HomeMy WebLinkAboutMemo.820 E Cooper Ave
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Interim Planning Director/Historic Preservation Officer
MEETING DATE: September 23, 2020
RE: 820 East Cooper Avenue – Minor Development Review
PUBLIC HEARING
APPLICANT /OWNER:
Lauren E. Bullard
REPRESENTATIVE:
Zone 4 Architects, LLC
LOCATION:
Street Address:
820 E. Cooper Avenue
Legal Description:
Lot P, Block 111, City and
Townsite of Aspen,
Colorado
Parcel Identification
Number:
PID# 2737-182-28-005
CURRENT ZONING & USE
RMF (Residential Multi-
Family); Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY: The applicant requests approval for Minor
Development review to add a small addition to the rear of the
historic property, restore historic features, and make
landscaping changes.
STAFF RECOMMENDATION:
Staff supports the project and recommends approval with
conditions listed on page 4 of this memo.
Site Locator Map – 820 E. Cooper Avenue
820
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
820 East Cooper is a 3,000 sf lot in the RMF
zone district. The historic resource is a one-
story miner’s cabin with a loft. In 1996 HPC
approved a new addition to the historic
structure that was never built.
In 2012, HPC granted the demolition of a non-
historic shed structure along the alley. The
property was recently acquired by the current
applicant who has been working with staff to
remove the non-historic wrap around deck that
covered the base of the historic resource,
restore the historic windows, and remove the
blue metal roof and replace it with the asphalt
shingle roof.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC):
The Applicant is requesting the following approval:
• Minor Development (Section 26.415.070.C) o add a small addition to the rear, restore
historic features and make landscaping changes.
The Historic Preservation Commission (HPC) is the final review authority. The scope of this
application is not subject to Notice of Call-Up at City Council.
PROJECT SUMMARY:
The applicant proposes to enlarge an existing non-historic addition to the rear of the historic
structure by adding approximately 46 sf of floor area. As part of the scope of work, the altered
front door of the historic resource will be restored to historic proportions and landscaping changes
including pervious brick pavers and tree removal are proposed. No historic preservation benefits
or incentives are requested for this proposal.
STAFF COMMENTS:
The proposed addition to the rear of the property is an enlargement of a non-historic addition that
improves the usability of this space without compromising the historic fabric and having minimal
visual impact. The proposed addition utilizes a pitched roof form the relates to the historic resource
and fenestration with dimensions that keep in character with the historic resource. The proposed
material is asphalt shingles, matching what is in place on the historic resource, and a vertical
application of Trespa siding which deviates from the historic resource. Staff finds that all relevant
Design Guidelines in Chapter 10 are met. Staff supports the proposed addition and restoration
plan of the historic front door opening using historic photographs and the existing framing as a
reference. (See Figure 2.)
Figure 1 – 820 E. Cooper, 2020
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff recommends HPC further discuss elements of
the proposed landscape plan in detail to provide
more direction for the applicant:
Landscaping Changes: Following the removal of the
wooden deck that wrapped around the entire
footprint of the building, the applicant proposes to
stabilize the surrounding grade with various
landscaping improvements including the use of
permeable brick pavers, sod, and perennial beds.
The permeable brick pavers will be used to create a
perpendicular walkway from the street to the front
door of the historic resource which meets Design
Guideline 1.6; however, staff finds the pavers
proposed along the foundation of the front façade to
be out of character and does not meet Design Guideline 1.12. Staff recommends the pavers be
limited to the walkway and entry leading up to the front door and either sod or plantings along the
front façade. Any proposed plantings must not cover or screen the historic resource from view.
No changes are proposed to the existing fence with this proposal.
The applicant proposes to restore sod in front of the historic resource and maintain the sod located
towards the rear of the property. The gravel areas identified along the rear of the property appears
to be associated with the two on-site parking spaces required for the property that must remain.
The applicant is currently working with the Parks Department on the removal of the tree located
in the front yard of the property. Staff recommends the applicant continue discussion with all
relevant City Departments regarding tree impact/mitigation and stormwater needs for the site.
REFERRAL COMMENTS:
The application was referred out to other City Departments who have requirements that will
significantly affect the permit review. Please see Exhibit B for full comments.
Engineering Department:
1. Applicant needs to show the disturbance area is under 1,000 sf or provide a full drainage
plan and report from a registered engineer. The use of pervious pavers will meet the
stormwater requirements.
Parks Department:
1. Amenable to the removal of the conifer in the front yard and planting of a maple tree out in
the city ROW.
Figure 2 – 820 E. Cooper Ave., 1980
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Continue to work with the Engineering Department regarding the disturbance area
calculations and stormwater requirements.
2.) Continue to work with the Parks Department regarding tree removal and required
mitigation.
3.) Replace the proposed brick pavers along the front façade with sod or plantings that meet
Design Guideline 1.12 & 1.13, to be reviewed and approved by staff and monitor prior to
Building Permit submission.
4.) Provided details of the permeable brick pavers, to be reviewed and approved by staff and
monitor prior to installation.
5.) Provide a cut sheets of the new front door and transom to fit restored opening, and the
installation of new siding to close any gaps need to match and integrate with the existing
historic siding.
6.) Exposed concrete or painted mental flashing is appropriate for the new foundation under
the proposed addition.
7.) The site must continue to provide for the required two on-site parking spaces.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application