HomeMy WebLinkAboutPresentation.134 E Bleeker St.20200311134 East Bleeker Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by EIGELBERGER & DesignWorkshop March 11, 2020
Request for Approval
134
Land Use Approval Request:
•Major Development (Section 26.415.070.D)
•Relocation (Section 26.415.090)
•Setback Variation (Section 26.415.110.C)
•Parking & Cash-in-lieu (Section
26.415.110.D)
•Dimensional Variance (Section 26.314.030)
Description:
Lot S and the East ½ of Lot R, Block 65, City and
Townsite of Aspen, Colorado
(PID# 2737-073-15-002)
Current Zoning:
R-6 (Medium-Density Residential)
Historic Front Walkway
Proposed Front Walkway
Proposed Front Walkway (Revised)Front Walkway (Existing)
Historic Front Entry
Proposed Floor Plan Proposed Floor Plan (Revised)
Historic Preservation Design Guidelines
4.1 Preserve historically significant doors.
•Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass
panes, paneling, hardware, detailing, transoms and flanking sidelights.
•Do not change the position and function of original front doors and primary entrances.
•If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if
necessary. Also, keep the door in place, in its historic position.
•Previously enclosed original doors should be reopened when possible.
Secondary Structure
Historic Preservation Design Guidelines
8.1 If an existing secondary structure is historically
significant, then it must be preserved.
8.2 Preserve a historic secondary building as a
detached structure.
•Any proposal to attach a secondary structure is
reviewed on a case-by-case basis.
•The position and orientation of the structure
should be maintained except when HPC finds
that an alternative is the best preservation
option.
•Some AspenModern properties incorporated
garages and carports into the architecture. This
pattern should be maintained.
8.7 If a new garage door is added, it must be
compatible with the character of the historic
structure.
8.8 Adaptation of an obsolete secondary structure
to a functional use is encouraged.
Main Level Floor Plan (revised)
New Addition
Proposed East Elevation
Proposed South Elevation
Proposed East Elevation (Revised)
Proposed South Elevation (Revised)
Parking
Proposed Parking Configuration (Revised)
Section 26.314.030 - Variances
Variances may only be granted from the following requirements of this Title 26:
•Dimensional requirements
•Permitted uses, but only to allow for the temporary off-site location or storage of materials, structures
or equipment pursuant to building construction or construction staging.
Extracted from Improvement Survey
(Existing)
Parking
Plans from 1992 HPC review
Section 26.415.110.D - Parking
On-site parking reductions are permitted for designated historic properties unable to contain the number of parking spaces
required by the underlying zoning due to the existence of a historic resource. In these circumstances, alternative mitigation in
the form of cash-in-lieu, pursuant to Chapter 26.515 (Special Review Standards), may be accepted by HPC for commercial
development. HPC may waive cash-in-lieu for residential development.
Extracted from Improvement Survey (Existing)
Staff Recommendation
Staff recommends continuation for restudy of the following:
1.Restudy the addition to achieve design compatibility as outlined
in Design Guideline 10.6.
2.Remove the connecting addition on the west elevation of the
historic secondary structure to meet Design Guideline 8.2.
3.Restudy the design to provide for one full parking space on-site.
4.Restudy the configuration of the front walkway leading to the
historic porch and ensure it is the primary entrance to the single-
family home.
5.Design the lightwell curb height to be 6” or less in height.
6.Work closely with relevant City Departments regarding the
sidewalk and placement of the waterlines for the property.