HomeMy WebLinkAboutresolution.hpc.027-2000RESOLUTION OF THE ASPEN HISTORIC pRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
VARIANCES FROM THE RESIDENTIAL DESIGN STANDARDS FOR 609 W.
BLEEKER STREET, LOT B, SMALL AND LARGE FRIES SUBDIVISION,
BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO.~__~, SERIES OF 2000
WHEREAS, the applicant, Small and Large Fries LLC, represented by Mary Holley, has
requested conceptual design approval and variances from the "Residential Design
Standards" for the property at 609 W. Bleeker Street, Lot B, Small and Large Fries
Subdivision, Block 24, City and Townsite of Aspen. The project involves building a new
house on a property created by a historic landmark lot split; 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:
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.
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 residential development in the City of Aspen requiring a building
permit from the City of Aspen, except for residential development within the R- 15B zone
district, shall comply with the residential design standards, Section 26.410 of the Aspen
Land Use Code. An exception to the design standards may be granted by HPC if the
project as proposed is found to meet one of the following criteria:
a) yields greater compliance with the goals of the Aspen Area Community Plan:
b) more effectively addresses the issue or problem a given standard or provision
responds to;
c) be clearly necessary for reason of fairness related to unusual site specific constraints;
and
WHEREAS, Amy Guthrie, in her staff report dated May 24, 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 May 24, 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 7 to 0.
THEREFORE, BE IT RESOLVED:
That the review standards are met and HPC recommends conceptual design approval and
variances from the "Residential Design Standards" for 609 W. Bleeker Street, Lot B,
Small and Large Fries Subdivision, Block 24, City and Townsite of Aspen, as presented
at the May 24, 2000 meeting, as follows:
1. The conceptual development review standards have been met.
2. The location of the front door, as presented at the meeting, is accepted.
3. HPC waives the "Residential Design Standards" in regard to the size of the front
porch and inflection.
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.
5. Consider adding a window over the porch on the north elevation.
6. The detailing should be simplified and restudied.
APPROVED BY THE COMMISSION at its regular meeting on the 24th day
of May, 2000.
Approved as to Form:
David~Hoefer, Assistant C~ty Attorney
Approved as to Content:
o
ATTEST:
Kathy Strickland, Chief Deputy Clerk