HomeMy WebLinkAboutNotice of Call Up Memo.233 W Bleeker.20220412
MEMORANDUM
TO:Mayor Torre and Aspen City Council
THROUGH:Phillip Supino, Community Development Director
FROM:Sarah Yoon, Historic Preservation Planner II
MEMO DATE:April4, 2022
MEETING DATE:April 12, 2022
RE:Call Up Notice, HPC approval for 233W. Bleeker – Conceptual Major Development, Relocation, Setback Variations, and Floor Area Bonus
APPLICANT:
233 West Bleeker Lots ABC LLC
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
233 W. Bleeker Street
Legal Description:
Lots A, B, and C, Block 51, City and Townsite of Aspen, Colorado
Parcel Identification:
PID# 2735-124-40-001
CURRENT ZONING & USE:
R-6 (Moderate-Density Residential); Residential Use
PROPOSED USE:
Two detached single-family dwelling units.PROCESS SUMMARY:Certain land use approvals granted by HPC or P&Z require that Council be notified of the decision through a brief staff summary.The notification is not a public hearing and no applicant presentation or public comment has been accepted in the past. During the Call Up Notice, City Council may uphold the HPC or P&Z decision. Alternatively, Council may request more detailed information be provided through a presentation by staff and the applicant at a future meeting. After hearing the additional project description, Council may uphold the boards’ decision or may remand it to require reconsideration of specific issues at a new public hearing. HPC’s or P&Z’s decision on remand shall be final. BACKGROUND:233 W. Bleeker contains a two-story Victorian era homeand a secondary historic structure on a 9,000 sf lot in the R-6 residential zone district.The property was historically designated in 1992 via Ordinance 34, Series of 1992. Exterior alterations and additions were added to the resources throughout the 1980’s. The home remains in its historic location but the older additions significantly distort and cover historic characteristics of the structures.Site Locator Map – 233 W. BleekerSTAFF RECOMMENDATION:The applicantproposal for Conceptual Major Development includesremoving all impactful additions made to both historic structures, full restoration of both historic structures, and the construction of a new addition to the west side of the property. Although new additions are typically positioned behind the historic resource, the lot configuration and location of the secondary historic structure supports the addition being located to the side of the historic home. Temporary relocation is necessary to excavate the basement underneath the two-story Victorian. All historic structures will be in their historic locations on site.The Historic Preservation Commission (HPC) reviewed the application for Conceptual Development on January 12th and recommended reducing the overall height of the new addition. The applicant returned to HPC with a revised design thatreduced the height of the new additions and simplified the form. The HPC considered the new addition to be adequately setback from the front façade of the historic landmark and granted a 2’ side yard setback reduction for the historic bay window to remain in its historic location. This application earned the500s.f. Floor Area Bonus for the proposed restoration and design. A detailed preservation plan will outline the preservation treatmentsnecessary for the extensive restoration that entails careful study of historic documentation and physical building evidenceto bring back the original footprint and architectural details on all primary facades of both historic structures. The approved design also provides for 3 compliant parking spaces for the proposed two dwelling unitsStaff supported the proposal with conditions at the second public hearing on February 23rdand HPC approved Conceptual Major Development, Relocation, Setback Variations and a 500s.f. Floor Area Bonus with conditions by a unanimous 5-0 vote. Staff recommends City Council uphold HPC’s decision.
FINANCIAL IMPACTS:N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES:N/A
RECOMMENDATION:Staff recommends Council uphold HPC’s decision.AlternativeMotion for Call-up“I move to call-up HPC’s approval for 233 W. Bleeker – Conceptual Major Development, Relocation, Setback Variations, and Floor Area Bonus.”
CITYMANAGER COMMENTS:_____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________.
EXHIBITS:
A – HPC memo, February 23, 2022
B – HPC approved plans
C –HPC draft meeting minutes, February 23, 2022
D –HPC Resolution #3, Series of 2022