HomeMy WebLinkAboutMemo.HPC Conceptual.134 E Bleeker St
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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, Historic Preservation Officer
MEETING DATE: March 11, 2020
RE: 134 East Bleeker – Conceptual Major Development Review, Relocation, Setback
Variations, Parking Reduction, Dimensional Variances, PUBLIC HEARING
APPLICANT /OWNER:
Otis Real Estate Holdings
LLC, c/o Good Property
Company
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
134 E. Bleeker Street
Legal Description:
Lot S and the East ½ of Lot
R, Block 65, City and
Townsite of Aspen,
Colorado
Parcel Identification:
PID# 2737-073-15-002
CURRENT ZONING & USE
R-6 (Medium-Density
Residential); Residential
PROPOSED USE:
No change
SUMMARY:
The applicant has requested a Conceptual Major Development review
for the demolition of a non-historic addition, underpinning the historic
home to enlarge the basement, and construction of a new addition.
The applicant seeks setback variations for the existing historic
secondary “barn” structure and a parking reduction of one space.
Dimensional variances are requested for the remaining parking space.
STAFF RECOMMENDATION:
Staff recommends continuation of this project to restudy the issues
identified on page 8 of this memo.
Site Locator Map – 134 E. Bleeker St.
134
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
134 East Bleeker Street is a designated historic landmark in the R-6 zone district on a 4,500sf corner lot.
This property contains a miner’s cabin and a historic barn structure that were both moved to this site
from 418 E. Main Street in the 1960s. The spatial relationship between the two historic structures were
maintained on the new receiving site. 134 E. Bleeker was landmarked and redeveloped with the addition
that exists today in 1992.
Figure 1 – 134 E. Bleeker, 1980 Figure 2 – 134 E. Bleeker, 2020
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 the non-historic addition and the
construction of a new addition.
• Relocation (Section 26.415.090.C) for underpinning the historic house to enlarge the basement.
• Setback Variations (Section 26.415.110.C) for the existing historic secondary “barn” structure to
remain in its current location.
• Parking Reduction & Cash-in-lieu waiver (Section 26.415.110.D) for reducing one parking space
and waiving cash-in-lieu payment.
• Dimensional Variance (Section 26.314.030) for reducing the dimensions of one parking space
inside the secondary structure.
The HPC is the final review authority, however, this project is subject to Call-Up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes to demolish the non-historic addition and build a new addition that connects to
both historic resources. A small basement exists under the non-historic addition which the applicant
proposed to enlarge. Excavation to expand the basement will require underpinning the historic home.
No excavation or basement is proposed under the historic secondary structure, at this time. Setback
variations are requested to maintain the location of the historic secondary resource which is currently
in the rear and east yard setbacks. As part of a proposal to remove an existing curb cut off of Aspen
Street, the applicant is reconfiguring their on-site parking and requesting dimensional variances for a
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
new parking space inside the secondary structure. The applicant also requests the elimination of one
uncovered on-site parking space and the cash-in-lieu payment that would mitigate for the removed
space to be waived.
STAFF COMMENTS:
This corner lot property is highly visible from both Bleeker Street and Aspen Street. The design
guidelines focus on achieving a strong compatible relationship to form between the new addition and
the historic resource. Staff finds that the proposed roof pitch on the addition does not reach this level
of design compatibility when viewed from Bleeker Street and recommends further study. Staff supports
the request for setback variations related to the historic secondary “barn” structure but finds the
proposed attachment of the new addition to the west side of the barn does not meet the design
guidelines and recommends its removal. This addition also displaces an existing required on-site parking
space. Staff does not support the request for a parking reduction and recommends further study. The
applicant plans to eliminate a driveway and garage door on the east side of the barn, which is a benefit
to the streetscape. Instead the second required on-site parking space will be accessed through a new
garage door facing the alley. The garage space that will be created does not meet the required 18’
length due to the size of the historic structure. The request for dimensional variance is based on a
hardship related removing the existing curb cut and the physical dimensions of the historic structure.
Staff supports the request for reducing the parking space dimensions inside the historic secondary
structure.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Relocation: The property is located at the corner of Bleeker Street and Aspen
Street. This corner of town typically has a higher level of pedestrian activity due to its proximity
to the Red Brick Center for the Arts and the Aspen Community Church. The property has a
large cottonwood tree in the front yard and street trees along Aspen Street. The Parks and
Engineering Departments have provided comments related to protection of tree driplines and
stormwater mitigation. See Exhibit B for details. Relocation criteria is triggered for this
application because the applicant proposes to underpin the historic house to excavate and
enlarge the basement. According to Design Guideline 9.1, it is appropriate to underpin the
historic resource for excavation, but structural assessment and financial assurance is required.
