HomeMy WebLinkAbout227_E_Bleeker_Memo_2021_02_24
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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, Planning Director
MEETING DATE: February 24, 2021
RE: 227 E. Bleeker Street – Final Major Development, PUBLIC HEARING
APPLICANT /OWNER:
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 Number:
PID# 2737-073-20-014
CURRENT ZONING & USE
R-6 (Moderate-Density Residential);
Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY:
On December 9, 2020, HPC granted approval to fully
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 were granted for the
approved design. As a historically designated
landmark, this project is exempt from Residential
Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends approval with conditions identified
on page 4 of this memo.
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 a 250 sf floor area bonus.
The overall footprint of the resource 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. The investigation of
historic framing will be necessary to accurately restore the front façade 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.
This project was not called up by City Council during the Notice of Call-up on January 26, 2021.
HPC is the final review authority for Final Design Development Review.
PROJECT SUMMARY:
The applicant received Conceptual approval to restore the historic home and demolish all non-
historic alterations. The historic home will sit on a new basement foundation and a new addition
was approved to the rear of the property. HPC granted setback variations and a floor area bonus
of 250 sf for the approved design. The submission for Final Review is consistent with the
Conceptual approval but includes adjustments to overhang and fenestration details on the
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
proposed addition. In response to the condition of approval regarding the height of the proposed
addition, the applicant has reduced the plate height by 8 inches.
STAFF COMMENTS:
Staff supports the submitted application for Final Design Review but recommends HPC further
discuss the following points for design compatibility.
1. Landscape Plan & Stormwater Mitigation Plan: The proposed landscape plan
incorporates a maintenance edge around the historic home with floral gardens around the
front of the resource. A raised rain garden is proposed to the rear of the historic structure
next to the connecting element. Staff finds the overall layout of the landscape plans meets
Design Guideline 1.12 and 1.13 but request a planting schedule to confirm the proposed
plantings are low and do not cover historic material from view. Additionally, it was pointed
out that lilac bushes have a level of significance for this property and should be retained.
Staff requests more information regarding the location of the existing lilac bushes and how
they are incorporated into the landscape plan. A concrete walkway is proposed for the
historic front entry. This walkway should be 3’ or less in width (Design Guideline 1.6).
A more detailed stormwater mitigation plan was provided with this Final application. The
applicant states that no drainage features will be visible from the street, however, the
drawings call out a stormwater detention system called StormTech which Engineering
previously indicated was not an approved system. The stormwater mitigation plan must
meet the requirements of relevant City Departments and minimize visual impacts to the
foreground of the resource.
2. New Addition - Materials: The applicant proposes two different types of siding dimensions
with varied applications on the new addition. The proposed butt joint wood siding shows a
shadow line and dimension that is similar to the historic wood siding and a standing seam
metal roof is proposed for the new addition. Metal accents are proposed to the rear of the
addition and the fenestration deviates from the historic resource.
The applicant proposes a glass floor patio on the east elevation of the historic resource.
While staff supports the removal of the enclosed space and the adding of a new door where
the patio is proposed, the glass floor material abutting the historic home is out of character.
Staff finds the reduced height of the new addition to be acceptable, however, the applicant
has removed the overhangs on the new addition for a contemporary flush eave detail. This
change in roof detail no longer related to the historic home. The north elevation of the new
addition shows a skylight and window that appears as one continuous opening from the
roof to façade (Figure 4). This fenestration detail is located on a primary elevation and
deviates from the historic resource. Staff finds these changes reduce the visual relationship
between the historic resource and the new addition and recommends restudy.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 4 – Proposed North Elevation
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
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, and downspouts, 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.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – HPC Resolution #29, Series of 2020 and Meeting Minutes, December 9, 2020
Exhibit C – Application