extent possible. All walking surfaces must be compliant with necessary dripline protection that
the Parks Department may require.
A drywell is located at the front of the property along the east side. As the applicant team
continues to work with the relevant City Departments towards a finalized storm water mitigation
plan, staff recommends all features have minimal visual impact (Design Guideline 1.8).
The lighting plans include code compliant fixtures and no landscape lighting. There are two
recessed can lights that are proposed for the historic porch. Staff recommends one recessed
light in this area to provide a level of illumination that is minimal (Design Guideline 12.3).
Lastly, there is an existing wrought iron fence on the property that is not original to the site. In
circumstances where there is no historical evidence of an ornate wrought iron fence, the
design guidelines encourage a modest wooden fence with a transparent quality that allows for
clear views of the resource from the street. Retaining the existing wrought iron fence may
create a false sense of history that would be inaccurate (Design Guideline 1.18). HPC
discussion regarding the matter is requested.
2. New Addition – Materials and Fenestration: The new addition is recessed and sited behind
the historic resource. Although the connection point between old and new construction is wider
than the typical connecting element, it was determined during the conceptual hearing that this
would be appropriate for this property since no historic material will be lost. The new addition
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427 Rio Grande Place, Aspen, CO 81611-1975 | P: 970.920.5197 | aspen.gov
uses different applications of wood siding to relate to the historic resource. The fenestration
on the new addition is a departure from the historic resource but maintains a glazing to wall
ratio that is visually compatible. If there is a stone foundation at the base of the historic
resource, this will need to be maintained, otherwise an exposed concrete or painted metal
flashing would be appropriate (Design Guideline 9.5). Information about the foundation and
exterior conditions of the historic resource will need to be provided as part of the preservation
plan along with the proposed treatments for restoration.
3. Floor Area Bonus Updates: A calculation error was discovered for floor area that needs to
be corrected in order for the approved conceptual design to be built. The applicant requests
for a revised amount of 250 s.f. to resolve this error. It is important to note that this request will
not change the mass and scale of the approved addition in any way. Staff supports the updated
floor area bonus request.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1. The landscape plan to be finalized by staff & monitor with regard to reducing plantings,
particularly in the right-of-way, and restudying the proposed walkways to meet Design Guideline
1.6. Final plan to be reviewed and approved prior to building permit submission.
2. Submit a preservation plan that includes documentation of existing conditions and proposed
treatments for restoration for staff & monitor level approval, prior to building permit submission.
3. Continue working with relevant City Departments regarding comments related to the
transformer, new water line and the stormwater mitigation plan. Minimize visual impact of
stormwater features in the foreground of the historic resource and review finalized stormwater
plan with staff & monitor, prior to building permit submission.
4. Reduce porch lighting to one fixture and provide location of fires department connection
(FDC) hook-up and strobe to staff & monitor prior to permit submission. The FDC is to be
sensitively located and the strobe is to be a white casing.
5. The approved conceptual design with no changes is granted a revised floor area bonus of
250 s.f. All calculations will be confirmed during building permit review. Bonus floor area
not used for this project will be forfeited and must be earned through a future request.
ATTACHMENTS:
Resolution #____, Series of 2022
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Floor Area Bonus / Staff Findings
Exhibit B – HPC Resolution #10, Series of 2021 and Meeting Minutes, May 26, 2021
Exhibit C – Application