A new walkway is proposed from Aspen Street that leads into the proposed connecting element
immediately behind the historic house. The floor plans show this entrance to be the new primary
entrance for the single-family home, while the redesigned walkway from Bleeker Street to the
historic front porch leads to a bedroom. See Exhibit C, Sheet A2.07. Design Guidelines 1.5, 1.6
and 4.1 are not met because the historic porch entrance must remain the main entrance into the
home. Additionally, staff finds the reconfigured walkway from Bleeker that terminates at the side
of the porch is not consistent with the orientation of historic walkways directly towards the front
door and recommends restudy.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The proposed addition meets the setback requirements, and a single lightwell is proposed to the
west side of the connecting element. Staff recommends the curb height of the lightwell to be 6”
or less in height to meet Design Guideline 9.6.
Preliminary stormwater and landscape plans were submitted with this application. The existing
metal fence that surrounds the historic home is not original to the site. The applicant proposes
to remove this fence and replace it with a code compliant fence. The final landscape plan,
planting details, and fence design will be reviewed at Final Review. The preliminary stormwater
plan includes on-site drainage and pipe systems that connect to a drywell located in the proposed
garage. Right-of-way improvements are also addressed.
Figure 3 – Proposed Site Plan
Staff finds the overall location of the new addition to be appropriate but recommends the front
walkway leading to the historic porch be revised and the internal floor plan be amended so that
the historic entry functions as the primary entry into the house. The lightwell design must meet
Design Guideline 9.6 by designing a curb height that is 6” or less in height. Staff recommends
the applicant work with relevant City Departments regarding comments about protecting tree
driplines and stormwater plan details.
2. Historic Resource – Secondary Structure: The historic secondary “barn” structure is two stories
tall with livable space on the top floor and a parking space on the ground floor. This space was
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
previously approved as an ADU which the applicant is in the process of removing with a cash-in-
lieu payment through a separate administrative process. This structure was relocated with the
historic home and significant amounts of exterior material was replaced during the 1990’s
remodel. With this application, the applicant will remove the existing curb cut from Aspen Street
and move the garage door to face the alley. The siding on the structure shall be replaced to
match existing conditions. As a secondary structure, staff supports the garage use and the
alteration of the north elevation to accommodate an alley access garage door.
The proposed design connects the detached secondary structure to the new addition on the
west elevation. Design Guideline 8.2 calls for all historic secondary structures to remain
detached which reflects the historic pattern and relationship of these structures to the primary
home. This also prevents the connecting of multiple building masses together. Staff
recommends the proposed addition on the west elevation of the barn be removed.
Staff supports the proposed changes associated with the garage door and parking space, but
recommends the proposed connecting addition be removed to meet Design Guideline 8.2 and
also to avoid eliminating a required parking space.
3. New Addition – Form/Materials/Fenestration: The Design Guidelines are more stringent about
design compatibility of new additions on corner lots. The proposed new addition has a one-story
10’ long connecting element, a two-story addition, and an additional connector hooking the
addition to the historic secondary structure. According to Design Guideline 10.6, the new
addition needs to be recognized as a product of its own time, but visual compatibility must be
achieved by relating to two of the following characteristics: form, material and fenestration.
Form: The proposed two-story addition has a 6:12 pitched roof and an uncovered deck facing
Aspen Street. Both historic resources have steep roof pitches of approximately 13:12 that are a
defining feature seen on both street facing elevations. A gable roof form is preferred on the
addition, but staff finds the proposed 6:12 pitch appears out of character, especially when viewed
from Bleeker Street. Staff finds the compatibility of form has not been met and recommends
further restudy of the roof pitch.
Materials: Both historic resources are clad in wood siding and asphalt shingles. Horizontal wood
siding is proposed for the addition. The roofing material appears to be asphalt shingles, but
additional clarification may be needed. Staff finds that the proposed materials strongly relate to
the historic resources.
