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2, of 4 R 2B.eO D e.ge N 9.09 PITKZN COUNTY CO
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, MINOR
DEVELOPMENT, PARTIAL DEMOLITION, RESIDENTIAL DESIGN REVIEW
AND VARIANCES TO REMODEL A HISTORIC HOUSE AT 426 N. SECOND
STREET, CITY AND TOWNSITE OF ASPEN, COLORADO
SOLUTION NO. ~ SERIES OF 1999
WHEREAS, the applicant, Joan and Karl Zeisler, represented by Jess Pedersen, has
requested landmark designation, minor development, partial demolition, residential
design review, and variances for the property located at 426 N. 2"d Street, Units A and B,
Second and Smuggler Condominiums, Block 48, City and Townsite of Aspen. The
project involves adding on to a non-historic additions to the house; and
WHEREAS, all applications for Historic Landmark Designation shall meet two or more
of the following Standards for Designation of Section 26.420.010 in order for HPC to
grant approval, namely:
A. Historicallmportance: The structure or site is a principal or secondary
structure or site commonly 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. Architecturallmportance. The s~rueture 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 development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
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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. 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 Infill 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 fi'om 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 26.415.010.E.6 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
l.Standard: The partial demolition is required for thc 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
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WHEREAS, all applications for appeal from the Residential Design Standards of Section
26.410 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)
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 staff report dated September 8, 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 September 8, 1999, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application with conditions.
THEREFORE, BE IT RESOLVED:
That landmark designation, minor development, partial demolition, residential design
review, and variances for the property located at 426 N. 2"a Street, Units A and B, Second
and Smuggler Condominiums, Block 48, City and Townsite of Aspen, as presented at the
September 8, 1999 meeting, be approved with the following conditions:
1. HPC recommends landmark designation be approved by City Council.
2. HPC grants a 5' rear yard variance finding that the setback variance allows the new
construction be located in the area which has the least impact on the historic structure.
3. HPC waives the on-site parking requirement for Unit A.
4. HPC waives the floor area penalty in regard to existing windows on the house.
5. The peaked window in the new bay window on the west elevation shall be eliminated
because it does not comply with the "Residential Design Standards."
6. There shall be no deviations fxom the exterior elevations as approved without first being
reviewed and approved by HPC staff'and monitor.
7. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The conlmctor 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.
8. 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.
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APPROVED BY THE COMMISSION at its regular meeting on the 8th day
of September, 1999.
Approved as to Form:
David Heeler, Asslstant~City Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
Su~nn~ly~Re~d, Chair an~
ATTEST:
Kathy Striel~land, Chief Deputy Clerk