HomeMy WebLinkAboutMemo.121WBleeker.20210324
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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: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Planning Director
MEETING DATE: March 24, 2021
RE: 121 West Bleeker Street – Conceptual Major Development, Relocation,
Dimensional Variations and a 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:
The applicant requests approval for Conceptual Major
Development 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. Dimensional variations
and a 250 s.f. floor area bonus are requested for this proposal. As
a historically designated landmark, the project is exempt from
Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends continuation to restudy the design of the new
addition with comments provided on page 6 of this memo.
Site Locator Map – 121 W. Bleeker Street
121
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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.
• Relocation (Section 26.415.090) to place the historic resource on a new basement but
maintain the same location on the site.
• Setback Variation (Section 26.415.110.C) to grant setback reductions for portions of the
new addition and for mechanical equipment.
• Height Exception (Section 26.575.020.F.4.j) for the measurement of the height of the new
addition where it abuts a large lightwell on the east side of the property.
• Floor Area Bonus (Section 26.415.110.F) to request up to 250 sf of additional floor area.
The Historic Preservation Commission (HPC) is the final review authority, however, Conceptual
approval is subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes to remove all detrimental alterations on the historic resource and to
restore it back to its historic appearance. Excavation for a new basement is proposed and the
historic home will be relocated on a new foundation but maintain its historic location on the lot.
The new addition is concentrated to the rear of the property and a large lightwell is proposed to
the east side of the lot to provide more daylighting for the subgrade living area. Dimensional
variations for the new addition and a 250 s.f. floor area bonus are requested for this design.
STAFF COMMENTS:
Compared to the size of the lot, the two-story historic resource has a rather small building footprint.
The historic roof form and architectural character of the home as seen from Bleeker Street is
evident, however, past alterations and expansions resulted in the permanent loss of historic
building material, especially to the south elevation. Staff supports the removal of all non-historic
additions and the restoration of the historic resource. Staff finds the proposed connecting element,
which is wider than typically allowed, is appropriate for this project because much of the south
Figure 1 – 121 W. Bleeker, 2000
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
wall of the historic house has been demolished in the past. Staff supports the location of the new
addition as it relates to the lot but recommends the applicant restudy the massing and footprint of
the new addition. While dimensional variations for the new addition may be supported, staff
recommends reducing the new massing that extends towards the east side yard. The floor area
bonus of 250 s.f. may be appropriate if more of the new addition could be concentrated directly
behind the historic resource.
Staff recommends HPC discuss and provide more direction regarding the following topics.
1. Site Planning and Relocation: The historic resource appears to be in its original location
according to the Sanborn Map. There are two large cottonwood tree street trees along West
Bleeker Street and alley access for parking. A simple stone walkway is proposed with a bend
due to the drip line of the cottonwood tree. Staff recommends the walkway be no more than 3’
in width, utilizing a historic native stone such as red sandstone, set in sand (Design Guideline
1.6). The green space that dominates the front of the site complements the historic resource
as designed.
A large patio is proposed directly behind the historic resource on the west side of the lot. A fire
feature and an egress window well are incorporated into this patio feature. The location of the
fire feature is not permitted according to the land use code (built in features are not permitted
between a façade and a street) and will need to be relocated, and staff recommends the patio
be pull away from the corner of the historic resource so that the resource meets natural
landscape rather than the paving. Staff supports the general location of the addition on the lot
but finds the proposed footprint to be out of scale as it spans the entire width of the lot,
dominating the historic resource from the street view.
The historic resource will sit on a new basement foundation, and a light well is proposed on
the east façade. The foundation detail will need to appear similar in design and materials to
the historic foundation and the curb height of the lightwell needs to be 6” or less in height to
minimize visual impact (Design Guideline 9.5 and 9.6).
Figure 2 – Proposed Site Plan
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
2. Historic Landmark – Restoration: Building permit files indicate the existing dormers on the
Victorian were added in the 1960s, and a series of other additions and alterations followed.
The entry porch was enclosed sometime between 1970-1980, and in 1991 a permit was issued
to add another porch feature to the west elevation. The applicant proposes to remove the
alterations that directly impact the historic resource and to restore the resource using historic
photographs. Staff supports the restoration of the resource using historic documentation,
building permit files and physical inspection.
3. New Addition – Form, Materials and Fenestration: The new addition has a 12’ long one-
story connecting element directly behind the historic landmark. This connecting element is
wider than the typical passageway that is preferred, but staff finds this is appropriate because
the south elevation of the historic resource was demolished in the 1970s and 1980s when the
home was significantly altered. Gabled roof forms and cedar siding are proposed for the new
addition, which relates to the historic resource. The proposed fenestration deviates from the
historic resource (Design Guideline 10.6).
Although the new addition is pushed to the rear of the lot and the area for a new addition is
limited due to the landmark remaining in its original location, staff recommends the applicant
restudy the building footprint and massing of the new addition to be more directly on axis with
the resource. The building footprint of the addition extends to the west of the property that
places the exterior staircase in the side yard setback. Staff finds that the footprint of the
addition is not minimal and the width of the second floor massing of the addition is visually
impactful (Design Guidelines 10.8 & 10.10).
