HomeMy WebLinkAbout227 E Bleeker_Memo
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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: Amy Simon, Historic Preservation Officer
MEETING DATE: April 8, 2020
RE: 227 E. Main Street – Conceptual Major Development Review, Relocation,
Setback Variations, PUBLIC HEARING CONTINUED FROM MARCH 18TH
APPLICANT /OWNER:
227 East Main LLC
REPRESENTATIVE:
Kim Raymond Architecture +
Interiors
LOCATION:
Street Address:
227 E. Main Street
Legal Description:
Lot F, Block 74, City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-28-003
CURRENT ZONING & USE
MU (Mixed Use)
Currently in Commercial Use
PROPOSED USE:
Residential
SUMMARY: The applicant requests approval for Conceptual
Major Development, Relocation and Setback Variations to
restore and expand
this Victorian era
home. HPC
reviewed the
project on February
12th and continued
for restudy of the
addition and
setback variations.
STAFF
RECOMMENDATION:
The applicant has provided a restudy which staff finds meets the
review criteria. Staff recommends approval with conditions.
Site Locator Map – 227 E. Main Street
227
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND: 227 E. Main Street was built in 1886, making it one of the older surviving miner’s
cottages in Aspen. The property has recently sold, after being in the long-term ownership of the Moore
family, who retains the lots to the east. Sporadically used as a retail shop, 227 E. Main is in a deteriorated
condition. Asbestos shingle siding has been installed and original porch and window details have been
removed. The pictures below will assist with the restoration planned by the applicant.
A very small non-historic addition that does not appear on the Sanborn map is in place at the back of
the house. This addition is proposed to be demolished. The outbuilding shown on the map was
demolished some time ago.
Top left- Sanborn Map, 1904
Top right- Photo of 227 E.
Main, 1975
Left- View of the Moore
Building and 227 E. Main,
date unknown
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for demolition of non-historic additions and
construction of a new addition towards the rear of the historic building.
• Relocation (Section 26.415.090.C) to move the historic home forward 7 feet and westward 2 feet.
• Setback Variations (Section 26.415.110.C) for
The Historic Preservation Commission (HPC) is the final review authority, however this project is subject
to Call-up Notice to City Council.
STAFF COMMENTS:
Following is a summary of staff findings. Please see Exhibits A, B and C for more detail.
Site Planning, Demolition, Relocation: Since the last meeting, the applicant has made a number of
adjustments to their plan. Notably, the single stall garage is now pulled in from the alley and attached
to the addition, so that a 5’ rear yard setback for the garage is provided as required. The proposal has
also been shifted laterally so that there are 3’ sideyards on each side of the addition, rather than 1’ on
the west and 5 ‘ on the east as seen in February.
The resource remains in its historic location, separated from the addition with a 10’ connector. Only one
of the two required parking spaces is garaged, allowing for a small amount of open space on the ground
plane. This provides some relief along the alley and may become important if the applicant should need
to accommodate a transformer on the site. The applicant is also using the open area on the site to
provide rain gardens which, along with a green roof on the garage, will contribute towards their
stormwater mitigation requirements.
There are a number of trees on the property. Parks has preliminarily agreed to remove them all. There
is a concern with the driplines of trees on adjacent properties. The applicant must investigate this
further and may have to adjust the extent of their basement excavation below the historic resource.
This will have no above grade impact and can be clarified at Final Review.
At the previous hearing, staff expressed concern with the constructability and future maintenance of
the project given the 3,000 square foot lot size and tight setback conditions. The architect has
explained the preliminary approach, which will be to move the historic resource to the back of the site,
allowing shoring and bracing for the foundation at the front of the site to proceed. One sided pours
will be implemented due to the proximity to the side lot lines. While the house is at the back of the lot,
the applicant will complete building repairs and painting of the side walls before setting the resource
back in place. Once the miner’s cottage is set on the new foundation, the rear of the site will be
excavated. Construction staging will take place from the southwest corner of the lot, where the surface
parking space for the project is proposed.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff finds the guidelines on these topics have been met.
Historic Landmark Alterations and New Addition: The property is currently in commercial use.
