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Home My WebLink Aboutresolution.hpc.001-1999 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT, PARTIAL DEMOLITION, ON-SITE RELOCATION, LANDMARK DESIGNATION, RESIDENTIAL DESIGN REVIEW AND VARIANCES AT 117 N. SIXTH STREET, LOTS, G, H, AND I, BLOCK 18, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO RESOLUTION NO. [, , SERIES OF 1999 WHEREAS, the applicant, Lynnie Coulter, represented by Studio B Architects, has requested significant development, landmark designation, partial demolition, on-site relocation, variances, and Residential Design Standards review for the property located at 117 N. Sixth Street. The property is a designated landmark. The project involves a small addition to the existing historic house, restoration of doors and windows on the historic house, construction of a new house, connected to the old by a breezeway, and on-site relocation of the existing shedi and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H,' Historic Overlay District or is adjacent to an Historic Landmark. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity0f a designated historic structure or part thereof; and WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H' Historic Overlay district, must meet all of the Development Review Standards of Section 26.72.020(C) of the Aspen Land Use Code in order for HPC to grant approval, namely: IIIIIII IIIII IIIIII IIII IIIIIII IIIII IIIII III IIIII IIII IIII 427861 e2/18/1999 09:40R RESOLUTZ DRVZS STLVZ 1 e~® 5 R 26.ee D e.ee N e.ee PZTKIN COUNTY CO 1 .Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic significance of the parcel; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure; and WHEREAS, all applications for on-site relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the following Development Review Standards of Section 26.72.020(D)(2),(3), and (4) of the Aspen Land Use Code in order for HPC to grant approval, namely: 2.Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation; and 3 .Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation; and 4.Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation; and WHEREAS, all applications for Historic Landmark Designation shall meet two or more of the following Standards for Designation of Section 26.76.020 in order for HPC to grant approval, namely: A. HistoricalImportance: The structure or site is aprincipal or secondary structure or site commonly identified or associated with a person or event of historical significance to the cultural, social, or political history of Aspen, the State of Colorado, or the United States. IIIIIII Illll IIIIII Illl IIIIIII IIIII IIIII III IIIII IIII IIII 427861 02/18/lggg 09:40;I RESOLUTI DI:IVXS SXLVI 2 o( 5 R 26.08 D e.ee N e,ee PXTKXN COUNTY CO B. ArchitecturalImportance. The structure or site reflects an architectural style that is unique, distinct or of traditional Aspen character, or the structure or site embodies the distinguishing characteristics of a significant or unique architectural type (based on building form or use), or specimen. C. Designer. The structure is a significant work of an architect or designer whose individual work has influenced the character of Aspen. D. Neighborhood Character. The structure or site is a significant component of an historically significant neighborhood and the preservation of the structure or site is important for the maintenance of that neighborhood character. E. Community Character. The structure or site is critical to the preservation of the character of the Aspen community because of its relationship in terms of size, location and architectural similarity to other structures or sites of historical or architectural importance; and WHEREAS, all applications for appeal from the Residential Design Standards of Section 26.58.040 must meet one of the following statements in order for the Design Review Appeal Committee or other decision making administrative body to grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; b) more effectively address the issue or problem a given standard or provision responds to; or e) be clearly necessary for reasons of faimess related to unusual site specific constraints, and WHEREAS, Amy Guthrie, in her staff report dated January 13, 1999, recommended approval with conditions, and WHEREAS, public hearings, which were legally noticed, were held at a regular meeting of the Historic Preservation Commission on November I lth and 18th, 1998, December 9th; 1998, January 6, 1999, and January 13, 1999, at which the Commission considered and approved the application with conditions by a vote of 5-2. THEREFORE, BE IT RESOLVED: That significant development, partial demolition, on-site relocation, landmark designation, variances, and Residential Design Standards review for 117 N. Sixth Street, Lots G,H, and I, Block 18, Aspen, Colorado, be approved with the following conditions: 1. All representations made by the applicant in the application and during public meetings with the Historic Preservation commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. IIIIIII Illll IIIIII IIII IIIIIII IIIII IIIII III IIIII IIII IIII 427861 02/18/1999 09:4~1:1 RESOLUTT DRVZS SILVI 3 o~r 5 R 26.60 O e.ee N e.ee PITKIN COUNTY CO · 2. When relocated, the historic shed is to be placed at grade level. 3. On the south elevation of the old house, examine the area of the existing window (located in the new hallway) for evidence of its previous appearance. Work with staff and monitor to determine the appropriate restoration action. 4. Prior to submittal for building permit, a structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation (the shed). 5. Prior to submittal for building permit, a relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe retocation, preservation and repair (if required) of the structure (the shed), site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. The financial security shall be in the amount orS10,000. 6. · HPC hereby grants the following variances: a 5 foot combined front and rear yard setback variance, a 5 foot rear yard setback variance, a 20 foot 6 inch combined sideyard setback variance, a 2 foot north side yard setback variance, an 8 foot 6 inch west sideyard setback variance for the historic shed, a west sideyard setback variance of 2 feet and a combined sideyard setback variance of 14 feet for a storage area and deck at the rear of the new construction, a rear yard setback variance of 9 feet and a combined front and rear yard setback variance of 9 feet for the overhanging roof canopy at the garage, a 2 foot front setback variance and an 11 foot combined front and rear yard setback variance for a front porch, a 3% site coverage variance, and a floor area bonus of 102 square feet, finding that such variations are more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. 7. HPC hereby grants the requested variances from the "volume" standard of the "Residential Design Standards" for the windows as shown on the new house, based on the following finding: The proposal more effectively addresses the issue or problem a given standard or provision responds to. The project in general addresses pedestrian scale in a successful way, which is not diminished by these windows. 8. Any amendments to the landscape plan presented on January 13, 1999 will require HPC approval. 9. Retain all existing materials on the exterior of the historic house, other than those herein approved for restoration or replacement. 10. When selected, provide cut sheets for all exterior light fixPares, for approval by staff and monitor. APPROVED BY TI-IE COMMISSION at its regular meeting on the 13th day of January, 1999. .s to I IIIlll Illll IllIll IIII Illllll Illll Illll Ill Illll IIII Illl 427861 02/18/1999 09:40R RESOLUTI DlqVZS SILVZ 4 ef 5 R 26.00 D 0.00 N o,ee PZTKZN COUNTY CO Dav~ssiStant C~Attorney Approved at to Content: HISTORIC PRESERVATION COMMISSION ~aVh~lR~eid, Chaijman ATTEST: Kathy S~n~hief Deputy Clerk $ SZL. VZ $ ef $ R 2s.ee o e.ee N e.ee PZTK.TN COUNTy CO