HomeMy WebLinkAboutMemo.Conceptual.134 E Bleeker St.20200422
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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, Interim Planning Director/Historic Preservation Officer
MEETING DATE: April 22, 2020
RE: 134 East Bleeker – Minor Development Review, Relocation, and Setback
Variations, 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 ZONING & USE:
No change
SUMMARY: In March, HPC reviewed a Major Development
application that involved demolition and replacement of the existing
addition to this historic resource. The Commission expressed a
number of concerns and continued the hearing. The applicant
subsequently revised the project scope and requests a Minor
Development review for proposed exterior material and
fenestration changes to the existing non-historic addition and the
secondary “barn” structure and underpinning the historic home to
enlarge the basement addition. The applicant seeks setback
variations for the “barn” structure to remain in its current location.
STAFF RECOMMENDATION: Staff recommends approval with
conditions identified on page 7 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:
• Minor Development (Section 26.415.070.C) for materials and fenestration changes to the existing
non-historic addition and secondary historic resource.
• 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.
The HPC is the final review authority, however, this project is subject to Call-Up Notice by City Council.
PROJECT SUMMARY:
Since the last March 11th HPC meeting, the applicant has revised the scope of work which now qualifies
for a Minor Development review. The applicant proposes to maintain the existing non-historic addition
with changes to exterior materials and fenestration. Excavation to expand the existing basement is
proposed and will require the underpinning of the historic home. The secondary “barn” structure is to
remain detached with alterations to materials and fenestration to the east and north elevations of the
secondary structure. Two full on-site parking spaces are proposed with this revised design, and setback
variations are requested to maintain the location of the historic secondary resource which is currently
in the rear and east side yard setbacks.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
STAFF COMMENTS:
This corner lot property is highly visible from both Bleeker Street and Aspen Street, and as part of this
project, the applicant is asked to remove the existing garage and driveway curb cut from Aspen Street,
which is a benefit to the streetscape. Staff supports the applicant’s proposal to restore the roofs on
both historic resources to wood shingles and to paint existing siding, and the request for setback
variations to memorialize the existing location of the secondary “barn” structure. Staff recommends
HPC further discuss the proposed secondary entrance to the home and exterior details regarding the
changes proposed to the barn structure.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Landscape Design: The proposed expansion of the basement requires
excavation and underpinning of the historic house which triggers Relocation review. According
to Design Guideline 9.1, underpinning the historic resource for excavation is appropriate, and the
structural assessment and financial assurance for the historic resource will be required.
Additionally, details regarding excavation and waterline locations will need to be reviewed by
the relevant City Departments. (See Exhibit B for details.) All subgrade living space, including
lightwells, are within the setbacks, as proposed. In compliance with Design Guideline 9.6, staff
recommends a curb height of 6” or less for the proposed lightwell.
The proposed landscape plan introduces two new cottonwood street trees along Aspen Street,
and on-site planting beds and shrubs. Concerning the plantings along the west side of the
property, staff recommends reducing the shrubs closest to the historic house for the protection
of the resource (Design Guideline 1.13).
An existing non-historic fence is to be removed and replaced with a more contemporary 42” tall
wooden fence. Design Guideline 1.19 requires a low vertical picket fence allowing a level of
transparency for Victorian properties. The proposed horizontal board fence would be
appropriate around the addition, but staff recommends a vertical picket fence around the historic
home to meet the Design Guidelines.
The proposal introduces new sidewalks along both streets since the property is in a mandated
sidewalk zone. Related to these improvements, the applicant plans to reconfigure the front
walkway to the historic resource and the secondary walkway from Aspen Street. Due to the
dripline of an exiting tree, a meandering front walkway is considered appropriate (Design
Guideline 1.6).
The proposed secondary walkway leads to a vestibule located in the two-story connector. The
pathway is incorporated into an expanded patio area. While the applicant has addressed staff
concerns related to having the historic front door enter into a bedroom as indicated in the March
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
plan set, staff is still concerned that the secondary pathway will look and function as the primary
entry for the home. Staff recommends this pathway be restudied to better meet Design
Guideline 10.9 & 4.1.
Figure 3 – Proposed Landscape Plan
Staff supports the overall site plan and the provision of two full parking spaces. The proposed
landscape plan is appropriate with the recommendation to reduce plantings that are too close to
the historic home. Staff recommends the further restudy of the proposed secondary walkway to
better meet the Design Guidelines 10.9 & 4.1.
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
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 areas of exterior material was replaced during the 1990’s remodel.
