HomeMy WebLinkAboutagenda.hpc.20100526ASPEN HISTORIC PRESERVATION COMMISSION
MAY 26, 2010
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS:
I. Roll call
I. Approval of minutes -none
II. Public Comments
III. Commission member comments
IV. Disclosure of conflict of interest (actual and apparent)
V. Project Monitoring:
VI. Staff comments - (15 min.)
VII. Certificate of No Negative Effect issued
(Next resolution will be #6)
VIII. OLD BUSINESS
A. NONE
IX. NEW BUSINESS -PUBLIC HEARING
A. 216 W. Hyman -Substantial Amendment to Major
Development approval.
X. WORK SESSIONS
A. None
XI. 6:00 p.m. Adjourn
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE; 216 West Hyman Avenue, Amendment to Minor Development approval -Public
Hearing
DATE: May 26, 2010
SUMMARY: 216 West Hyman Avenue is located on a 6,000 square foot lot across from the Ice
Gazden. Built in circa 1885 as a modest miner's cottage, major alterations have been made to the
house. It is now more reflective of the early ski era, when it was the home of Darcy Brown,
described by the Aspen Times as "the man who headed the Aspen Ski Corp. as it grew from a
two-chairlift hill at the foot of downtown into one of the most widely recognized ski resorts in
the world," than it is in keeping with Victorian azchitecture.
The applicant received approval in 2008 to remove anon-historic addition located at the reaz of
the property and to convert the existing gazage into living space. An amendment to that approval
is being requested in order to construct a free standing accessory building at the reaz of the site.
No vaziances aze needed for the project.
RECOMMENDATION: Staff recommends approval of the Amendment as proposed.
APPLICANT: Ann Mullins, represented by Derek Ska]ko of 1 Friday Collaborative.
PARCEL ID: 2735-124-63-006.
ADDRESS: 216 West Hyman Avenue, Lots O and P, Block 53, City and Townsite of Aspen,
Colorado.
ZONING: R6.
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal
materials and prepares a report that analyzes the project's conformance with the design
guidelines and other applicable Land Use Code Sections. This report is transmitted to the
HPC with relevant information on the proposed project and a recommendation to continue,
approve, disapprove or approve with conditions and the reasons for the recommendation. The
HPC will review the application, the staff analysis report and the evidence presented at the
hearing to determine the project's conformance with the City of Aspen Historic Preservation
Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue
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the application to obtain additional information necessary to make a decision to approve or
deny. Ijthe application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue. a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300) feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Staff Response: The applicant proposes the construction of a detached 540 square foot
accessory building at the reaz of the site.
The new building is approximately 7 feet taller at the ridge than the historic resource, however
the historic resource has an unchazacteristically shallow roof pitch compazed to most miner's
cottages. There is a drop in grade of 6 vertical feet from the front of the site to the alley, which
reduces the appazent height difference between the two structures. The buildings aze 28 feet
apart.
Initially staff was concerned that the steep roof and wide overhangs on the outbuilding would not
meet the guidelines in terms of compatibility with the historic resource. However we recognize
that the home on this site may be an example of a building where alterations have- gained
significance of their own. The chalet qualities of the proposed new structure do create a strong
relationship between the buildings. The outbuilding is planned to have clapboazd siding and a
metal roof to match the main house.
Staff recommends approval of the Amendment as designed.
DECISION MAKING OPTIONS:
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC approve the Amendment with the
following standazd conditions:
1. There shall be no deviations from the approved plan without first being reviewed and
approved by staff and monitor.
2. Information on any planned exterior lighting or landscaping must be approved by staff
and monitor prior to purchase or installation.
3. The approvals and vested rights established for this property by Aspen HPC Resolution #20,
Series of 2008 remain unchanged.
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The development approvals granted herein for a new outbuilding shall constitute asite-
specific development plan vested for a period of three (3) years from the date of issuance of
a development order. However, any failure to abide by any of the terms and conditions
attendant to this approval shall result in the forfeiture of said vested property rights.
Unless otherwise exempted or extended, failure to properly record all plats and
agreements required to be recorded, as specified herein, within 180 days of the effective
date of the development order shall also result in the forfeiture of said vested property
rights and shall render the development order void within the meaning of Section
26.104.050 (Void permits). Zoning that is not part of the approved site-specific
development plan shall not result in the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) yeazs,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 216 West Hyman
Avenue, Lots O and P, Block 53, City and Townsite of Aspen, Colorado.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals aze not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Exhibits:
A. Relevant Design Guidelines
B. Application
Exhibit A- Relevant Design Guidelines
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
o Subdivide lazger masses into smaller "modules" that aze similaz in size to the historic
buildings on the original site.
