HomeMy WebLinkAboutNotice of Call Up Memo.233 W Bleeker.20220412 MEMORANDUM
TO: Mayor Torre and Aspen City Council
THROUGH: Phillip Supino, Community Development Director
FROM: Sarah Yoon, Historic Preservation Planner II
MEMO DATE: April 4, 2022
MEETING DATE: April 12, 2022
RE: Call Up Notice, HPC approval for 233 W. Bleeker – Conceptual Major Development,
Relocation, Setback Variations, and Floor Area Bonus
APPLICANT:
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:
PID# 2735-124-40-001
CURRENT ZONING & USE:
R-6 (Moderate-Density
Residential); Residential Use
PROPOSED USE:
Two detached single-family
dwelling units.
PROCESS SUMMARY: Certain land use approvals granted by HPC
or P&Z require that Council be notified of the decision through a brief
staff summary. The notification is not a public hearing and no applicant
presentation or public comment has been accepted in the past. During
the Call Up Notice, City Council may uphold the HPC or P&Z decision.
Alternatively, Council may request more detailed information be
provided through a presentation by staff and the applicant at a future
meeting. After hearing the additional project description, Council may
uphold the boards’ decision or may remand it to require
reconsideration of specific issues at a new public hearing. HPC’s or
P&Z’s decision on remand shall be final.
BACKGROUND: 233 W. Bleeker contains a two-story Victorian era
home and a secondary historic structure on a 9,000 sf lot in the R-6
residential zone district. The property was historically designated in
1992 via Ordinance 34, Series of 1992. Exterior alterations and
additions were added to the resources throughout the 1980’s. The
home remains in its historic location but the older additions
significantly distort and cover historic characteristics of the structures.
Site Locator Map – 233 W. Bleeker
233
STAFF RECOMMENDATION:
The applicant proposal for Conceptual Major Development includes removing all impactful additions made
to both historic structures, full restoration of both historic structures, and the construction of a new addition
to the west side of the property. Although new additions are typically positioned behind the historic
resource, the lot configuration and location of the secondary historic structure supports the addition being
located to the side of the historic home. Temporary relocation is necessary to excavate the basement
underneath the two-story Victorian. All historic structures will be in their historic locations on site.
The Historic Preservation Commission (HPC) reviewed the application for Conceptual Development on
January 12th and recommended reducing the overall height of the new addition. The applicant returned to
HPC with a revised design that reduced the height of the new additions and simplified the form. The HPC
considered the new addition to be adequately setback from the front façade of the historic landmark and
granted a 2’ side yard setback reduction for the historic bay window to remain in its historic location. This
application earned the 500 s.f. Floor Area Bonus for the proposed restoration and design. A detailed
preservation plan will outline the preservation treatments necessary for the extensive restoration that
entails careful study of historic documentation and physical building evidence to bring back the original
footprint and architectural details on all primary facades of both historic structures. The approved design
also provides for 3 compliant parking spaces for the proposed two dwelling units
Staff supported the proposal with conditions at the second public hearing on February 23rd and HPC
approved Conceptual Major Development, Relocation, Setback Variations and a 500 s.f. Floor Area Bonus
with conditions by a unanimous 5-0 vote. Staff recommends City Council uphold HPC’s decision.
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: N/A
RECOMMENDATION:
Staff recommends Council uphold HPC’s decision.
Alternative Motion for Call-up
“I move to call-up HPC’s approval for 233 W. Bleeker – Conceptual Major Development, Relocation,
Setback Variations, and Floor Area Bonus.”
Figure 1 – Architectural Rendering of 233 W. Bleeker
CITY MANAGER COMMENTS:
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EXHIBITS:
A – HPC memo, February 23, 2022
B – HPC approved plans
C – HPC draft meeting minutes, February 23, 2022
D – HPC Resolution #3, Series of 2022