HomeMy WebLinkAboutresolution.hpc.004-1999RESOLUTION 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 930
KING STREET, ASPEN, COLORADO, PARCEL ID NO. 2737-073-00037
RESOLUTION NO. L{ , SERIES OF 1999
WHEREAS, the applicant, No Problem Joe LLC, represented by Gibson Reno
Architects, has requested significant development, landmark designation, partial
demolition, on-site relocation, variances, and Residential Design Standards review for the
property located at 930 King Street. The project involves a historic landmark lot split
(approved by City Council), construction of a new house on Lot A and an addition to the
historic house on Lot B. The historic house will be relocated on-site; 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 0ve~ay 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 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,
nan~ely:
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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 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 rel0cation 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:
Ah HistoricalImportance: 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.
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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
c) be clearly necessary for reasons of fairness related to unusual site specific
constraints, and
WHEREAS, Amy Guthrie, in her staff report dated January 27, 1999, recommended
approval with conditions, and
WHEREAS, at a regular meeting of the Historic Preservation Commission on January
27, 1999, the Commission considered and approved the final application with conditions
by a vote of 5 to 2.
THEREFORE, BE IT RESOLVED:
That significant development, partial demolition,' on-site relocation, landmark
designation, variances, and Residential Design Standards review for 930 King Street,
Aspen, Colorado, be approved with the following conditions:
1. Submit a demolition plan, as part of the building permit plan set, indicating exactly what
areas of the historic house are to be removed as part of the renovation.
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2. Submit a preservation plan, indicating how the existing materials on the historic house
will be restored. The requirement is to retain/repair all original materials and replicate only
those that are determined by HPC staff and monitor to be beyond salvage.
3. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials may be removed without the approval of staff and monitor.
4. The base elevation from which building height will be measured is hereby established
as 7926' which represents the topographic elevation of the site in 1975, prior to fill
activity. Along the common lot line with the property to the north (Maple,) the grade of
the 930 King Street property shall match the grade of the adjacent property.
5. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
6. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor.
7. HPC has granted a 14 foot frontyard setback variance for the historic house, an east
sideyard setback variance of 5 feet for the historic house, and a 250 square foot floor area
bonus.
/-"', 8. Any amendments to the landscape plan as approved will require review and approval
by HPC staff and monitor.
9. The preservation plan described in condition #2, as well as the language of conditions
#3-8 shall be printed on the cover sheet of the building permit plan set and all other prints
made for the purpose of construction.
10. Prior to submitting for building permit, the applicant must consult with the City
Forester, and then staff and monitor, to determine whether the existing cottonwoods in front
of the historic house should be removed and replaced now, or whether to plant new
cottonwoods adjacent to the existing ones, so that they reach some maturity before the older
ones are removed.
11. Prior to submittal of building permit, a relocation plan shall be submitted, including
posting a bond or other financial security with the engineering department, in the amount
of $30,000, 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. The relocation plan shall show how the
house will be braced and supported when lifted, and how and where it wili be stored on
the site.
12. The applicant shall be required to provide the contractor with copies of all HPC, P&Z,
and Council resolutions and ordinances applicable to this project. The contractor must
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s.ubmit a letter addressed to HPC staff as part of the building permit application indicating
that all conditions of approval are known and understood.
13. 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 mended by other conditions.
14. The fascia detail for the new and old houses must be reviewed and approved by HPC
staff and monitor prior to submittal for building permit.
APPROVED BY THE COMMISSION at its regular meeting on the 27th day
of January, 1999.
Approved as to Form:
D A ity Attorney
Approved at to Content:
HISTORIC PRESERVATION COMMISSION
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