HomeMy WebLinkAbout227_E_Bleeker_Memo_2020
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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: December 9, 2020
RE: 227 E. Bleeker Street – Conceptual Major Development, Relocation,
Setback Variations and Floor Area Bonus, PUBLIC HEARING
APPLICANT /OWNER:
277 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 Number:
PID# 2737-073-20-014
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 completely restore the historic home, relocate the
resource onto a new basement foundation and construct a new
addition to the rear of the property. Setback variations and a floor
area bonus of 250 sf are requested for this proposal. As a
historically designated landmark, this project is exempt from
Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff supports the restoration efforts of this project but
recommends continuation to restudy the design and site
configuration of the new addition to address all comments.
Site Locator Map – 227 E. Bleeker
227
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
227 E. Bleeker is a 4,500 sf lot in the R-6 zone district
that contains a Victorian era one-story miner’s cabin.
This lot was the result of a historic landmark lot split
that occurred in 2005 which created two 4,500 sf lots
and established the maximum allowable floor area for
each lot. Ordinance No. 34, Series of 2005
establishes 1,800 sf for 227 E. Bleeker (Lot 2) with
the ability to apply for 50% of potentially available
floor area bonus from HPC. The intent of this
condition was for the two lots in this lot split, each of
which contain a historic resource, to be able to receive half of the 500 square foot bonus that was
available to the original 9,000 square foot parcel, should their proposed redevelopment
applications demonstrate compliance with the criteria for bonuses.
Alterations such as enclosing the front porch, re-siding and adding new fenestration have been
made to the historic resource many years ago. The overall footprint of the resource, however,
remains similar to what is seen on the 1904 Sanborn map (Figure 2). The historic aerial
photograph (Figure 3) reveals the rear of the property, specifically the historic conditions of the
roofs. It is important to gather historic documentation and photographs to aid any restoration
efforts. More information in the form of historic photos or physical evidence is needed for an
accurate restoration of the front of the house.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to restore the historic home and construct a
new addition to the rear of the property.
• Relocation (Section 26.415.090) to relocate the historic resource onto a new basement
foundation and straighten the resource on the lot.
Figure 1 – 227 E. Bleeker, 2020
Figure 2 – Sanborn Map, 1904 Figure 3 – Aspen, Colorado, 1890-1899
Source: Denver Public Library
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• Setback Variation (Section 26.415.110.C) for the new addition towards the rear of the
property, above and below grade.
• Floor Area Bonus (Section 26.415.110.F) allowed to request up to 250 sf but must meet all
relevant criteria for the bonus including exceptional preservation outcome.
The Historic Preservation Commission (HPC) is the final review authority, however, this project is
subject to Call-up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes a complete restoration of the historic resource according to the Historic
Preservation Design Guidelines by opening up the enclosed front porch and demolishing small
non-historic additions on the north east corner of the house and the rear façade, and by restoring
historic siding and openings. The historic home is to be relocated onto a new basement foundation
and a two-story addition is proposed to the rear of the property connected by a one-story, 10’ long
connecting element. The applicant requests rear yard setback variations and a 250 sf floor area
bonus.
STAFF COMMENTS:
As noted by the applicant, this property has been neglected over the years and staff fully supports
the plan to restore the historic resource using historic documentation and exploratory demolition
to better understand the material integrity of the resource. Staff supports the proposed relocation
of the historic resource on a new basement foundation which will also address the portion of the
bay window overhang that is currently beyond the front yard setback. The proposed new addition
is adequately distanced from the historic resource and uses forms that are related to the historic
resource and meets the design guidelines, but staff recommends restudy because, given the need
for a transformer along the alley, the site appears to be unable to provide for two compliant on-
site parking spaces as proposed. In addition, staff finds certain alterations to the historic resource
to be inappropriate and recommends restudy.
Staff recommends HPC further discuss the following topic in more detail.
1. Historic Landmark – Restoration and Alterations:
A preservation plan will be required for the restoration
of the historic resource outlining the existing
conditions and the proposed treatments. Staff fully
supports the restoration of the historic resource and
the removal of non-historic materials and the re-
opening of the front porch and demolition of non-
historic additions. Staff finds the extensive scope of
work related to the restoration/ rehabilitation of the
historic resource gives the applicant the necessary
merit for requesting for a floor area bonus but finds a
proposed new secondary door on the front façade to Figure 4 – Proposed North Elevation
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
be confusing and inappropriate. Design Guideline 4.5 speaks to the adding of new doors on a
prominent façade of the historic building to be inappropriate. When reviewing the Sanborn
map, it appears that this portion of the historic resource may have been extended at some
point, however, adding another new component such as a door creates additional confusion
to a street-facing main façade.
Staff supports the proposed restoration/rehabilitation efforts, but staff recommends the
removal of the new door and the secondary pathway at the front of the resource.