Converting it to residential is subject to a 20% floor area penalty that applies to all new single-family
homes in the Mixed Use Zone district. The maximum floor area is 1,920 square feet. The applicant has
not requested a bonus.
Regarding the addition, staff and HPC raised concerns with roof form in particular at the last hearing.
The applicant has increased the pitch of the roof on the two story additon to be more similar to the
historic resource, and has modified the roof over the interior stair in this part of the house to a shed that
hangs off the east side of the gable. This shed roof is slightly recessed from the gable end, as suggested
at the last meeting. Staff finds that the applicant has successfully restudied the project and recommends
approval.
The restoration/rehabilitation plan for the historic resource must be further detailed at Final.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will significantly
affect the permit review. The following is a summary of comments received.
ENGINEERING
Improvement Survey – A COA compliant survey is required with all HPC submittals, please address the
following items on the survey.
1. Tie survey to two City (City of Aspen, GPS Control Monumentation, dated 12-2-2009 on the
Engineering website) monuments.
2. Provide one foot contours.
3. Location, species, and trunk diameter of trees at four and a half feet from the ground, as well as
the current extent of drip lines. Include neighboring trees whose dripline extend onto subject
property.
4. Show location of all utilities.
5. State that the error of closure is less than 1:15,000
6. Call out natural hazards or lack thereof.
7. Show edge of pavement on Main St.
Proposed Plan:
8. The proposed project leaves limited available space for stormwater BMPs and treatment. For
this conceptual Design phase of the landuse process, the applicant needs to show stormwater
treatment has been considered and there exist opportunities for stormwater treatment. Keep in
mind drywells are not permitted within 10' of property lines or structures. Greenroofs, raingarden
planter boxes, and pervious pavers should all be considered. Before the project moves forward
please submit a general idea of possibilities for stormwater treatment.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
At HPC Detail review a conceptual drainage plan and report needs to be submitted. Please refer
to the conceptual drainage plan and report in the appendices of the URMP.
9. Is there an existing transformer that provides sufficient power for the proposed project? Will a
new transformer be needed? Please coordinate with the Electrical Department to determine
electrical loads and available sources. If a new transformer is needed, it must be placed within
the property and have a dedicated easement. The approved plan from HPC should consider any
necessary space for a transformer.
10. The proposed landscaping extends onto the neighbors property. Is there an agreement?
11. A 6' sidewalk and 5' landscape buffer will be required. Please show dimensions at Detail Review.
12. At Detail Review please show a possible proposed water service line location and tree location.
Installing a new water service without disturbing the street trees will be a challenge on this
property.
ZONING
1. Floor area calculations must be verified during building permit.
2. A trellis on the west side of the connector has a deep enough overhang that the area below it
counts as “deck.” Please account for this in floor area calculations.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission grant Conceptual Major Development,
Relocation and Variations with the following conditions:
1. Continue to investigate whether a transformer will be needed on the site.
2. Continue to review the impact of trees on the adjacent properties relative to the planned
basement excavation.
3. At final, during permit review, and once the property is under construction, additional study and
documentation of the historic resource will be necessary in order to identify and respond to
historic conditions that are currently not visible.
4. As part of the approval to relocate the house on the site, the applicant will be required to provide
a financial security of $30,000 until the house is set on the new foundation. The financial security
is to be provided with the building permit application, along with a detailed description of the
house relocation approach.
5. The following setbacks are approved:
• A 5’10” setback is approved in the front, above and below grade to retain the historic
house in its existing location.
• A 0’ setback is approved on the east and west sides, above and below grade to retain the
historic house in its existing location and to allow basement excavation.
• A 3’ setback is approved on the east and west sides of the addition, above and below
grade.
• A 5’ setback is approved at the rear yard, above and below grade.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
6. A development application for a Final Development Plan shall be submitted within one (1) year
of the date of approval of a Conceptual Development Plan. Failure to file such an application
within this time period shall render null and void the approval of the Conceptual Development
Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown,
grant a one-time extension of the expiration date for a Conceptual Development Plan approval
for up to six (6) months provided a written request for extension is received no less than thirty
(30) days prior to the expiration date.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Relocation Criteria/Staff Findings
Exhibit C – Setback Variations Criteria/Staff Findings
Exhibit D – Application