HomeMy WebLinkAboutresolution.hpc.039-1999I IIIIII IIIII IIIIII IIII IIIII IIIII IIIIIII III IIIII IIII IIII
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT,
PARTIAL DEMOLITION, ON-SITE RELOCATION, RESIDENTIAL DESIGN
REVIEW AND VARIANCES TO REMODEL A HISTORIC HOUSE AT 121 N.
FIFTH STREET, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. ~.~, SERIES OF 1999
WHEREAS, the applicant, Small and Large Fries, LLC, represented by Mary Holley,
has requested conceptual approval, partial demolition, on-site relocation, residential
design review, and variances for the property located at 121 N. Fifth Street, the east ½ of
Lot H and Lot I, Block 24, City and Townsite of Aspen. The property is a designated
landmark. The project involves removing non-historic additions to 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 Overlay District or is adjacent to an Hi'storic Landmark. For Historic
Landmarks where proposed development would extend into front yard, side yard and
rear yard setbacks, extend into the minimum distance between buildings on the lot or
exceed the allowed floor area by up to five hundred (500) square feet or the allowed
site coverage by up to five (5) percent, HPC may grant such variances after making a
finding that such variation is more compatible in character with the historic landmark
and the neighborhood, than would be development in accord with dimensional
requirements. In no event shall variations pursuant to this section exceed those
variations allowed under the Cottage tnfill Program for detached accessory dwelling
units pursuant to Section 26.40.090(B)(2).
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
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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 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:
1.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
2.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
3.Standard: A relocation 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 appeal from the Residential Design Standards of Section
26.58.040 must meet one of the following statements in order for the Design Review
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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 Gutbxie, in her staff report dated July 28, 1999, performed an analysis
of the application based on the standards, found favorably for the application, and
recommended approval with conditions; and
WHEREAS, at their regular meeting on July 28, 1999, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application ~vith conditions by a vote of 7 to 0.
THEREFORE, BE IT RESOLVED:
That conceptual, partial demolition, on-site relocation, variances, and Residential Design
Standards review for 121 N. Fifth Street, the east ½ of Lot H and Lot I, Block 24, City
and Townsite of Aspen, as presented at the July 28, 1999 meeting, be approved with the
following conditions:
1. Eliminate the flagstone terrace in front of the house and instead indicate a stone or
concrete path to the front door.
2. The character and location of the front door along W. Bleeker Street will need to be
confirmed to the extent possible by framing evidence and photographs.
3. All existing historic windows in the house must be retained. Where the historic
windows have previously been removed, new replacement Windows must match what
existed originally.
4. Provide a complete landscape plan for final review, including how lightwells will be
addressed.
5. The HPC grants the following variances: a 7' combined front and rear yard setback
variance, a 2.3' west sideyard setback variance, a 3' west sideyard setback variance
for lightwells, a 1' east sideyard setback variance, and a 3.3' combined sideyard
setback variance, finding that the variances are needed to place the bulk of the new
construction as far back from the historic house as possible, and to accommodate the
width of the existing structure, and are compatible with the historic landmark and the
neighborhood.
6. Clarify whether the relationship of the floor level to grade will change when the house
is relocated.
7. HPC must discuss the new foundation treatment, which is proposed to be stone
rubble. Staff recomanends concrete, with or without a lattice covering, be used
instead.
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8. Provide more information as to the implications of removing the house from the
existing floor structure. In the past this has resulted in the loss of historic siding
along the bottom portion of the structure and other similar negative impacts.
9. Provide a relocation plan, detailing how the house will be securely stored during
relocation, and a letter of credit in the amount of $30,000 with submittal for building
permit.
10. 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.
I 1. Submit a preservation 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 ali original materials and replicate only those that are determined by HPC
staff and monitor to be beyond salvage.
12. 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.
13. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
14. There shall be no deviations from the exterior elevations as approved Without first being
reviewed and approved by HPC staff and monitor.
15. 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.
I6. 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 permit.
17. 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.
18. No vents or other such accoutrements will be permitted on the historic house.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day
of July, 1999.
Approved as to Form:
Da~~isist a'nt~Cit-?~tto rn ey
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Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST: