HomeMy WebLinkAboutresolution.hpc.005-1999 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, FINAL
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 final
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 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 Ove~ay District or is adja6ent 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,
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. HistoricalImportance: The structure or site is a principal or secondary
structure or site conunonly 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 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:
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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 fairness related to unusual site specific
constraints, 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 conceptual proposal from the applicant and
approved the application with conditions by a vote of 6-1; and
WHEREAS, Amy Guthrie, in her staff report dated February 24, 1999, recommended
final approval with conditions.
THEREFORE, BE IT RESOLVED:
That landmark designation, final 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 February 24, 1999 meeting, be
approved with the following conditions:
1. All conditions of Resolution No. , Series of 1999, which granted conceptual
approval for the project at 920 E. Hyman Avenue are listed herein.
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
consuked before any exterior materials are approved for replacement.
3. The front porch roof and fascia may be rebuilt, with the exact configuration to be
reviewed and approved by HPC staff and monitor, after further research on the
original design of the porch. The existing porch posts and rail may be removed. The
new porch post and bracket detail are approved as shown on Exhibits 4 and 5 of the
February 24, 1999 meeting. A porch railing cannot be installed because there is not
historical basis for it.
4. The existing windows on the south fa~ade ofthe house may not be replaced.
5. The existing front door on the south facade of the house may be replaced, with the
new door to be reviewed and approved by HPC staff and monitor.
6. The new second floor deck may cut into the back of the old house, if the new deck
and north facing roofline slope are detailed to provide a roof ridge consistent in
appearance from the street.
7. Any future amendments to the landscape plan as approved by HPC will require
review and approval by HPC staff and monitor.
8. A five foot rear yard setback variance has been granted.
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9. New windows may be installed on the east and west sides of the old house, based on
physical evidence of original window locations such as cuts in clapboards, flaming, or
photographs, to be approved by HPC staff and monitor.
10. Investigate the flaming to determine whether one of the two original front doors (the
one'that would have faced E. Hyman Avenue) has been filled in. If so, it must be
recreated, with the character and placement of the door to be reviewed and approved
by staff and monitor.
11. The storage and trash areas at the rear of the site are not historic structures and are to
be demolished.
12. The applicant must work with the Engineering Department to move the utility
pedestals currently in the alley onto private property.
13. The gravel parking space in front of the house must be removed and all parking shall
be accessed from the alley.
14. 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.
15. Submit a preservatiou plan, as part of the building permit plan set, indicating how the
existing materials, which are to be retained, 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.
16. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
17. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
18. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor.
19. The preservation plan described above, as well as the language of certain conditions of
approval will be required to be printed on the cover sheet of the building permit plan set
and all other prints made for the purpose of construction.
20. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation
Officer prior to applying for the building pennit.
21. 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.
APPROVED BY THE COMMISSION at its regular meeting on the 241h day
of February, 1999.
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Approved as to Form:
Approved at to Content:
HISTORIC PRESERVATION COMMISSION
S~, a~l~man
ATTEST:
Kathy S;~ekland, Chief Deputy Clerk
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