HomeMy WebLinkAboutresolution.hpc.002-1999 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION,
CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, RESIDENTIAL
DESIGN REVIEW AND A VARIANCE AT 920 E. HYMAN AVENUE, LOT N,
BLOCK 32, EAST ADDITION TO THE CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. ~ , SERIES OF 1999
WHEREAS, the applicant, Veronika inc., represented by Roger Kerr, has requested
conceptual approval, landmark designation, partial demolition, a variance, and
Residential Design Standards review for the property located at 920 E. Hyman Avenue.
The property is listed on the historic inventory with landmark designation pending. The
project involves removing a non-historic addition at the back of the house, restoration of
the original cottage, and construction of a new addition to the rear of the cottage; 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 compatib!e in general design,
massing and volume, scale and site plan with desigfmted historic structures
located on the parcel and with development on adj a&nt, p~cels wllen the
subject site is in a "H," Historic Overlay District or is ad~'i~effi mi. 2:
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 integrity of 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:
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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 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~ Historical Importance: The structure or site is a principal 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.
B. ArchitecturalImportance. The structure or site reflects an architectural style
that is unique, distinct or of tmditionaI Aspen character, or the slructure 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:
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a) yield greater compliance with the goals of the Aspen Area Community Plan;
P"-, b) . more effectively address the issue or problem a given standard or provision
responds to; or
e) be clearly necessary for reasons of fairness related to unusual site specific
constraints, and
WHEREAS, Amy Guthrie, in her staff report dated January 13, 1999, recommended
continuing the review with conditions for restudy, and
WHEREAS, a public hearing, which was legally noticed, was held at a regular meeting
of the Historic Preservation Commission on January 13, 1999, at which time the
Commission reviewed and considered a revised proposal from the applicant and approved
the application with conditions by a vote of 6-1.
THEREFORE, BE IT RESOLVED:
That landmark designation, conceptual review, partial demolition, a variance, and
Residential Design Standards review for 920 E. Hyman Avenue, Lot N, Block 32, East
Addition to the City and Townsite of Aspen, as presented at the January 13, 1999
meeting, be approved with the following conditions:
1. HPC recommends Landmark Designation be approved by City Council.
/,-.,.
2. HPC supports the concept of restoring the original cabin. All existing materials are to
be retained and repaired as needed. Any materials which must be replaced due to
deterioration must be replicated to match. HPC staff and project monitors must be
consulted before any exterior materials are approved for replacement.
3. All window replacements on the original cottage must be based on physical evidence
such as cuts in clapboards, framing evidence once the structure is exposed, or
photographs. Additionally, it should be investigated whether one of the two original front
doors (the one that would have faced E. Hyman Avenue) has been filled in. If so, it
should be restored. HPC stiff and moultors must be contacted to inspect the building
when framing is exposed.
4. A five (5) foot rear yard setback variance is granted.
5. The storage and trash areas at the rear of the site are not historic structures and are to
be demolished. The applicant must work with the Engineering Department to move the
utility pedestals currently in the alley onto private property. The gravel parking space in
front of the house must be removed and all parking shall be accessed from the alley.
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APPROVED BY THE COMMISSION at its regular meeting on the 13th day
of January, 1999.
Approved as to Form:
Davi{i~ss~'ity Attorney
Approved at to Content:
HISTORIC PRESERVATION COMMISSION
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