Fenestration: The proposed fenestration design purposefully deviates from the fenestration
found on the historic resources. Large expanses of glazing are depicted on both street facing
facades of the addition.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 4 – Proposed South Elevation (View from Bleeker Street)
Figure 5 – Proposed West Elevation (View from Aspen Street)
Staff finds the proposed addition does not strongly relate to two aspects of the form
fenestration and materials criteria and recommends restudy. Design Guidelines 10.8 and 10.10
speak to scale and proportions of a new addition as it relates to the historic resource. Staff finds
that a balance between form and scale must be accomplished to achieve design compatibility.
4. Setback Variations: The applicant proposes to maintain the existing footprint of the secondary
structure in its current location. While staff does not support the proposed connecting element
to the west of the secondary structure, staff supports the request for setback variations to
memorialize the current location of the resource. No historic resources are being moved and
the historic home will remain in its location 5’ behind the front yard setback. The relationship
between the two historic resources is an important pattern to maintain.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The historic secondary “barn” structure is currently in the rear and east side yard setbacks. The
following setback variations are requested to maintain its current location:
• 8’-4” rear yard setback reduction
• 3’-3” east side yard setback reduction
In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district;
and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or
historic district.
Staff supports the request for setback variations to maintain the existing location of the historic
secondary structure since it continues to meet all of the required criteria.
5. Parking Reduction & Dimensional Variance: It appears that the property was given a parking
reduction of one space where 3 parking spaces were required due to the approved ADU. Past
approvals show one parking space inside the secondary structure accessed from Aspen Street
and one uncovered parking space to the west of the secondary structure.
With the removal of the ADU, the on-site parking requirement becomes 2 spaces. The applicant
is required to remove the existing curb cut from Aspen Street as part of this project. This action
directly impacts the code compliant parking space that exists inside the secondary structure.
Due to the existing depth of the historic secondary structure when accessed from the alley, the
applicant is requesting a dimensional variance for the length and width of the parking space. A
typical parking space dimension is 8 ½’ wide x 18’ long. The applicant proposes one 8’ wide x 15’-
1” long parking space. The Engineering Department accepted this dimension to count as a
compact parking space because of the significant benefit for removing the existing curb cut and
the historic conditions. Staff finds that the applicant qualifies for a hardship and meet the review
criteria for a variance. See Exhibit A.3 for staff findings.
As a historic preservation benefit, HPC may grant parking reductions and waive cash-in-lieu
payments for residential projects. The applicant is requesting the elimination of the surface
space on the west side of the barn and the $38,000 cash-in-lieu mitigation to be waived. On a
site that requires two full parking spaces, staff finds one compact parking space may not be
sufficient and recommends the utilization of the uncovered parking space west of the secondary
structure. See Exhibit A.3 for staff findings. Even if the space is waived, staff would not support
a fee waiver given that underparking this site has impacts to on-street parking that the City must
address.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff supports the request for varying the parking space dimensions inside the historic
secondary structure. Staff recommends restudy to maintain and/or accommodate for one
compliant parking space on-site.
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. See Exhibit B.
Engineering Department:
1. Provide a City of Aspen compliant survey.
2. Sidewalks will be required on both sides of the property.
3. Curb and Gutter inspection will occur at the time of building permit and any damaged areas must
be replaced.
4. Callout the emergency overflow path for the drywell.
5. Water line/services need to be out of the dripline of the trees. Coordinate locations with the
Parks Department.
6. Additional submittal material for building permit regarding stormwater mitigation plan are
required.
Parks Department:
1. Snow melted sidewalk must be 5’ away from the tree trunk on Aspen Street.
2. Relocate waterline out of the tree dripline to the west property line.
3. Move sidewalk into the house on Aspen Street out of the tree dripline to minimize impacts.
4. Floating sidewalks are required for both walkways.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue this application for further restudy of
the following:
1.) Restudy the addition to achieve design compatibility as outlined in Design Guideline 10.6.
2.) Remove the connecting addition on the west elevation of the historic secondary structure to
meet Design Guideline 8.2.
3.) Restudy the design to provide for one full parking space on-site.
4.) Restudy the configuration of the front walkway leading to the historic porch and ensure it is the
primary entrance to the single-family home.
5.) Design the lightwell curb height to be 6” or less in height.
6.) Work closely with relevant City Departments regarding the sidewalk and placement of the
waterlines for the property.
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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.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Setback Variations Review Criteria /Staff Findings
Exhibit A.3 – Parking Reduction & Dimensional Variance /Staff Findings
Exhibit B – Referral Comments
Exhibit C – Public Comment
Exhibit D – Application