HomeMy WebLinkAbout227 E Bleeker_Memo_02.12.20
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
MEETING DATE: February 12, 2020
RE: 227 E. Main Street – Conceptual Major Development Review, Relocation, Setback
Variations, PUBLIC HEARING
APPLICANT /OWNER:
227 East Main LLC
REPRESENTATIVE:
Kim Raymond Architecture +
Interiors
LOCATION:
Street Address:
227 E. Main Street
Legal Description:
Lot F, Block 74, City and Townsite
of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-28-003
CURRENT ZONING & USE
MU (Mixed Use)
Currently in Commercial Use
PROPOSED USE:
Residential
SUMMARY: The
applicant requests
approval for
Conceptual Major
Development,
Relocation and
Setback Variations
to restore and
expand this
Victorian era
home.
STAFF RECOMMENDATION:
Staff recommends continuation for restudy as described in this
memo.
Site Locator Map – 227 E. Main Street
227
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND: 227 E. Main Street was built in 1886, making it one of the older surviving miner’s cottages
in Aspen. The property has recently sold, after being in the long-term ownership of the Moore family,
who retains the lots to the east. Sporadically used as a retail shop, 227 E. Main is in a deteriorated
condition. Asbestos shingle siding has been installed and original porch and window details (pictured
below) have been removed.
A very small non-historic addition is in place at the back of the house. The outbuilding shown on the
Sanborn map was demolished some time ago. Images below are among those that can be used to guide
the project.
Top left- Sanborn Map, 1904
Top right- Photo of 227 E.
Main, 1975
Left- View of the Moore
Building and 227 E. Main,
date unknown
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for demolition of non-historic additions and
construction of a new addition towards the rear of the historic building.
• Relocation (Section 26.415.090.C) to move the historic home forward 7 feet and westward 2 feet.
• Setback Variations (Section 26.415.110.C) for
The Historic Preservation Commission (HPC) is the final review authority, however this project is subject
to Call-up Notice to City Council.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A, B and C for more detail.
Site Planning, Demolition, Relocation: In general, staff supports the proposed site plan. The resource
remains in its historic location, separated from the addition with a 10’ connector. The architect has
pushed the addition towards the southeast corner. Only one of the two required parking spaces is
garaged, allowing for a small amount of open space on the ground plane. This may become important as
the applicant may need to accommodate a transformer on the site.
There are a number of trees on the property. Parks has preliminarily agreed to remove them all. There
is a concern with the driplines of trees on adjacent properties. The applicant must investigate this further
and may have to adjust their basement excavation.
Additional work is needed on the proposed stormwater plan. The applicant has proposed a drywell, but
Engineering is promoting green roofs.
Accommodating the proposed development on a 3,000 square foot lot is a challenge. The historic
resource is almost as wide as the lot. The applicant has requested a number of setback variations, but
more detail is needed about how construction will occur and how future maintenance will be
accomplished where setbacks are minimal.
Historic Landmark Alterations and New Addition: The property is currently in commercial use. Converting
it to residential is subject to a 20% floor area penalty that applies to all new single-family homes in the
Mixed Use Zone district. The maximum floor area is 1,920 square feet. The applicant has not requested
a bonus.
The restoration/rehabilitation plan for the historic resource must be further detailed at Final. Regarding
the addition, staff finds it to be acceptable in footprint, but recommends restudy of roof forms. For this
and other reasons detailed at the end of the memo, staff recommends continuation for restudy.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will significantly
affect the permit review. The following is a summary of comments received.
ENGINEERING
Improvement Survey – A COA compliant survey is required with all HPC submittals, please address the
following items on the survey.
1. Tie survey to two City (City of Aspen, GPS Control Monumentation, dated 12-2-2009 on the Engineering
website) monuments.
2. Provide one foot contours.
3. Location, species, and trunk diameter of trees at four and a half feet from the ground, as well as the
current extent of drip lines. Include neighboring trees whose dripline extend onto subject property.
