HomeMy WebLinkAboutMemo.233WBleeker.20220223_233
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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 application and recommends approval with
conditions outlined on page 5 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 conduct 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 supports the proposed
plans for restoration and require the applicant team work closely with City staff on the preservation
plan throughout the entire process of this project. The requested side yard setback reduction for
the historic bay window is to memorialize the historic feature in its original location.
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, the 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 stronger
compatibility. The revised design reduces the gable height of the new addition to match the gable
height of the historic resource and remains set back from the front façade of the historic home.
Staff finds that the proposed changes adhere to the direction provided by the HPC.
The revised design addresses staff’s previous comments about the staircase leading to the
screened side porch and the 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. Portions of the roof line on the new addition have been simplified.
Staff recommends the 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. The revised design has removed the delineated vehicular pathway and updated
the west elevation of the secondary historic structure. The detached secondary structure is
being restored to its original historic footprint with the removal of the non-historic addition. New
doors and windows are proposed on the north and east elevations. Staff recommends
additional research related to these areas, including inspection of framing, to ensure historic
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
openings are preserved. The guidelines encourage the functional use of historic secondary
structures with sensitive adaptations that maintain the character of the resource (Design
Guideline 8.8).
2. New Addition – Form, Materials and Fenestration & Stormwater Mitigation Plan: 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 resource by 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 form
with the introduction of dormers and flat roofs occur. As part of the revised design, some of
these forms have been simplified. Staff agrees that much of these transitions occur towards
the internal portion of the lot, making it less visible.
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 new addition is wood siding. Metal panels
are introduced to the flat roof portion of the massing, and a standing seam metal roof is
proposed.
The preliminary stormwater mitigation plan calls for drain basins around the foreground of the
resource. Staff requires additional information regarding these features to be provided during
Final Review to determine its visual impact to the resource.
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
3. Setback Variations & Floor Area Bonus: Setback variations and floor area bonus 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. No other setback
variations are requested for this project, including the proposed new addition, at this time. 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. Staff finds all criteria for
granting a setback variation are met.
Floor Area Bonus: 500 s.f. is the maximum allowable floor area bonus for this sized property.
The criteria for the floor area bonus include exemplary preservation efforts and a compatible
addition that meets all design guideline requirements. Staff finds the full restoration of the
historic resources will not only be an excellent project, but it will also be a massive undertaking,
given the past interventions. The revised design of the new addition addresses all comments
brought up during the previous HPC hearing, therefore, meets the criteria for a floor area
bonus. See Exhibit A.4 for staff findings.
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.) Provide details related to the proposed drain basins at the foreground of the property for
Final review. Applicant will need to continue working with all relevant City Departments
regarding stormwater mitigation and site drainage.
2.) Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and
vents, for Final review.
3.) Provide a detailed Preservation Plan including documentation of existing conditions,
investigation of historic framing and materials, and proposed restoration/treatments. This
document will first be reviewed by staff and monitor prior to building permit submission but
will be considered an iterative document that helps guide the restoration efforts.
4.) A 500 s.f. Floor Area Bonus is granted for the approved design. All calculations will be
confirmed during building permit review. Bonus floor area not used for this project will be
forfeited and must be earned through ha future request.
5.) The following setback variations for the proposed addition is granted:
• 2’ east side yard setback reduction for the historic bay window.
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427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov
6.) As part of the approval to relocate the historic house on the site, the applicant will be
required to provide a financial security of $30,000 until the house is set on the new
foundation. The financial security is to be provided with the building permit application,
along with a detailed description of the house relocation approach.
7.) A development application for a Final Development Plan shall be submitted within one (1)
year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the Conceptual
Development Plan. The Historic Preservation Commission may, at its sole discretion and
for good cause shown, grant a one-time extension of the expiration date for a Conceptual
Development Plan approval for up to six (6) months provided a written request for
extension is received no less than thirty (30) days prior to the expiration date.
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