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11.4 Design a front elevation to be similar in scale to the historic building.
^ The primary plane of the front should not appeaz taller than the historic structure.
^ The front should include aone-story element, such as a porch.
11.5 Use building forms that are similar to those of the historic property.
^ They should not overwhelm the original in scale.
11.6 Use roof forms that are similar to those seen traditionally in the block.
^ Sloping roofs such as gable and hip roofs aze appropriate for primary roof forms.
^ Flat roofs should be used only in azeas where it is appropriate to the context.
^ On a residential structure, eave depths should be similaz to those seen traditionally in the
context.
^ Exotic building and roof forms that would detract from the visual continuity of the street aze
discouraged. These include geodesic domes and A-frames.
11.7 Roof materials should appear similar in scale and texture to those used traditionally.
^ Roof materials should have a matte, non-reflective finish.
11.8 Use building materials that contribute to a traditional sense of human scale.
^ Materials that appeaz similaz in scale and finish to those used historically on the site aze
encouraged.
^ Use of highly reflective materials is discouraged.
11.9 Use building components that are similar in size and shape to those of the historic
property.
^ These include windows, doors and porches.
^ Overall, details should be modest in chazacter.
11.10 The imitation of older historic styles is discouraged.
^ This blurs the distinction between old and new buildings.
^ Highly complex and ornately detailed revival styles that were not a part of Aspen's history aze
especially discouraged on historic sites.
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR AN AMENDMENT TO MINOR
DEVELOPMENT FOR THE PROPERTY LOCATED AT 216 WEST HYMAN AVENUE,
LOTS O AND P, BLOCK 53, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. _, SERIES OF 2010
PARCEL ID: 2735-124-63-006.
WHEREAS, the applicant, Ann Mullins, represented by Derek Skalko of 1Friday Collaborative,
has requested an Amendment to a previously granted Minor Development approval for the
property located at 216 West Hyman Avenue, Lots O and P, Block 53, City and Townsite of
Aspen, Colorado; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, the procedure for an Amendment to Minor Development Review is as follows.
Staff reviews the submittal materials and prepazes a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code Sections. This
report is transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons for
the recommendation. The HPC reviews the application, the staff analysis report and the evidence
presented at the heazing to determine the project's conformance with the City of Aspen Historic
Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or
continue the application to obtain additional information necessary to make a decision to approve
or deny; and
WHEREAS, Amy Guthrie, in her staff report dated May 26, 2010, performed an analysis of the
application based on the standazds, found the review standazds and the "City of Aspen Historic
Preservation Design Guidelines have been met; and
WHEREAS, at their regulaz meeting on May 26, 2010, the Historic Preservation Commission
considered the application, found the application for an Amendment to Minor Development and
the "City of Aspen Historic Preservation Design Guidelines" to be met, and approved the
application by a vote of
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for an Amendment to Minor Development for the property
located at 216 West Hyman Avenue, Lots O and P, Block 53, City and Townsite of Aspen,
Colorado with the following conditions:
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1. There shall be no deviations from the approved plan without first being reviewed and
approved by staff and monitor.
2. Information on any planned exterior lighting or landscaping must be approved by staff
and monitor prior to pwchase or installation.
3. The approvals and vested rights established for this property by Aspen HPC Resolution #20,
Series of 2008 remain unchanged.
The development approvals granted herein for a new outbuilding shall constitute asite-
specific development plan vested for a period of three (3) yeazs from the date of issuance of
a development order. However, any failwe to abide by any of the terms and conditions
attendant to this approval shall result in the forfeitwe of said vested property rights.
Unless otherwise exempted or extended, failwe to properly record all plats'and
agreements required to be recorded, as specified herein, within 180 days of the effective
date of the development order shall also result in the forfeitwe of said vested property
rights and shall render the development order void within the meaning of Section
26.104.050 (Void permits). Zoning that is not part of the approved site-specific
development plan shall not result in the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pwsuant to this Title. Such notice
shall be substaritially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) yeazs,
pwsuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 216 West Hyman
Avenue, Lots O and P, Block 53, City and Townsite of Aspen, Colorado.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals aze not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 26th day of May, 2010.
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ATTEST:
Kathy Strickland, Chief Deputy Clerk
Approved as to Form:
Michael Hoffman, Chair
Jim True, Special Counsel
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216 West Hyman Residence Model Imagery -May 2010
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216 West Hyman Residence Model Imagery - May 2010
216 West Hyman Residence Model Imagery -May 2010