4. Show location of all utilities.
5. State that the error of closure is less than 1:15,000
6. Call out natural hazards or lack thereof.
7. Show edge of pavement on Main St.
Proposed Plan:
8. The proposed project leaves limited available space for stormwater BMPs and treatment.
For this conceptual Design phase of the landuse process, the applicant needs to show stormwater
treatment has been considered and there exist opportunities for stormwater treatment. Keep in mind
drywells are not permitted within 10' of property lines or structures. Greenroofs, raingarden planter
boxes, and pervious pavers should all be considered. Before the project moves forward please submit a
general idea of possibilities for stormwater treatment.
At HPC Detail review a conceptual drainage plan and report needs to be submitted. Please refer to the
conceptual drainage plan and report in the appendices of the URMP.
9. Is there an existing transformer that provides sufficient power for the proposed project? Will a new
transformer be needed? Please coordinate with the Electrical Department to determine electrical loads
and available sources. If a new transformer is needed, it must be placed within the property and have a
dedicated easement. The approved plan from HPC should consider any necessary space for a transformer.
10. The proposed landscaping extends onto the neighbors property. Is there an agreement?
11. A 6' sidewalk and 5' landscape buffer will be required. Please show dimensions at Detail Review.
12. At Detail Review please show a possible proposed water service line location and tree location. Installing a
new water service without disturbing the street trees will be a challenge on this property.
ZONING
1. Floor area calculations must be verified during building permit.
2. A trellis on the west side of the connector has a deep enough overhang that the area below it counts as
“deck.” Please account for this in floor area calculations.
RECOMMENDATION:
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff recommends the Historic Preservation Commission continue the review with the following direction:
1. The architect is to provide additional information on how the resource will be temporarily stored
on site or suspended above the basement excavation.
2. The architect is to preliminarily address the constructability of the project given the site conditions
and proposed setbacks, and is to address future maintenance of the structure along the side lot
lines.
3. It is not clear from the plans that all drainage will be retained on the site. A gutter on the west
side of the cabin appears to cross the property line and the garage eaves reach the lot lines with
no gutters (unless they are internal and not clearly depicted.) Clarification is needed.
4. The architect must work with Engineering to advance the stormwater plan, and must depict green
roofs for HPC review if this becomes the solution.
5. Investigate whether a transformer will be needed on the site.
6. Continue to review the impact of trees on the adjacent properties relative to the planned
basement excavation.
7. Restudy the roof on the gable portion of the addition. Staff recommends the addition pitch match
the resource and that the spring point on the upper floor be reduced to achieve this. Staff
recommends restudy of the roof forms on the east side of the gable to simplify and relate to the
resource. The long slope over the stair is particularly unrelated.
8. At final, during permit review, and once the property is under construction, additional study and
documentation of the historic resource will be necessary in order to identify and respond to
historic conditions that are currently not visible.
9. As part of the approval to relocate the house on the site, the applicant will be required to provide
a financial security of $30,000 until the house is set on the new foundation. The financial security
is to be provided with the building permit application, along with a detailed description of the
house relocation approach.
10. The following setbacks are supported by staff:
• 5’10” in the front, where 10’ is required.
• 0’ on the west side of the resource and the basement below it where 5’ is required
• 1’ 1” on the east side of the resource, on the addition, and the basement below them,
where 5’ is required.
• 1’ on the rear yard, above and below grade, where 5-10’ are required.
11. A development application for a Final Development Plan shall be submitted within one (1) year of
the date of approval of a Conceptual Development Plan. Failure to file such an application within
this time period shall render null and void the approval of the Conceptual Development Plan. The
Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a
one-time extension of the expiration date for a Conceptual Development Plan approval for up to
six (6) months provided a written request for extension is received no less than thirty (30) days
prior to the expiration date.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Relocation Criteria/Staff Findings
Exhibit C – Setback Variations Criteria/Staff Findings
Exhibit D – Application
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com