HomeMy WebLinkAboutresolution.hpc.018-2000 I IIIIII IIIII IIIIII IIIII III IIIII IIIIIIII III IIIII IIII IIII
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT REVIEW FOR
213 W. BLEEKER STREET, LOT G, BLOCK 51, CITY AND TOWNSITE OF
ASPEN, COLORADO
Parcel Identification No. 2735-124-40-005
RESOLUTION NO. 18, SERIES OF 2000
WHEREAS, the applicant, Schelling Development Corp., represented by Palomino
Barth Amhitects has requested final approval for the property at 213 W. Bleeker Street,
Lot G, Block 51, City and Townsite of Aspen. The project involves restoring the existing
historic structures and creating an addition between the house and outbuilding; 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.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 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 tbr 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 signif cance 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
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VOtEREAS, Amy Outhrie, in her staff report dated April 26, 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 April 26, 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 4 to 1.
THEREFORE, BE IT RESOLVED:
That the review standards are met and HPC grants final approval for 213 W. Bleeker
Street, Lot G, Block 51, City and Townsite of Aspen, as presented at the April 26, 2000
meeting, as follows:
1. On March 22, 2000, HPC approved landmark designation, partial demolition,
temporary relocation, variances, and "Residential Design Standards"and granted the
following variances: a 2 foot west sideyard setback variance for the new construction
(the old house will maintain an existing non-conformity), a combined sideyard
setback variance of 7 feet for the garage and shed, a rear yard setback variance of 10
feet for the shed, a rear yard setback variance of 7 feet for the new addition, a
combined front and rear yard setback variance of 15.3 feet for the existing shed, a
combined front and rear yard setback variance of 11.7 feet for the new addition, and
waiver of one of the required parking spaces.
2. Restoration on the front gable of the old house will have to be based on physical
evidence to the extent possible. Framing should be examined to determine the size
and location of the original bay window opening.
3. Consider adding a transom window over the front door and discuss whether a turned
post and simple porch brackets are appropriate.
4. Clarify whether any original materials remain on the exterior of the historic house. If
so, the materials must be retained and restored.
5. Any windows on the old house shall be painted wood rather than clad.
6. Clarification is needed during construction as to the proposed material for the
foundation on the old house. The new finished floor level for the historic house shall
be not more than 12" above natural grade.
7. Clarify the material for the new front walk. Concrete, a loose flagstone path, or brick
would be most typical of this type of house.
8. Eliminate the proposal to plant aspen trees in front of the old house and reduce the
number of shrubs in the same area. Staff and monitors will review and approve a
scaled back landscape plan prior to installation.
9. Provide a structural report demonstrating that the historic buildings can be moved
and/or information about how the house will be stabilized from the housemover.
10. Provide a bond or letter of credit in the amount of $30,000 to insure the safe
relocation of the structures.
1 I. Provide a relocation plan detailing how and where the buildings will be stored. The
buildings must be protected from damage or vandalism.
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12. Information on all venting locations and meter locations not described in the
approved drawings shall be provided for review and approval by staff and monitor
when the information is available, prior to their installation. The intention is that
these elements be placed in a location that is sympathetic to the historic resources on
the site.
13. Submit a demolition plan, as part of the building permit plan set, indicating exactly
what areas of the historic house and shed are to be removed as part of the renovation.
14. Submit a preservation plan, as part of the building permit plan set, indicating how any
original materials, which are to be retained, will be restored. The requirement is to
retain/repair all original materials and replicate only those that are determined by
HPC staff and monitor to be beyond salvage.
15. No elements are to be added to the historic house or shed 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.
16. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
17. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
18. The preservation plan described above, as well as the 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.
19. 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.
20. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
21. 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 26th day
of April, 2000.
App~t~ Form:
David I~oefer, Assistant C~ty Attorney
Approved as to Content:
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HISTORIC PRESERVATION COMMISSION
S~a~v Reid, Chai[l
ATTEST:
~iddand, Chief Deputy Clerk