HomeMy WebLinkAboutresolution.hpc.020-1997RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT,
PARTIAL DEMOLITION, AND VARIANCES FOR THE PROPERTY
LOCATED AT 420 W. FRANCIS STREET, ASPEN, COLORADO
RESOLUTION NO.~O, SERIES OF 1997
WHEREAS the applicants, Barry and Ellen Halperin, represented by Colombo
International, have requested significant development, partial demolition, and variance
approval for the property located at 420 W. Francis Street, Lots N and O, Block 34, City
and Townsite of Aspen. 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:
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.
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.
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 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 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)
b)
c)
yield greater compliance with the goals of the Aspen Area Community Plan;
more effectively address the issue or problem a given standard or provision
responds to; or
be clearly necessary for reasons of fairness related to unusual site specific
constraints, and
WHEREAS, Amy Guthrie, in her staffreports dated November 12, 1997 and December
17, 1997, recommended approval with conditions, and
WHEREAS, public hearings, which were legally noticed, were held at regular meetings
of the Historic Preservation Commission on November 12, 1997 and December 17, 1997,
at which times the Commission considered and approved the application with conditions
by a vote of 7-0 at both meetings.
NOW, THEREFORE, BE IT RESOLVED:
That significant development, partial demolition, and variances for the project located at
420 W. Francis Street, Aspen, Colorado, be approved with the following conditions.
The required rear yard setback is reduced to 0 feet for the new garage and Accessory
Dwelling unit, which is approved to be a maximum height of 17 feet.
It must be determined whether or not the original siding still exists under the
shingles. If so, HPC will work with the applicant to determine whether or not that
siding can be restored. Otherwise, new clapboard siding may be installed, with
approval by staff and monitor. As part of this activity, staff also recommends that
the shutters be removed from the house since they would not have been there
originally.
All replacement windows on the historic portion of the house must match the
existing windows as closely as possible. Windows identified on the plans as
modified by staff in the November 12, 1997 packet, may not be replaced. No
window openings on the historic portion of the house may be widened, excepting
the window on the east elevation, second floor may be altered as presented to HPC.
The applicant should consider the possibility of replacing the multipaned window in
the bay on the south elevation with a large double hung, which is more likely what
originally existed. Any new window in the bay must be approved by staff and
monitor.
In regard to the railings proposed on the front deck and porches, no railings may be
installed unless an exception for historic structures cannot be granted from the UBC,
or unless there is reason to believe that they were there historically. If railings must
be installed, they must be wood and should be simple, not turned balusters.
Deck boards and stairs may be repaired where necessary and replaced if beyond
repair.
A variance is granted from Ordinance #30, volume, for the new windows on the
ADU.
No exterior materials other than those described above may be removed from the
building without the consent of HPC.
APPROVED BY THE COMMISSION at its regular meeting on the ]2,Q~ day
o f../~?!., 1997.
HISTORIC PRESERVATION COMMISSION
Chairn~a../ *v' - I !
ATTEST:
Chief Deputy ~e~k