HomeMy WebLinkAboutMemo.121WBleeker.20210324_edits
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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 areis requested for this proposal.
As a historically designated landmark, theis 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 relocate the historic resource onto a new
basement but maintain the same location on the site.
• Setback Variation (Section 26.415.110.C) to grant setback reductions for the
portionselements 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. the 197 s.f.
lightwell.
• Floor Area Bonus (Section 26.415.110.F) allowed to request up to 250 sf of additional floor
areabut must meet all relevant criteria for the bonus including exceptional preservation
outcome.
The Historic Preservation Commission (HPC) is the final review authority, however, Conceptual
approval this project 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
Figure 1 – 121 W. Bleeker, 2000
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
building material, especially to the south elevation. Staff supports the removal of all non-historic
additions detrimental alterations and the restoration of the historic resource. Staff finds the
proposed wider than typical connecting element which is wider than typically allowed, is
appropriate for this project because much of the south wall of the historic house has been
demolished in the past. Staff elevation is not historic and 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 placement of the two-story historic resource appears to
be in its original historic 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, flagstone pavers set in sand (Design Guideline 1.6). The open green space
that dominates the front of the site complements the historic resource and supports the idea
of a traditional front yard as designed.
A large patio is proposed directly behind the historic resource on to 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 grade rather than the paving. Staff supports the general location of the
addition on the lot but finds the proposed building footprint of the addition to be out of scale as
it spans expands the entire width of the lot, dominating the historic resource from the street
view..
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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).
2. Historic Landmark – Restoration: BThe building permit files indicate the existing dormers
on the Victorian were added in the 1960s, and a series of other additions and alterations
extensions followed. The entry porch was enclosed sometime between the 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, and the building permit files and physical inspection. It is important to
note that the applicant will need to work closely with the Zoning and Building Department to
ensure that the existing height conditions are maintained.
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 for this
project 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 fromorm 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 historic location, staff recommends the applicant
restudy the building footprint and massing of the new addition to be more directly on axisin
line with the resource. Specifically, staff recommends the applicant restudy the building
footprint that extends to the west of the property that places the exterior staircase in the side
yard setback. Staff finds that the placement of the addition does not minimize visual impact
(Design Guideline 10.10).
Figure 2 – Proposed Site Plan
Commented [AS1]: This isn’t an issue now that we’ve
determined the Victorian is well under the height limit…
Commented [AS2]: I wouldn’t say that it is just that west
end of the addition that is a problem from a width
perspective. The whole second floor of the addition is wide
and could use reduction.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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
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. Staff recommends restudy of the massing and
building footprint for this area of 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.
Figure 3 – Proposed North (Front) Elevation
Commented [AS3]: They also need a reduction of the
combined setback, which is 15’.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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 projectthat 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 alley
but there is a row of mature vegetation that screens the 121 W. Bleeker property, and the
proposed lightwell from clear view from this driveway.
The large lightwell improves livability for the basement level allows for more livable subgrade
and helps reduce the above grade massing. This concepts is reflected in the floor plans, that
show all bedrooms except the master suite in the basement. 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.
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. Staff recommends restudy of the massing and
building footprint for this area of 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.
REFERRAL COMMENTS:
Commented [AS4]: I’m not sure this is really true. The
above grade massing is significant and mostly two story.
Most projects we see have all the bedrooms in the basement.
I’m not opposed to this exception, but it would seem to be
more on the basis of the minimal visibility of the oversized
lightwell.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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 that will need
to be reviewed by the Parks Department.
2. Location of drywells need to be minimum of 10’ a way fromor the property lines. A variance
request can needs to 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 areis not allowed in a patio.
4. An Eemergency escape and rescue opening is needed for the guest master suite located
in the historic resource.
5. The Llocation 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 Pproposed fire feature and built-in barbeque areis 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 height variation from HPC. The height measurement needs to be
clarified.
RECOMMENDATION:
A proposed resolution is attached, however Sstaff 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, to meet finished grade and remove or relocate remove 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