HomeMy WebLinkAbout233 W Bleeker_20220112233 West Bleeker Street
Aspen Historic Preservation Commission (HPC)
* Visual representations by Brandon Architects, INC January 12, 2022
CURRENT CONDITIONS
233 W. Bleeker, 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 A, B, and C, Block 51, City and Townsite of
Aspen, Colorado
(PID# 2737-073-20-014)
Current Zoning/ Use:
R-6 (Medium-Density Residential)
2 detached Single Family Units
233
HISTORIC BACKGROUND
Sanborn Map, 1904 233 W. Bleeker, 1963
Source: Aspen Historical Society
HISTORIC LANDMARK - ALTERATIONS
Proposed Site Plan
Proposed West Elevation
233 W. Bleeker, 1955
Source: Aspen Historical Society
SITE PLANNING
Proposed Site Plan
Historic Preservation Design Guidelines
1.7 Provide positive open space within a project site
•Ensure that open space on site is meaningful and
consolidated into a few large spaces rather than
many small unusable areas.
•Open space should be designed to support and
complement the historic building
10.10 Place an addition at the rear of a primary
building or set it back substantially from the front to
minimize the visual impact on the historic structure
and to allow the original proportions and character to
remain prominent.
•Additions to the side of a primary building are
handled on a case-by-case basis and are approved
based on site specific constrains that restrict rear
additions.
•Additional floor area may also be located under the
building in a basement which will not alter the
exterior mass of a building.
SITE PLANNING
110 E. Bleeker (top)
223 E. Hallam (bottom)
Detailed Rendering of Proposal viewed from Bleeker Street
NEW ADDITION
10.4 The historic resource is to be the focus of the
property, the entry point, and the predominant
structure as viewed from the street.
•The historic resource must be visually dominant on
the site and must be distinguishable against the
addition.
North Elevation
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.
•Note that on a corner lot, departing from the form of
the historic resource may not be allowed
South Elevation
Historic Preservation Design Guidelines
BENEFITS REQUEST
Setback Variation Request
-West side yard setback reduction
by 2’ for historic bay window
Rendering of front elevation
(facing Bleeker Street)
500 sf Floor Area Bonus Request
-Request for maximum allowable
bonus (9,000 sf lot)
-Staff finds the criteria are not met
with the proposed design.
-Re-evaluation of bonus request
following restudy of design.
STAFF RECOMMENDATION
Staff recommends continuation with the following conditions:
1)Restudy the site placement of the new addition to better comply with Design
Guidelines 10.4 and 10.10.
2)Restudy the proposed staircase leading to the screened side porch that faces 2nd
Street.
3)Remove the delineated pathway to the inoperable garage door on the
secondary historic structure.
4)Restudy the proposed fenestration of the screened side porch and secondary
garage structure
5)Provide clarification on Engineering’s comments regarding the transformer,
existing easement that impact on-site parking.
6)Provide a more detailed stormwater and drainage plan that is acceptable to all
relevant City Departments.