HomeMy WebLinkAboutMemo.227 E Bleeker.20210310
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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: March 10, 2021
RE: 227 E. Bleeker Street – Final Major Development, PUBLIC HEARING
CONTINUED FROM FEBRUARY 24th
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, and a new addition is approved
to the rear of the property. HPC granted setback variations and a floor area bonus of 250 s.f. for
the approved design. On February 24th, HPC reviewed the Final application and continued the
hearing with the following comments:
1.) Reduce the height difference between the historic resource and the new addition by
lowering the plate height on the addition.
2.) Provide additional details related to the stormwater mitigation plan
3.) Provide material and planting details for the landscape plan
4.) Restudy the roof detail of the new addition to be more compatible with the historic resource
5.) Provide a roof plan showing vents, flues, meters, and mechanical equipment
6.) Provide preservation details for the foundation, chimneys, and roof on the lean-to structure
Staff finds that the revised submission for Final Review addresses the comments from the last
hearing and recommends approval with conditions stated in the resolution.
STAFF COMMENTS:
Staff finds that the historic preservation design guidelines are all met by this project. As a condition
of approval from the Conceptual approval, the application was asked to reduce the plate height
of the new addition to help reduce the height difference between the addition and the one-story
historic resource. Despite the plate height reduction from 9’-2 ½” to 8’-6 ¼”, the new addition had
to be raised for site drainage purposes. HPC recommended the applicant restudy the height
conditions to further reduce the height difference between the addition and the resource.
Additional investigation of the grade conditions on the entire site made it clear that the resource
should also be raised by 7 ½” to provide positive drainage. The civil engineers propose
manipulating the grade and raising of the finished floors to create positive drainage (Design
Guidelines 9.4 and 1.8). The revised design reduces the height difference between the new
addition and the historic resource by 7 ¾”.
The applicant will continue to finalize the stormwater mitigation plans with the relevant city
departments prior to building permit submission. The current proposal is for a stormwater system
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
which is entirely below grade, with no visible impacts. Staff and monitor will review and approve
the final stormwater mitigation plan for compliance with the design guidelines. The proposed
landscape plan includes a planting schedule and calls out the paving materials for the site. The
applicant has revised the design to show a wood surface on a rear deck abutting the historic
resource that was previously proposed as a walkable glass surface. Staff supports this material
change. No fences and landscape lighting are proposed for this property at this time. (See
Landscaping plan for details.)
The applicant proposes to add a fascia trim board along the gabled roof of the new addition with
dimensions that are found on the historic resource. This detail is not a replica of the historic eaves
but relates to the size and character of the historic roof form. The proposed roof plan shows
galvanized half-round gutters and minimal array of snow clips on the historic resource. Flues are
located on the new addition and the existing historic chimney will be used as a fireplace vent with
cap. New penetrations are located on the addition or non-primary facades of the resource. The
location of the fire department connection (FDC) hook-up and strobe has yet to be determined,
but staff and monitor would like to review and approve this detail for visual impact and
recommends the casing for the strobe to be white in color.
The separation between the skylight and the window on the north elevation of the new addition
has been increased and no longer read as one long opening. Staff finds the revised details better
relate to the historic resource and supports the change.
The preservation plan for the historic resource calls out details that need further investigation and
documents the existing condition of the resource. Staff will work with the applicant to further
develop the preservation plan as more information is revealed through material investigation.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Finalize the stormwater mitigation plan with all relevant City Departments with a solution
that does not create a visual impact to the foreground of the historic resource. The final
plan is to be reviewed and approved by staff and monitor prior to building permit
submission.
2.) Review and approve the fire department connection (FDC) hook-up and strobe for visual
impact, to be approved by staff and monitor.
3.) All restoration details for the historic resource, including but not limited to the foundation
and chimneys, must be included in the preservation plan, is to 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
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
NOTE: STAFF MEMO FROM FINAL DESIGN REVIEW - 02/24/2021
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 s.f. 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 s.f. 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 s.f. 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 s.f. 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