HomeMy WebLinkAboutresolution.hpc.040-2000RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
VARIANCES FOR 200 E. BLEEKER STREET, ASPEN COMMUNITY
CHURCH, LOTS K,L, AND M, BLOCK 72, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO.~/Q SERIES OF 2000
WHEREAS, the applicant, Aspen Community Church, represented by Graeme Means,
has requested conceptual design approval and variances for the property at 200 E. Bleeker
Street, Lots K,L, and M, Block 72, City and Townsite of Aspen. The project involves
adding an elevator on the northeast comer of the building and modifying the west entry;
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 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.
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
I IIIIII IIIII IIIIII IIIIII !11 IIIII IIIIIII III IIIII IIII IIII
446684 0g/05/2000 0g.06~ RESOLUTZ D~VZ$ $ILVZ
! or' 5 R 25.00 D 0.00 N 0.00 PZTKZN COUNTY CO
WHEREAS, all properties listed on the National Register of Historic Places are required
under Section 26.420.080 to meet the "Secretary of the Interior's Standards for Historic
Preservation, which are:
Every reasonable effort shall be made to provide a compatible use for a
property which requires minimal alteration of the building, structure,
or site and its environment, or to use the property for its originally
intended purpose.
The distinguishing original qualities or character of a building,
structure, site or its environment shall not be destroyed. The removal
or alteration of any historic material or distinctive architectural
features should be avoided when possible.
All buildings, structures, and sites shall be recognized as products of
their own time. Alterations that have no historical basis and which
seek to create an earlier appearance shall be discouraged.
Changes which may have taken place in the course of time are
evidence of the history and development of a building, structure, or
site and its environment. These changes may have acquired
significance in their own right, and this significance shall be
recognized and respected.
Distinctive stylistic features or examples of skilled craftsmanship
which characterize a building, structure, or site shall be treated with
sensitivity.
Deteriorated architectural features shall be repaired rather than
replaced, wherever possible. In the event replacement is necessary, the
new material should match the material being replaced in composition,
design, color, texture, and other visual qualities. Repair or replacement
of missing architectural features should be based on accurate
duplications of features, substantiated by historic, physical, or pictorial
evidence rather than on conjectural designs or the availability of
different architectural elements from other buildings or structures.
The surface cleaning of structures shall be undertaken with the gentlest
means possible. Sandblasting and other cleaning methods that will
damage the historic building materials shall not be undertaken.
H. Every reasonable effort shall be made to protect and preserve
archaeological resources affected by, or adjacent to, any project.
I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIII III IIIII IIII IIII
~448784 _~g_/~S/20~O oe:osn RE$O~.UTX DnVX$ SXI. V
~ of · K ~5.00 O 0.00 N 0.00 PXTKXN COUNTY COX
Contemporary design for alterations and additions to existing
properties shall not be discouraged when such alterations and additions
do not destroy significant historical, architectural or cultural material,
and such design is compatible with the size, scale, color, material, and
character of the property, neighborhood, or environment.
Whenever possible, new additions or alterations to structures shall be
done in such a manner that if such additions or alterations were to be
removed in the future, the essential form and integrity of the structure
would be unimpaired; 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, in order to authorize a variance from the dimensional requirements of Title
26, the HPC shall make a finding that the following three (3) circumstances exist:
The grant of variance will be generally consistent with the purposes, goals,
objectives, and policies of the Aspen Area Community Plan and this Title;
and
The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
Literal interpretation and enforcement of the terms and provisions of this
Title would deprive the applicant of rights commonly enjoyed by other
parcels in the same zone district, and would cause the applicant
unnecessary hardship or practical difficulty. In determining whether an
I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIII III IIIII IIII IIII
448884 0g/05/2000 0g:8811 RESOLUT! DilVZ$ SZLV!
3 of' 5 R 25.88 D 0.08 N 8.00 PITKIN COUNTY CO
applicant's rights would be deprived, the board shall consider whether
either of the following conditions apply:
a. There are special conditions and circumstances which are unique to
the parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result
from the actions of the applicant; or
Granting the variance will not confer upon the applicant any
special privilege denied by the Aspen Area Community Plan and
the terms of this Title to other parcels, buildings, or structures, in
the same zone district; and
WHEREAS, Amy Guthrie, in her staff report dated August 23, 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 August 23, 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 for 200 E. Bleeker Street, Lots K,L, and M, Block 72, City and Townsite of
Aspen, as presented at the August 23, 2000 meeting, as follows:
1. The HPC hereby grants a 9'6" rear yard setback variance and a 12% site coverage
variance.
2. The applicant shall store the sandstone removed to create the new window
openings and shall not remove the first floor window that will be covered by the
new elevator.
3. As part of the final application, provide HPC with clear information about the
proposed materials. The detailing of the elevator should reflect the quality and
craftsmanship employed on the church. The materials should meet the goal of
being distinguishable from the original, but should not be in significant contrast
with the historic structure.
4. The applicant shall remove the wooden sheds (non-historic) along the rear
property line and shall accommodate their dumpster on private property. The
location for the dumpster and any enclosure for it shall be reviewed by HPC at
final approval.
5. At final review, the detailing, materials, and waterproofing issues of the elevator
tower must be fully addressed, as well as a specific design for the handrail on the
west side of the building.
I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIII III IIIII IIII IIII
448884 8g/05/2888 8g:88g RESOLUT! DRVZ8 SZLV!
4 of 8 R 25.88 D 0.88 N 0.08 PZTKIN COUNTY CO
APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of
August, 2000.
Appr~o Form:
Daviff'Hoefer, ~.~ista~t~ity Attorney
Approved as to Content:
HISTORIC PRESEuRVATION COMMISSION
Snz
ATTEST:
I~a~thy Striel~land, Chief Deputy Clerk
I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIII III IIIII IIII IIII
446664 89/85/2688 09:06~1 RESOI.UTX DAVXS SXLV!
5 o¢ 5 R 25.88 D 8.88 N 6.88 P!TK!N COUNTY CO