HomeMy WebLinkAboutMemo.233WBleeker.20220223
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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, Historic Preservation Officer
MEETING DATE: February 23, 2022
RE: 233 W. Bleeker Street – Conceptual Major Development, Relocation,
Setback Variations and Floor Area Bonus, CONTINUED 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:
The applicant requests approval for Conceptual Major
Development 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 historic features projecting into the setback and a
500 s.f. floor area bonus is requested for this proposal. As a
historically designated landmark, this project is exempt from
Residential Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff supports the restoration efforts of this project and
recommends approval with conditions outlined on page __ 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.
• Relocation (Section 26.415.090) to relocate the two-story historic home on a new
basement foundation but maintain the same historic location on the site.
• Setback Variation (Section 26.415.110.C) for historic architectural features on the two-
story resource to remain in its historic condition.
• Floor Area Bonus (Section 26.415.110.F) a 500 s.f. floor area bonus for an exceptional
preservation outcome.
The Historic Preservation Commission (HPC) is the final review authority; however, this project is
subject to Call-up Notice by City Council.
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
PROJECT SUMMARY:
The applicant proposes to remove all non-historic additions and undertake major restoration on
both historic structures by referencing historic documents and investigating physical evidence.
Altered architectural details, including fenestration, will be restored and the historic structures will
continue to occupy their respective historic locations on the site. The two-story historic home will
be placed on a new basement foundation and no subgrade living area is proposed underneath
the historic secondary structure. The spatial relationship between the two resources will be
preserved, and a new two-story addition connected to the two-story Victorian is proposed to the
west side of the property. The front façade of the new addition is recessed behind the front façade
of the historic home by approximately 16’ and the connecting element is located 22’ back from
the front façade of the historic home. The historic secondary structure is proposed as a separate
460 s.f. detached dwelling unit. A total of 3 parking spaces are proposed on-site. The applicant
requests a side yard setback reduction of 2’ to memorialize the historic bay window that extends
into the west side yard setback and a 500 s.f. floor area bonus for this project.
STAFF COMMENTS:
The level of restoration anticipated for this property is substantial. Staff fully supports the proposed
plans for restoration and require the applicant team work closely with staff on the preservation
plan throughout the entire process of this project. The requested side yard setback reduction for
the historic bay window met the criteria for granting setback variation.
At the previous HPC hearing, staff recommended the placement of the new addition be set back
further on the site from Bleeker Street to minimize visual competition between the old and the
new, however, HPC unanimously determined that the site placement of the new addition met the
design guidelines as proposed but requested the height of the addition be lowered for better
compatibility. The revised design reduces the gable height of the new addition to match the gable
height of the historic resource but remains set back from the front façade of the historic home.
Staff finds that the proposed changes follow the direction provided by HPC.
The revised design addresses staff’s previous comments about the proposed staircase on the
screened side porch and the restoration of fenestration on the west elevation of the secondary
historic structure. The staircase has been removed and the fenestration on the west elevation has
been revised to match the historic photograph. Additionally, some of the roof forms of the new
addition have been simplified.
Staff recommends HPC discuss the following topic in more detail.
1. Historic Landmark – Restoration and Alterations: A preservation plan that outlines existing
conditions and proposed treatments is required. The two resources will be preserved as
detached structures and all restoration details must accurately match historic documentation
and/or photos. This includes the restoration work on the historic secondary structure pertaining
to locations of openings and fenestration design, but the delineated vehicular pathway should
not be replicated. Engineering comments also point out the non-functional pathway to the
secondary structure from North Second Street as a conflict with curb cut standards. The
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
restoration of the screened side porch must reference historic photographs for an accurate
reconstruction; however, the proposed staircase is not consistent with the historic
photographs. Staff recommends restudy of this feature (Design Guidelines 5.4, 5.5 and 5.6).
Staff supports restoration of both historic structures but recommends the removal of
the non-functional pathway leading to secondary structure from North 2nd Street and a
restudy of the fenestration, the garage door, and the staircase leading to the restored
screened side porch.
