HomeMy WebLinkAbout227_E_Bleeker_2021_03_10227 East Bleeker Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by Kim Raymond Architecture + Interiors March 10, 2021
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)
227
HPC MEETING
227 East Bleeker, 2020
HPC Direction (02/24/2021)
•Reduce the height difference between the
historic resource and the new addition by lower
the plate height on the addition
•Provide additional details related to
stormwater mitigation plan
•Provide material and planting details for
landscape plan
•Restudy the roof detail on the new addition to
be more compatible with the historic resource
•Provide roof plan showing vents, flues, meters,
mechanical equipment
•Provide preservation plan details for
foundation, chimney and lean-to structure
(historic)
RESTUDY HEIGHT
Restudy of Height
Height difference between the structures is now 7 ¾”
ROOF PLAN
Detailed Roof Plan
Historic Preservation Design Guidelines
7.4 New vents should be minimized,
carefully, placed and painted a dark color.
•Direct vents for fireplaces are generally not
permitted to be added on historic
structures.
•Locate vents on non-street facing facades.
•Use historic chimneys as chases for new
flues when possible.
7.5 Preserve original chimneys, even if they
are made non-functional
•Reconstruct a missing chimney when
documentation exists.
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
Foundation Detail
Historic Preservation Design Guidelines
7.5 Preserve original chimneys, even if they
are made non-functional.
•Reconstruct a missing chimney when
documentation exists.
Chimney and Roof Details
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 conditions:
1.Finalize stormwater mitigation plan with all relevant City Departments with a
solution that does not create visual impact in 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 reviewed and approved by staff and
monitor.
*NOTE: Draft Resolution is on page 23 of the HPC packet