HomeMy WebLinkAboutMemo.121WBleeker.20210526
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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: May 26, 2021
RE: 121 West Bleeker Street – Conceptual Major Development, Relocation,
Dimensional Variations and a Floor Area Bonus, PUBLIC HEARING
CONTINUED FROM MARCH 24th
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 approval with conditions listed 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 the proposed
mechanical equipment.
• 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 large lightwells along the east
side of the lot to provide adequate daylighting into the subgrade space. Dimensional variations
for the new mechanical equipment and a 250 s.f. floor area bonus are requested for this design.
STAFF COMMENTS:
The Historic Preservation Commission (HPC) reviewed the application for Conceptual
Development on March 24th and recommended continuation to restudy the massing of the new
addition and the exterior staircase located in the west side yard setback. In response to the
comments, the applicant has removed the exterior staircase and concentrated the massing of the
addition behind the historic resource. Staff finds the revised design successfully addresses the
massing concerns as perceived from the street and reduces the number of setback variation
requests. Staff supports the removal of all non-historic additions and recommends the applicant
work closely with City staff on the restoration details for the historic resource. The proposed
Figure 1 – 121 W. Bleeker, 2000
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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 supports the
request for setback variations and a floor area bonus of up to 250 s.f. because the proposed
design meets all relevant criteria. See Exhibit A.3 and A.4 for detailed findings.
Staff recommends HPC review 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
and supports the idea of a traditional yard as designed.
Patio spaces are proposed directly behind the historic resource on the east and west side of
the lot. To comply with the zoning requirements, the applicant has confirmed that the fire
feature and BBQ grill have been removed from the street facing patio. The proposed exterior
cabinet must be code compliant to remain. Staff recommends the patio spaces abutting the
historic resource be pulled away from the corners so that the resource meets natural
landscape rather than the paving material. Staff supports the location of the addition on the lot
and find the revised building footprint to be visually compatible when viewed from the street.
The historic resource will sit on a new basement foundation, and a light well is proposed on
the east façade of the historic home. The foundation detail must be similar in design and
materials to the historic foundation and the curb height of the lightwell must be 6” or less in
height to minimize visual impact. The proposed light wells along the east side of the property
servicing the subgrade space spans nearly 14 feet. Although this feature is designed to provide
maximum daylighting to the space below, staff recommends a reduction of the overall feature
(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. 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. Staff recommends the applicant work closely with staff to ensure
restoration details are accurate.
3. New Addition – Form, Materials and Fenestration: The new addition has a 12’ long one-
story connecting element directly behind the historic landmark. Since the historic resource is
taller than the proposed addition, a standard connecting element is not required. The proposed
connecting element is wider than the typical passageway but provides an adequate distance
between the old and the new structures. 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).
The new addition is pushed to the rear of the lot with the landmark remaining in its historic
location. The garage portion on the new addition is approximately 50 feet back from the front
façade of the historic resource. The revised design reduces the appearance of the second
floor massing of the addition by aligning it more directly on axis with the resource, and the
exterior staircase that extended into the west side yard setback has been removed, further
reducing the mass. Staff finds the revised design minimizes the visual impact of the addition
as it is perceived from the street (Design Guideline 10.10).
Figure 3 – North (Front) Elevation Figure 4 – Revised North (Front) Elevation
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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. 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.
Floor Area Bonus: The applicant plans to demolish the incompatible addition 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 and the proposed restoration efforts
will vastly improve the visual appearance of the historic home. The revised addition meets the
design guidelines for compatibility, and lightwells are proposed to help improve livability for
the subgrade addition. Staff finds the restoration efforts and the revised design of the addition
meet the criteria for a floor area bonus.
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.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
6. Snow retention is needed on the east side of the historic roof where the window well is
located.
Zoning Department (UPDATED):
1. Features such as gas and electric meters are allowed projections in the setback.
2. The request for new combined yard setbacks for the revised design are as follows:
Combined for lot is 14.94’. Proposed west is 5’, east is 1’-2” = new combined will be 6’-2”.
3. Calculations for subgrade walls need to be reviewed. (See Exhibit B for detailed comment.)
4. Permanent fire pit is not allowed between the house and a street.
5. At permit submission, natural grade also needs to be shown to verify height.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Work with relevant City Departments regarding comments related to the transformer,
new water line and the stormwater mitigation plan. Minimize visual impact of stormwater
features in the foreground of the historic resource.
2.) The lightwell abutting the historic resource must have a curb height of 6” or less.
3.) Reduce the overall size of the lightwell feature abutting the east side of the new addition.
4.) The front walkway material must be concrete, brick, or red sandstone pavers, and no
more than 3’ in width.
5.) Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and
vents, for Final review.
6.) Up to 250 sf floor area bonus is granted for the approved design. All calculations will be
confirmed during building permit review. Bonus floor area not used for this project will be
forfeited and must be earned through a future request.
7.) The following setback variations for the proposed addition are granted:
• 5’ rear yard setback reduction for the addition above and below grade, as
represented in the approved application
• 3’-10” east side yard setback reduction for the proposed mechanical equipment
• 8’-9” combined side yard setback reduction for the new addition and the mechanical
equipment as represented in the approved application
8.) As part of the approval to relocate the historic 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.
9.) 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
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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.
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