2. New Addition – Form, Materials and Fenestration: The proposed new addition is
compatible in size/scale and strikes a good balance between contemporary and historic
features (Design Guideline 10.8). The addition is located to the rear of the property towards
the alley, and the 10’ long connecting element creates a separation between the historic
resource and the new two-story addition (Design Guideline 10.9 & 10.10). The new addition
has a minimal footprint and utilizes forms found on the historic resource. The proposed siding
of the new addition relates to the restored historic siding material and selects contemporary
fenestration as the departing point for the design. In compliance with Design Guideline 10.6,
the proposed addition appears to relate to form and materials while deviating from fenestration.
Additional information regarding materials to be reviewed during Final Review for compatibility.
Staff finds the overall design of the new addition meets the relevant Historic
Preservation Design Guidelines but recommends restudy linked to comments and
concerns about providing on-site parking.
3. Site Planning and Parking: The proposed site planning respects the underlying zoning
requirements for front and side yard setbacks. The preliminary stormwater plans call for the
need to raise natural grade on the site for drainage, which may be acceptable if the change is
not seen as substantial (Design Guideline 9.4) and the project remains below the height limit,
which will be measured to the existing, not the raised condition. The building footprint for the
proposed addition is considerably smaller than the building footprint of the historic resource,
which staff finds to be successful. However, Engineering has indicated that the plans do not
represent an existing transformer at the south east corner of the property and that transformer
is in conflict with the proposed second on-site parking space (Figure 5). In addition to the
location and clearances necessary for the transformer, updates to an existing utility easement
need to be addressed. According to the Municipal Land Use Code, all residential dwelling units
must provide two code compliant on-site parking spaces.
Staff supports the location of the new addition but recommends a restudy of the
proposed design to address Engineering’s referral comments and provide for two code
compliant on-site parking spaces.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 5 – Proposed Site Plan with Parking
4. Setback Variations & Floor Area Bonus: Setback variations and floor area bonuses are
benefits available to historic properties granted by the HPC. They are site-specific approvals
that are tied to a specific design reviewed for compatibility and appropriateness.
Setback Variations: The applicant requests a reduction of 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 3’-2.” The proposed above
grade one-car garage addition has livable space on top and is 3’-3” within the rear yard. A 6’-
9” setback variation would be needed for the proposed design. Staff finds the request for a
setback variation is appropriate because it pushes the new addition closer to the rear and
provides more distance between the historic resource and the new addition. See Exhibit A.3
for detailed staff findings.
Floor Area Bonus: The applicant plans to undertake a complete restoration of the historic
resource that includes reopening the front porch and removing non-historic materials. Staff
finds the addition of a secondary door and pathway on the front façade visually competes with
the historic main porch entrance and recommends its removal. (See Figure 5 for location of
secondary entry.) According to the code, a 4,500 sf lot is eligible for a maximum of 250 sf. and
the Historic Landmark Lot Split ordinance stipulates that the applicant may only request for
50% of the available bonus which was language intended to divide the 500 sf bonus between
the two lots created. Staff finds the request for a 250 sf floor area bonus is appropriate
considering the scope of preservation that will occur with the added condition that the
proposed secondary door and pathway be removed from the final design. See Exhibit A.4 for
criteria and detailed staff findings.
Staff finds all criteria for setback variations are met and supports the request. The
proposed restoration for the project will greatly benefit the historic resource but staff
recommends the removal of the secondary entry from E. Bleeker street to meet all
criteria for a floor area bonus.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
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.
Engineering Department:
1. Existing transformer on the property is not shown on the survey or proposed drawings.
Provide clarification regarding capacity and location.
2. Update electric/communication utility easement recorded in Book 524 Pate 835 to meet
current clearance standards.
3. Proposed permeable pavers for single parking space conflicts with existing transformer.
4. Drainage letter states the intention of raising the existing first floor elevation for positive
drainage. HPC will need to weigh in on this comment for appropriateness.
5. Below grade stormwater infiltration system (StormTech) is not an approved Best
Management Practices (BMP) in the Urban Runoff Management Plan (URMP) and will
need to be further vetted.
Zoning Department:
1. Deck exemption is calculated from prescribed floor area (1,800 sf) and does not include
the floor area bonus, therefore, the deck exemption is 270 sf.
2. Porches more than 30” above finished grade are attributed to floor area as deck.
3. Measuring subgrade wall calculations must be consistent and clearly depicted.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) continue this application with the
following direction:
1.) Remove the secondary entrance and pathway located at the front façade accessed from
E. Bleeker Street.
2.) Provide a solution that addresses the requirements regarding the transformer, existing
utility easement and the provision of required on-site parking.
3.) Provide a more detailed stormwater and drainage plan that is acceptable to all relevant
City Departments.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Relocation Review Criteria / Staff Findings
Exhibit A.3 – Setback Variations Review Criteria / Staff Findings
Exhibit A.4 – Floor Area Bonus / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application