HomeMy WebLinkAbout227_E_Bleeker_2021_02_24227 East Bleeker Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by Kim Raymond Architecture + Interiors February 24, 2021
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
SITE PLAN
Revised Walkway – Site Plan
Historic Preservation Design Guidelines
1.6 Provide a simple walkway running
perpendicular from the street to the front
entry on residential projects.
•The width of a new entry sidewalk should
generally be three feet or less for
residential properties. A wider sidewalk
may be appropriate for an AspenModern
property.
LANDSCAPE PLAN
Proposed Landscape Plan
Historic Preservation Design Guidelines
1.13 Additions of plant material to the
landscape that could interfere with or block
views of historic structures are inappropriate.
•Low plantings and ground covers are
preferred.
•Do not place trees, shrubs, or hedgerows in
locations that will obscure, damage, or
black significant architectural features or
views to the building. Hedgerows are not
allowed as fences.
1.8 Consider stormwater quality needs early
in the design process.
•When included in the initial planning for a
project, stormwater quality facilities can be
better integrated into the proposal. All
landscape plans presented for HPC review
must include at least a preliminary
representation of the stormwater design. A
more detailed design must be reviewed
and approved by Planning and Engineering
prior to building permit submittal.
HISTORIC LANDMARK - ALTERATIONS
Foundation Detail on Historic Home
Historic Preservation Design Guidelines
7.5 Preserve original chimneys, even if they
are made non-functional.
•Reconstruct a missing chimney when
documentation exists.
Chimney Detail on Historic Home
9.5 A new foundation shall appear similar in
design and materials to the historic
foundation.
•Exposed concrete or painted metal flashing
are generally appropriate.
NEW ADDITION
North (front) Elevation,
Conceptual Review
Historic Preservation Design Guidelines
10.6 Design a new addition to be recognized
as a product of its own time.
•Consider these three aspects of an
addition; form, materials, and fenestration.
An addition must relate strongly to the
historic resource in at least two of these
elements. Departing from the historic
resource in one of these categories allows
for creativity and a contemporary design
response.
Revised North Elevation
North (front) Elevation,
Proposed for Final
STAFF RECOMMENDATION
Staff recommends approval with the following changes to the resolution
language:
1.Finalize stormwater mitigation plan with all relevant City Departments and maintain a solution
that does not create a visual impact to the foreground of the historic resource. Final plan to be
reviewed and approved by staff and monitor prior to building permit submission.
2.Front walkway shall be 3’ or less in width to meet Design Guideline 1.6.
3.Restudy the roof eave detail on the new addition and the fenestration on the north elevation of
the new addition to be more compatible with the historic resource, to be reviewed and approved
by staff and monitor prior to building permit submission.
4.Replace glass floor patio adjacent to the historic home with a compatible material, to be reviewed
and approved by staff and monitor prior to building permit submission.
5.Provide detailed roof plan showing all proposed vents, flues, meters, downspouts, and snow
retention, to be reviewed and approved by staff and monitor prior to building permit submission.
6.Provide detailed planting schedule for landscape plan to be reviewed and approved by staff and
monitor prior to installation.
7.All restoration details for the historic resource, including but not limited to the foundation and
chimneys, must be reviewed and approved by staff and monitor.