2. New Addition – Form, Materials and Fenestration: The proposed new addition is a two-
story structure with a revised height that no longer exceeds the height of the historic home.
The addition is connected to the historic home with a 12’ long connecting element that faces
Bleeker Street. Many design aspects of the new addition such and the building footprint and
the overall floor area is similar or less than the historic home.
Form: A 12:12 gable roof at the front façade creates a sense of compatibility between the old
and the new structure. As the addition extended to the rear of the lot, changes to the roof rom
occur with the introduction of dormers and a flat roof mass. As part of the revised design, some
of these forms have been simplified. Staff agrees that much of these transitions occur on the
internal portion of the lot, making it less visible, staff finds the overall design of the form does
not strongly related to the historic asset.
Fenestration: The proposed fenestration is a combination of historic and modern dimensions.
The front façade dimensions closely relate to historic proportions, but the south and east
elevations deviate to a more contemporary configuration of glazing.
Materials: The selected building materials for the main elevation is wood siding and metal
panels are introduced to the flat roof portion of the massing, and a standing seam metal roof
is proposed for the addition.
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
Staff finds that the design of the new addition reaches visual compatibility
3. Setback Variations & Floor Area Bonus: Setback variations and floor area bonuses are
benefits available to historic properties granted by the HPC. They are site-specific approvals
that are tied to a specific design reviewed for compatibility and appropriateness.
Setback Variations: The applicant requests a 2’ reduction of the west side yard setback for the
historic bay window that extends into the setback. This variation is necessary to memorialize
the protruding architectural feature on the Victorian home to remain where it is currently. No
other setback variations are requested for this project, including the proposed new addition.
Staff supports this request because it allows for the historic home to remain in its historic
location and not make any adjustments to historic architectural features.
Floor Area Bonus: 500 s.f. is the maximum allowable floor area bonus for this property. The
applicant will need to conduct an extensive level of restoration to bring the Victorian era home
and the secondary structure back to its period of significance. According to the floor area
calculations provided in the application, the two historic structures account for roughly 2,500
s.f. of floor area. When comparing the floor area of the proposed new addition to the two-story
Victorian structure, the new addition is 117 s.f smaller than the historic home. Although this
project has the potential to earn the full floor area bonus, staff finds the site placement of the
new addition does not meet the Design Guidelines and the design compatibility could be made
stronger, therefore, restudy is recommended. The request for a floor area bonus should be re-
evaluated after the design of the new addition is found to be compliant with the Design
Guidelines. See Exhibit A.4 for staff findings.
Figure 5 – Proposed North Elevation
(Viewed from Bleeker Street)
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
Staff finds all criteria for setback variations are met and supports the request. The
proposed restoration for the project will greatly benefit the historic resource, and staff
finds that the revised changes address all comments brought up during the previous
HPC hearing, therefore, meets the criteria for a floor area bonus.
REFERRAL COMMENTS:
The first application was referred out to other City Departments and comments were provided
during the first HPC hearing. Staff determined that the previous comments are still applicable to
the revised design. Please see Exhibit B for detailed comments.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Restudy the proposed staircase leading to the screened side porch that faces 2nd Street.
2.) Provide clarification on Engineering’s comments regarding the transformer, existing
easement that impact on-site parking.
3.) Provide a more detailed stormwater and drainage plan that is acceptable to all relevant
City Departments.
ATTACHMENTS:
Resolution #____, Series of 2022
Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit A.2 – Relocation Review Criteria / Staff Findings
Exhibit A.3 – Setback Variations Review Criteria / Staff Findings
Exhibit A.4 – Floor Area Bonus / Staff Findings
Exhibit B – Referral Comments (from first conceptual hearing on January 12, 2022)
Exhibit C – Public Comment Received January 11, 2022
Exhibit D – HPC Meeting Minutes, January 12, 2022
Exhibit E – Application, Revised