Planning commission approves top-of-slope adjustment and modest addition at 727 East Bleecker; eight aspens to be removed

The Planning and Zoning Commission voted to recommend approval of the combined special review, stream-margin review and residential design standards application for 727 East Bleecker on May 7, 2025.

Long Range Planner Haley Hart outlined the project and staff findings, explaining that the entire lot lies within the city’s mapped 100-foot stream-margin area along the Roaring Fork River and that the application requests a top-of-slope adjustment to better reflect site-specific slope constraints. The applicant proposes roughly a 600-square-foot interior addition and a west-side deck relocation; staff said the proposed development does not intrude into the 15-foot top-of-slope setback and that applicable RDS standards were met. Hart noted, “there's those 8 aspen trees that are being removed, and parks did not have any issue with that,” and recommended approval.

Commissioners questioned whether an existing deck would be rebuilt within the building envelope, whether decking replacement would trigger compliance, the provenance of the stream-margin mapping (lidar overlay versus site survey), and whether required easements were shown. Staff clarified that the applicant’s proposed west-side deck lies within the building envelope, that decking replacement would trigger compliance if proposed, and requested easement information be added on the survey prior to permit. After deliberation commissioners moved and seconded the resolution and approved it by roll call.

The action allows the property owner to proceed toward permit stage subject to the conditions discussed (easements and lighting conditions), and the matter will next proceed per the city’s administrative steps for permit issuance.