HomeMy WebLinkAbout227_E_Bleeker_2020_12_09227 East Bleeker Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by Kim Raymond Architecture + Interiors December 9, 2020
CURRENT CONDITIONS
227 East Bleeker, 2020
REQUEST FOR APPROVAL
Land Use Approval Request:
•Major Development (Section 26.415.070.D)
•Relocation (Section 26.415.090)
•Setback Variation (Section 26.415.110.C)
•Floor Area Bonus (Section 26.415.110.F)
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
(PID# 2737-073 -20-014)
Current Zoning:
R-6 (Medium-Density Residential)
110
HISTORIC BACKGROUND
Sanborn Map, 1904 Aspen, Colorado, 1890-1899
Source: Denver Public Library
HISTORIC LANDMARK -ALTERATIONS
Proposed North Elevation
Historic Preservation Design Guidelines
4.5 Adding new doors on a historic building
is generally not allowed.
•Place new doors in any proposed addition
rather than altering the historic resource.
•Greater flexibility in installing a door in a
new location may be considered on rear or
secondary walls.
Revised North Elevation
10.4 The historic resource is to be the focus
of the property, the entry point, and the
predominant structure as viewed from the
street.
NEW ADDITION
Revised North (front) Elevation
Historic Preservation Design Guidelines
10.9 If the addition is taller than a historic
building, set it back from significant facades
and use a “connector” to link it to the historic
building.
•Only a one-story connector is allowed
•The connector shall be a minimum of 10
feet long between the addition and the
primary building.
Revised East Elevation
10.10 Place an addition at the rear of a
primary building or set it back substantially
from the front to minimize the visual impact
on the historic structure and to allow the
original proportions and character to remain
prominent.
Revised South Elevation
SITE PLANNING
Proposed Site Plan
Referral Comments from Engineering:
-Proposed permeable pavers for single parking space
conflicts with existing transformer.
-Below grade stormwater infiltration system is not an
approved BMP in the Urban Runoff Management Plan
(URMP) and must be further vetted.
Revised Site Plan
BENEFITS REQUEST
Setback Variation Request
-Rear yard setback reduction of
3’ –3” above and below grade.
-Front yard setback reduction of
2’-0” for the roof extension
above the historic window.
Revised Site Plan
250 sf Floor Area Bonus Request
-The historic building is a key
element of the property, and
the primary entry into the
structure, and the addition is
incorporated in a manner that
maintains the visual integrity of
the historic building
STAFF RECOMMENDATION
Staff recommends approval with the following changes to the resolution language:
1.Proposed secondary walkway and door is not approved. Investigate the historic framing for any evidence of historic material and
openings. Fenestration changes to be reviewed and approved by staff and monitor before proceeding.
2.Provide a more detailed storm water mitigation plan following discussion with relevant City Departments for Final Review.
3.Provide a detailed Preservation Plan including existing conditions documenting investigation of historic framing and proposed
treatment, to be reviewed by staff and monitor prior to building permit submission.
4.Work closely with all relevant City Departments to meet all requirements regarding the transformer, existing utility easement and
parking requirements for Final Review.
5.Lightwell curb heights to be 6” or less in height.
6.Provide financial assurances of $30,000 for the relocation of the historic home onto a new basement foundation, to be provided prior
to building permit submission.
7.A 250 sf floor area bonus is granted for approved design.
8.The following setback variation for the proposed addition is granted, above and below grade:
3’-3” rear yard setback reduction for the addition above grade features as represented in the approved application
3’-3” rear yard setback reduction for the addition subgrade
2’-0” front yard setback reduction for the roof feature over the historic window
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 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.