4. Dimensional Variations & Floor Area Bonus: Setback variations and floor area bonuses
are benefits available to historic properties if granted by the HPC. For lightwells over 100 s.f.,
HPC may grant an exception to the methodology for calculating height. All historic preservation
Figure 3 – Proposed North (Front) Elevation
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
benefits are granted as site-specific approvals that are tied to a specific design reviewed for
compatibility and appropriateness.
Setback Variations: The applicant requests a reduction from the 10’ rear yard setback
requirement for the proposed addition, above and below grade. The proposed design shows
the subgrade level within the rear yard setback by approximately 5’. The proposed above
grade two-car garage addition has livable space on top that is also 5’ within the rear yard
setback. The mechanical equipment proposed in the east side yard setback is taller than 30”
and needs a 3’-10” side yard setback reduction. Staff finds the request for the rear yard setback
and east side yard setback variations meet the criteria.
The applicant seeks a west side yard setback variation for the exterior stairs that provide
access to the rooftop deck above the garage. As a result of the east and west side yard setback
variations request, the applicant will also need a combined side yard setback variation. In
response to the request for a west side yard setback reduction, staff recommends a restudy
of the massing and building footprint for the addition because it does not meet the historic
preservation design guidelines. See Exhibit A.3 for detailed staff findings.
Floor Area Bonus: The applicant plans to demolish all non-historic additions and restore
important architectural features such as the front porch and chimney. The proposed design
reinforces the front entry as the main entrance to the home. While the restoration efforts will
vastly improve the visual appearance of the historic home, staff recommends restudy of the
new addition to be more compliant with Design Guidelines 10.8 and 10.10. See Exhibit A.4 for
criteria and detailed staff findings.
Height Exception for Lightwells: Any lightwell over 100 square feet in size triggers the
requirement that building height be measured from the bottom of the lightwell, rather than from
the ground level of the site. An exception to this is available as a benefit to landmark properties.
The proposed lightwell on the on the east elevation of this project abuts the new addition, is
over 100 s.q. and provides generous daylighting for the subgrade living space. This lightwell
is located approximately 49’ from the front property line and is not easily visible from Bleeker
Street. The east side yard is adjacent to an unusual condition, an access driveway that serves
the Hotel Aspen and connects with the alley serving this block. A row of vegetation screens
the 121 W. Bleeker property, and the proposed lightwell from clear view from this driveway.
The larger lightwell improves livability for the basement level and has minimal visual impact
as perceived from Bleeker Street. Staff finds the exception criteria are met to grant an
exception to height for the proposed lightwell. The applicant will have to work with Zoning to
confirm that, even with the granting of an exception to the methodology of calculating height,
the above grade construction adjacent to the lightwell is within the 25’ height limitation.
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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. Please see Exhibit B for full comments. A summary of the
comments that must be resolved before HPC or carried forward as conditions of approval are:
Engineering Department:
1. Proposed excavation for a water service line within the drip line of a large tree will need to
be reviewed by the Parks Department.
2. Location of drywells need to be minimum of 10’ away from the property lines. A variance
request can be submitted for review.
3. Clarification regarding the transformer is required. Information about available capacity
needs to be reviewed by the City Electric Department.
Building Department:
1. Fire sprinklers will be required because the fire area exceeds 5,000 s.f.
2. Proposed exterior stairs to the roof deck does not meet fire separation distance
requirements.
3. Window wells without guard protection are not allowed in a patio.
4. An emergency escape and rescue opening is needed for the guest master suite located in
the historic resource.
5. The location of hot tub proposed on the roof deck needs to be 18” from the edge of the
deck, or a guard needs to extend 18” above the top of the hot tub.
6. Snow retention is needed on the east side of the historic roof where the window well is
located.
Zoning Department:
1. The proposed fire feature and built-in barbeque are not allowed between a street and
structure.
2. Setback variations are needed for the proposed exterior stairs, second floor deck on the
rear addition, and the AC units.
3. The proposed lightwell larger than 100 s.f. requires an exception from the methodology of
calculating height from HPC. The height measurement needs to be clarified.
RECOMMENDATION:
A proposed resolution is attached, however staff recommends the Historic Preservation
Commission (HPC) continue this application with the following direction:
1.) Restudy the building footprint and massing of the new addition, specifically the area that
extends to the west side of the lot, to meet Design Guidelines 10.8 and 10.10 and reduce
setback variations.
2.) Reduce the proposed patio on the west side of the lot to allow vegetation to surround the
historic landmark, and remove or relocate the proposed fire feature and BBQ to zoning
compliant locations.
3.) Work with relevant City Departments regarding comments related to the transformer, new
water line and the stormwater mitigation plan.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Relocation Review Criteria / Staff Findings
Exhibit A.3 – Dimensional Variations Review Criteria / Staff Findings
Exhibit A.4 – Floor Area Bonus / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application