HomeMy WebLinkAbout227 E Bleeker_Memo
Page 1 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: May 27, 2020
RE: 227 E. Main Street – Final Major Development Review and GMQS Change in
Use, PUBLIC HEARING
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 Final Major
Development and Growth Management to convert this
Victorian era home
from commercial,
back to residential
use and to restore
and expand the
structure.
STAFF RECOMMENDATION:
Staff recommends approval with conditions.
Site Locator Map – 227 E. Main Street
227
Page 2 of 4
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 retain 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
Page 3 of 4
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.
• Growth Management Change in Use (Section 26.470.100) to convert to a single-family home.
The Historic Preservation Commission (HPC) is the final review authority.
STAFF COMMENTS:
Following is a brief summary of staff findings. Please see Exhibits A and B and the proposed conditions
of approval for more detail.
The project involved two Conceptual hearings, during which the architect worked with the board to
improve the siting and design of the proposed addition. The historic resource will be preserved in its
historic location, separated from the addition with a 10’ connector. The addition is reasonably sized in
comparison with the resource. No floor area bonus was requested.
This home has been a long-standing Demolition by Neglect concern. Important and necessary
restoration work is going to be accomplished on this Victorian home, carefully supervised by staff and
the project monitor. A number of details must be resolved either before permit submittal or during the
construction process, when more conditions can be revealed.
The site offers limited opportunity for landscaping, particularly at the front. The large cottonwood
street trees in the right of way will continue to define the historic setting. The applicant is continuing to
work the Parks Department and the neighbor to the west on the necessity of preserving trees that
straddle the common lot line.
Staff supports the granting of Final approval for this project.
In addition, staff supports converting the building back to residential use. Though this use may not be
as active as a commercial space might be, the resulting addition is far below the commercial
development potential for the site.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission grant Final Major Development and Growth
Management Change in Use with the following conditions:
1. Specific plant selections for the site must be reviewed by staff and monitor to ensure that the
height of the plant materials will not interfere with the historic structure. An approximately 6”
wide gravel border is required around the base of the resource to hold plants and irrigation a
few inches away from the resource.
Page 4 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
2. The applicant must document the extent and condition of all historic materials on the Victorian
and provide information on preservation techniques, for review and approval by staff prior to
building permit submittal. The original clapboard, if present, must be restored if possible.
3. All historic doors, including the existing front screen door, if original, and windows are to be
restored. The detail over the front gable end windows, seen in historic photos, must be
replicated, with the design to be approved by staff prior to permit submittal.
4. Detailed drawings of the front porch restoration and brick chimney restoration are required,
using physical evidence and historic photos to guide determinations. Drawings are to be
approved by staff prior to permit submittal, with project monitor input as needed.
5. The roof on the Victorian is to be natural wood shingles. Gutter and downspout style and
location must be reviewed by staff, along with details regarding flashing and snowclips, prior to
permit submittal.
6. The applicant must provide the location of all wall and roof vents for review and approval by staff
and monitor prior to permit submittal.
7. The insulation and foundation details on the Victorian require additional review by staff prior to
permit submittal to ensure appropriate techniques.
8. All exterior light fixtures must be confirmed to meet code, with frosted glass lenses.
9. Prior to building permit submittal, the applicant must work with Engineering to finalize the
stormwater design, sidewalk plan, and the utilities plan, and work the Parks Department to
resolve tree preservation on the west lot line. HPC project monitor approval will be sought as
needed.
10. To comply with the Change in Use criteria, mitigation for the entire floor area of the home will
be calculated according to Section 26.470.090.A of the Municipal Code, single-family mitigation.
11. Three years vested rights shall be established by the date on which a Development Order is
issued by the Community Development Department.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit B – Growth Management/Staff Findings
Exhibit C – Application