HomeMy WebLinkAboutresolution.hpc.021-1998RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT,
PARTIAL DEMOLITION, RESIDENTIAL DESIGN REVIEW AND VARIANCES
AT 240 LAKE AVENUE, CITY AND TOWNSITE OF ASPEN, ASPEN,
COLORADO
RESOLUTION NO.~
I, SERIES OF 1998
WHEREAS, the applicant, Ronald Greenberg, represented by Charles Curmiffe
Architects, has requested significant development, partial demolition, variances, and
Residential Design Standards review for the property located at 240 Lake Avenue. The
property is a designated landmark. The project involves an addition to the existing
historic house; 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 con~i~ent with'the
character of the neighbo~'hood of the parcel proposed for ~levelopmbnti ~.~ :
3. Standard: The proposed development enhances or does not detract from
the historic significance of design~tted historic structures located on the
. parcel proposed for development or on adjacent parcels.
4. Standard: The proposed development efrhances 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 to the historic
significance of the parcel; and
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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 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 fairness related to unusual site specific
constraints, and
VqltEREAS, Amy Guthrie, in her staff report dated September 23, 1998, recommended
approval with conditions, and
WHEREAS, at a regular meeting of the Historic Preservation Commission on September
23, 1998, the Commission considered and approved the application with conditions by a
vote of 6-0.
THEREFORE, BE IT RESOLVED:
That significant development, partial demolition, variances, and Residential Design
Standards review for 240 Lake Avenue, Aspen, Colorado, be approved as submitted with
the following conditions:
1. HPC hereby grants the following variances: a variance of 2 feet on the west sideyard,
10 feet on the east sideyard, 27 feet on the combined sideyards, an FAR bonus of 500
square feet, and a site coverage variance of up to 5% to accommodate the proposed
design, as well as a variance from the "garage" and "volume" standards of the
"Residential Design Standards" 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.
2. Final drawings of the tower and mullions to be submitted to staff.
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