HomeMy WebLinkAboutMemo.233 W Bleeker St
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Natalie Feinberg Lopez, Principal Planner – Historic Preservation
MEETING DATE: August 10, 2022
RE: 233 W. Bleeker Street – Final Major Development, PUBLIC HEARING
APPLICANT /OWNER:
233 West Bleeker Lots ABC LLC
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
233 W. Bleeker Street
Legal Description:
Lots A, B, and C, Block 51 City
and Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2735-124-40-001
CURRENT ZONING & USE:
R-6 (Moderate-Density
Residential); Single-family
PROPOSED ZONING & USE:
Two detached Single-family
dwelling units
SUMMARY:
On February 23, 2022 the Historic Preservation Commission
(HPC) granted Conceptual Major Development approval to restore
the historic structures, relocate the two-story Victorian home on a
new basement foundation, and construct a new addition to the east
side of the property. A setback variation to memorialize the location
of a projecting historic bay window and a 500 s.f. floor area bonus
was granted to the proposal. Historically designated landmarks are
exempt from Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff supports the Final Development application and recommends
approval with conditions as listed on page 4 of this memo.
Site Locator Map – 233 W. Bleeker
233
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
BACKGROUND:
233 W. Bleeker is a 9,000 s.f. corner lot in the R-6 zone district
that contains a two-story Victorian era home and a historic
secondary structure. The 1904 Sanborn map shows the
building footprint of both structures to be consistent with what
is seen on the site today (Figure 2). The building permit files
reveal a history of alterations made to the historic structures
over time. In 1968 the historic secondary structure was
converted into a separate living unit and the breezeway
connection was added in the 1980s. The property was
historically designated as an Aspen Victorian Landmark in
1992 (Ordinance 34-1992).
Photographs from the 1950s and 1960s document the appearance of the Victorian prior to the
impactful changes (Figure 3). As a corner lot in the West End, this property has a prominent visual
presence, but the non-historic additions heavily distort the historic characteristics of the resources.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
Major Development (Section 26.415.070.D) to remove non-historic additions, restore the
historic structures, and construct a new addition to the east side of the property.
This project was not called up by City Council during the Notice of Call-up on April 12, 2022. HPC
is the final review authority for Final Design Development Review.
PROJECT SUMMARY:
Conceptual approval was granted to remove all non-historic additions and to restore both historic
structures using physical evidence, as well as historic images and documentation. The approved
new addition is located to the east of the historic Victorian home and will be visually subordinate
to the resource when viewed from Bleeker Street. Both historic structures will remain in their
original location on the site. After close evaluation of the design and all applicable criteria, a side
Figure 1 – 233 W. Bleeker, 2021
Figure 2 – Sanborn Map, 1904 Figure 3 – 233 W. Bleeker, 1963
Source: Aspen Historical Society
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
yard setback variation and floor are bonus was granted. For Final Development Review, the
applicant team provided details related to the stormwater mitigation plan, landscape and lighting
plan, and material selection for the new addition.
STAFF COMMENTS:
Numerous alterations imposed on both historic structures has made it difficult to visually
distinguish old from new. The proposed restoration will bring back building forms and architectural
details that have been lost over the years. Staff recommends continued analysis and development
of the preservation plan with staff to ensure all restoration efforts are accurate and meet relevant
Design Guidelines.
The proposed landscape design maintains a traditional planting scheme and introduces a
maintenance edge around the foundation of the historic structures. Planting schedules show a
simple design with low shrubs that do not act as hedgerows or obscure the resources from view.
Stone pavers on grade are proposed for the secondary walkway and patio space behind the
historic home, while a concrete walkway is proposed for the main entry with two pathway lights.
Staff supports the landscape and lighting plan as proposed, but requests final cutsheets of the
stone pavers be provided for review by staff & monitor prior to installation.
At Conceptual approval, the HPC requested additional research on the carriage house restoration
and a coordinated landscape plan around the structure. The applicant has since revised the
restoration of the carriage house elevation to match historic photographs and incorporated a
subtle path alluding to the use of the carriage house as a garage. Staff finds Option 2 with the
gravel pathway to be the most appropriate but recommends additional discussion on this topic.
The restoration of the carriage house also includes a ridge vent that spans across the entire
ridgeline of the roof. Staff requests the ridge vent detail be presented to staff & monitor for review
prior to building permit submission.
The proposed roof plan for both historic structures show a limited number of penetrations, and no
snow retention features. Any new penetrations on the historic roof must be presented to staff &
monitor for approval, and snow clips are the recommended snow retention method for historic
resources to minimize visual impact.
The exterior building material for the new addition is wood siding that relates to the dimensions of
the historic siding. The drawings call for a horizontal application of “hardie board” material but it
is unclear where this is being proposed. Staff requests clarification for this call-out with the
recognition that the use of this composite material will not be permitted on the historic structures.
Staff supports the material selection for the roof and the vertical application of wood siding on the
non-historic addition.
Lastly, the proposed stormwater mitigation plan includes a customized sod cover design over the
grates located near the foreground of the historic resource. It is critically important that the feature
functions and meets the Engineering requirements for drainage, as well as the design guidelines
for minimal visual impact in the foreground of the resource. Staff finds the proposed detail and the
drainage layout meet Design Guideline 1.8.
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve the Final Development
application with the following conditions:
1.) Continue communications with all relevant City Departments to achieve a compliant
stormwater mitigation plan and site drainage plan that meet Design Guideline 1.8. Any
changes to the proposed stormwater mitigation plan will require staff & monitor approval
prior to building permit submission.
2.) Work with City staff on the Preservation Plan and revise information about the resources
as exploratory demolition moves forward. This document is considered an iterative
document that helps guide and document the restoration efforts.
3.) Provide cutsheets of stone paver material for staff & monitor approval prior to installation.
4.) Clarify the use of “hardie board” for this application. This composite material is not
permitted on the historic resource.
5.) Provide location of fire department connection (FDC) hook-up and strobe to be reviewed
for visual impact by staff and monitor.
6.) Provide ridge vent detail on the carriage house for staff & monitor approval prior to building
permit submission.
7.) Snow stops and new penetrations on the historic resources must be visually minimal and
approved by staff & monitor.
ATTACHMENTS:
Resolution #12, Series of 2022
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – Application