HomeMy WebLinkAboutNotice of Call Up Memo.227 E Bleeker.20200126 MEMORANDUM
TO: Mayor Torre and Aspen City Council
THROUGH: Phillip Supino, Community Development Director
FROM: Sarah Yoon, Preservation Planner; Community Development
MEMO DATE: January 19, 2021
MEETING DATE: January 26, 2021
RE: Call Up Notice, HPC approval for 227 E. Bleeker – Conceptual Major Development,
Relocation, Setback Variations, and Floor Area Bonus
APPLICANT:
227 East Bleeker LLC
REPRESENTATIVE:
Kim Raymond Architecture +
Interiors
LOCATION:
Street Address:
227 E. Bleeker Street
Legal Description:
Lot 2, East Bleeker Historic
Lot Split, according to the
Final Plat thereof filed on
record in Plat Book 78 at Page
5 as Reception No. 521939,
City and Townsite of Aspen,
Colorado
Parcel Identification:
PID# 2737-073-20-014
CURRENT ZONING & USE:
R-6 (Moderate-Density
Residential); Residential Use
PROPOSED USE:
No change
PROCESS SUMMARY: Certain land use approvals granted by HPC
or P&Z require that Council be notified of the decision through a brief
staff summary. The notification is not a public hearing and no applicant
presentation or public comment has been accepted in the past. During
the Call Up Notice, City Council may uphold the HPC or P&Z decision.
Alternatively, Council may request more detailed information be
provided through a presentation by staff and the applicant at a future
meeting. After hearing the additional project description, Council may
uphold the boards’ decision or may remand it to require
reconsideration of specific issues at a new public hearing. HPC’s or
P&Z’s decision on remand shall be final.
BACKGROUND: 227 E. Bleeker contains a one-story miner’s cabin
on a 4,500 sf lot that was created as a result of a historic lot split in
2005. According to the historic lot split approval, a maximum allowable
floor area of 1,800 sf plus the ability to apply for up to a 250 sf bonus
was established (Ordinance No. 34, Series of 2005). Exterior
alterations have been made to the resource over the years, but the
overall footprint of the resource remains similar to 1904 Sanborn map.
Site Locator Map – 227 E. Bleeker
STAFF RECOMMENDATION:
The proposal for Conceptual Major Development includes a
full restoration of the Victorian miner’s cabin and the
construction of a new addition. As part of the restoration, the
enclosed front porch will be restored and all non-historic
additions will be removed. The approved new addition is
located to the rear of the property and connected to the
resource with a 10’ long connecting element. Relocation
criteria was triggered for the purpose of excavating the
subgrade level, however, the historic home will be placed
back in its original location. The approved design was granted
setback variations and a 250 sf Floor Area Bonus for
significant restoration efforts.
Staff supported the proposal but recommended continuation in the staff memo. This was in response to
the comments provided by the Engineering Department regarding necessary clearances for the on-site
transformer which would ultimately impact the location of the new addition and on-site parking. Staff also
had comments regarding a secondary door and walkway on the North elevation. The applicant provided
design updates prior to the HPC meeting and the revised design addressed all comments. As a result, the
staff recommendation was amended to approval with conditions. On December 9th HPC approved
Conceptual Major Development, Relocation, Setback Variations and a 250 sf Floor Area Bonus with
conditions by a 5-0 vote. Staff recommends City Council uphold HPC’s decision.
Figure 1 – 227 E. Bleeker, 2020
Figure 3 – Approved North (front) Elevation Figure 4 – Approved view from the West
Figure 2 – Approved Site Plan (revised building footprint for new addition)
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: N/A
RECOMMENDATION:
Staff recommends Council uphold HPC’s decision.
Recommended Motion for Call-up
“I move to call-up HPC’s approval for 227 E. Bleeker – Conceptual Major Development, Relocation,
Setback Variations, and Floor Area Bonus.”
CITY MANAGER COMMENTS:
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EXHIBITS:
A – HPC memo, December 9, 2020
B – HPC approved plans
C – HPC meeting minutes, December 9, 2020
D – HPC Resolution #26, Series of 2020