HomeMy WebLinkAboutresolution.hpc.001-2000RESOLUTION OF THE ASPEN HISTORIC pRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION,
CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, VARIANCES,
AND RESIDENTIAL DESIGN STANDARDS REVIEW FOR 330 LAKE
AVENUE, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. -L, SERIES OF 2000
WHEREAS, the applicants, Bill and Ellen Hunt, represented by Lipkin Warner Design
Partnership, have requested landmark designation, conceptual design approval, partial
demolition, variances, and "Residential Design Standards" approval for the property at
330 Lake Avenue, City and Townsite of Aspen. The project involves demolishing
additions to the historic buildings and replacing them; 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. Historical Importance: 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 structure 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 histo~o~'.t!y. ~ignificant neighborhood and the preservation of the structure or
site is i~t for the maintenance of that neighborhood character.
F, Communlty'¢ttaracter. The structure or site is critical to the preservation of
the~charae'ter 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
WHERlgAS; alDdevelopment in an "H," Historic Overlay District or development
involving a hi,tic lzmdmark must meet all four Development Review Standards of
Sectmr~'26.415~010.C.5 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. For Historic
Landmarks where proposed development would extend into fxont 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 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 26.415.010 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, Amy Guthrie, in her staff report dated January 12, 2000, 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 January 12, 2000, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application with conditions by a vote of 5 to 2.
THEREFORE, BE IT RESOLVED:
That the review standards are met and HPC grants landmark designation, conceptual
design approval, partial demolition, variances, and "Residential Design Standards"
approval for 330 Lake Avenue, City and Townsite of Aspen, as presented at the January
12, 2000 meeting, as follows:
1. The final design/restoration of the front porch and front entry will be discussed and
determined at an intermediate meeting before final.
2. The HPC grants a 150 square feet and a combined side yard setback variance of 8'6".
3. Submit a landscape plan for final review.
4. 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.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day
of January, 2000.
Approved as to Form:
Dav Ho~e f~r, ~ssist~anl ~ii~ Attorney
Approved as to Content:
HISTORIC pRESERVATION COMMISSION
Suz~nfi~Reid, Chair
ATTEST:
Kathy Stricldand, Chief Deputy Clerk