The revised design maintains the secondary structure as a detached structure above grade with
a new subgrade connection proposed to access the rest of the house. On the ground level, the
design incorporates a large garage door opening on the north (alley) elevation to accommodate
for a full-sized parking space within the structure. Staff supports the adaptive reuse of the “barn”
with the garage door facing the alley, but recommends further study on if the garage door can
be pulled in slightly at the corners and still provide adequate clearance.
With the removal of the curb cut along Aspen Street, the existing single-car garage door on the
non-historic shed roof addition to the “barn” is to be replaced with siding and new windows. The
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
siding is proposed to match existing conditions. Two 4 over 4 windows are proposed on the east
elevation. The Design Guidelines call for new features to be distinguished from historic features
through subtle changes to style and/or detail. The proposed 4 over 4 design detail closely
mimics historic window design making it difficult to distinguish new and historic windows.
Figure 4 – Proposed East Elevation Figure 5 – Proposed North Elevation
(Secondary “barn” Structure) (Secondary “barn” Structure)
Staff supports the adaptive reuse of the secondary “barn” structure and the alterations to
material and fenestration with the recommendation to further study the window details on the
east elevation and the overall length of the garage door on the north elevation.
3. Non-Historic Addition: Materials & Fenestration: The applicant has made the decision to
maintain the existing non-historic addition to the historic house and make minor changes to
materials and fenestration. These changes include updating existing glazing and painting the
siding. According to Design Guideline 10.6, the additions 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. No changes are proposed to the existing scale
and form of the addition.
Materials: Horizontal wood siding is the unifying material seen throughout the entire project.
The applicant proposes to paint the wood siding, which is considered an appropriate finish. New
roofing material is proposed for the entire project.
Fenestration: The proposed fenestration changes deviates from what is found on the historic
resources. The most significant areas for change are concentrated on the west elevation which
faces the adjacent lot.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff finds the proposed changes to material and fenestration maintains a compatible
relationship with the historic resources. Staff requests additional information regarding
exterior vents and flues, and gutters and snow stops that may be added to all of the roofs.
4. Setback Variations: The applicant proposes to maintain the existing footprint of the secondary
structure in its current location. No new development is proposed beyond the setbacks. 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 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 meets all of the required criteria.
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. Coordinate with the Electric Department ensuring transformer upgrade is feasible. (Resolved)
2. At building permit, the following needs to be addressed:
• City of Aspen compliant survey is required
• Sidewalks required on both sides of the property
• Inspect curb and gutter and replacement of damaged areas required
• Emergency overflow path for drywell must be called out in civil plans and drainage report
• Water service line location in the front yard needs to stay out of tree drip line. Parks
Dept. approval needed.
• Submit soils report containing percolation test
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• Submit letter from structural engineer stating location of drywell will not compromise the
integrity of the structures. Any redesign of the drywell needs to adhere to City
Standards.
Parks Department:
1. Snow melted sidewalk must be 5’ away from the tree trunk (#6917 on City of Aspen tree inventory)
on Aspen Street.
2. Relocate waterline out of the tree dripline to the west property line. Parks to review revised
waterline plans.
3. More details on how excavation of the basement will occur.
4. Review of CMP when available.
Zoning Department:
1. Comments on floor area calculations.
2. Clarification of setbacks on sub-grade drawings.
Building Department:
1. Gross fire area over 5,000 sf triggers fire sprinklers.
2. Areas where roof projections are less than 3 feet from the property line need to be 1 hour fire-
resistance rated on the underside.
3. Snow stops required at all roof pitches that shed to walkways, driveways and window wells.
RECOMMENDATION:
Staff recommends the HPC approve this application with the following conditions:
1. The following setback variations are approved for the existing historic secondary “barn”
structure:
• 8’-4” rear yard setback reduction above and below grade
• 3’-3” east side yard setback reduction above and below grade
2. Restudy the secondary walkway to minimize its visual presence and meet Design Guidelines 10.9
& 4.1, to be reviewed and approved by staff and monitor prior to building permit submission.
3. Provide detailed information regarding vents and flues, gutters and snow stops, to be reviewed
and approved by staff and monitor prior to building permit submission.
4. Design the lightwell curb height to be 6” or less in height.
5. Revise window details on the east elevation of the secondary structure to meet Design Guideline
10.6, to be reviewed and approved by staff and monitor.
6. Work closely with relevant City Departments regarding work in the dripline of trees, particularly
the location of the waterline and sidewalks.
7. Minimize the length of the proposed garage door on the north elevation, to be reviewed and
approved by staff and monitor.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
8. Restudy the fence design around the historic home to meet Design Guideline 1.19, to be reviewed
and approved by staff and monitor.
9. Reduce plantings on the west side of the historic home, to be reviewed and approved by staff
and monitor.
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 B – Referral Comments
Exhibit C – Application