Loading...
HomeMy WebLinkAboutresolution.hpc.002-1998RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MINOR DEVELOPMENT, PARTIAL DEMOLITION, TEMPORARY RELOCATION, AND APPEAL OF "RESIDENTIAL DESIGN STANDARDS" FOR THE PROJECT LOCATED AT 234 WEST FRANCIS STREET, ASPEN, COLORADO RESOLUTION NO. ~ SERIES OF 1998 9 WHEREAS, the applicants, Don and Gwen Mullins, represented by Studio B Architects, have requested minor development, partial demolition, temporary relocation, and appeal of"Residential Design Standards" approval for the property located at 234 W. Francis Street. The property is a designated historic landmark; 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 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: 1.Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute co the historic s~gnificance 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 temporary 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),(3), and (4) of the Aspen Land Use Code in order for HPC to grant approval, namely: 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 sounchaess 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, m 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 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 be clearly necessary for reasons of faimess related to unusual site specific constraints, and WHEREAS, Amy Cruthrie, in her staffreports dated October 8, 1997, December 10, 1997, and January 28, 1998, recommended approval with conditions; and WHEREAS, at their regular meetings of October 8, 1997, December 10, 1997, and January 28, 1998, the Historic Preservation Commission considered and approved the applications with conditions. NOW, THEREFORE, BE IT RESOLVED: That minor development, partial demolition, temporary relocation, and appeal of "Residential Design Standards" for the property at 234 W. Francis Street, Aspen, Colorado, as represented to the HPC on October 8, I997, December 10, 1997, and January 28, 1998, be approved as follows, and with the following conditions: Historic house: 1. A new double hung window which matches the existing windows may be added on the east wall of the historic house. 2. Two lightwells are approved on the east side of the historic house; none on the west side. 3. A skylight may be installed on.the east side of the roof of the historic house. 4. An octagonal addition for a kitchen may be made on the northeast comer of the historic house. The windows in the new kitchen addition will be as presented to HPC on January 28, 1998. A skylight may be set into the peak of the kitchen mol. The roofing and siding are to match the historic house. 5. The existing donner on the north side of the house may be altered, however the applicant must revise the proposal for the dormer so that the north wall of the donner aligns with the building wall below, for approval by staff and monitor. New siding and roofing materials are to match existing. 6. The existing roof on the one story lean-to addition at the back of the historic house may be altered, provided that the applicant produces more research into the original slope of the roof, for approval by staff and monitor. Any alterations to the entry porch on the west side of the addition that are needed must be submitted for approval by staff and monitor. 7.. The breezeway connector between the historic house and garage may be removed. 8. The applicant will salvage the original stone from the foundation of the house and reuse it or, if this is not possible, use matching stone to recreate the foundation to match the original condition. 9. No exterior materials on any part of the historic structures (house and "carriage house") may be removed without the prior approval of HPC, excepting those areas that were approved for remodeling on October 8, 1998. 10. No changes are approved for any windows on the historic house. If the applicant wishes to add exterior screens or storm windows in the future, they must be reviewed and approved by HPC. I 1. The wood shingled roof may be replaced to match the existing roof Garage: 12. The non-historic structure located on the alley may be converted into a garage, including new doors on the alley, new dormers with double hung windows on the north and south sides of the building, removal of doors and replacement of windows on the west and south, and an addition for a staircase on the east side of the garage. Carriage house: 13. The applicant is to restudy the proposal to modify entry porches on the south and west of the carriage house and east side of the historic house, so that the porches have a flat or slightly pitched roof, for approval by staff and monitor. 14. A closet addition is approved for the north side of the carriage house. The pair of double hung windows in this location may be shifted to the west. A vent may be added on the west side of the closet addition. 15. The trellis on the west side of the carnage house may be removed. Temporary. relocation: 16. A letter of credit, escrow agreement, or bond in the amount of 530,000 is to be provided prior to building permit to ensure the safe relocation of the building back onto the new foundation. 17. The applicant must provide a site plan showing how and where the building will be stored during the temporary relocation. Construction fencing or other barricades must be placed around the historic house to protect it during the temporary relocation. 18. A report from a licensed engineer or housemover must be submitted prior to relocation showing how the structure will be braced and protected to withstand moving. 19. All window sash in the historic house will be removed and stored safely during construction, so that there is no damage to them. All window and door openings into the house will be covered with plywood until the house is set onto the new foundation and the original window sash re-installed.