Loading...
HomeMy WebLinkAboutresolution.hpc.041-2000RESOLUTION NO. (SERIES OF 2000) RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND VARIANCES FROM THE RESIDENTIAL DESIGN STANDARDS FOR 104 S. GALENA STREET, ST. MARY'S CHURCH, LOTS A-I, BLOCK 93, CITY AND TOWNSITE OF ASPEN, COLORADO WHEREAS, the applicant, the Archdiocese of Denver, represented by Rev. Michael Glenn and Olsen Kelly Architects, has requested conceptual design approval and variances from the "Residential Design Standards" for the property at 104 S. Galena Street, Lots A-I, Block 93, City and Townsite of Aspen. The project involves restoring and remodeling the rectory and building a new house on the property; 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 III IIIII IIIIIII III IIIII IIII IIII 446665 09/05/2006 09:071:1 RESOLUTI DI~VI$ $ILVI ! =f 3 R ~.5.00 D 0.~0 N 0.00 PITK1~N COUNTY CO 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 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 seven to zero (7-0). THEREFORE, BE IT RESOLVED: That the review standards are met and HPC recommends conceptual design approval and variances from the "Residential Design Standards" for 104 S. Galena Street, Lots A-I, Block 93, City and Townsite of Aspen, as presented at the August 23, 2000 meeting, as follows: 1. The applicant shall be required to apply for a variance on the required distance between buildings, prior to returning to HPC for final review; 2. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall he determined by HPC; 3. The proposal to replace two original windows on the south side of the rectory with doors is not approved; Variances from the "Residential Design Standards" related to garages and building element standards shall be granted under "Criteria B," that the proposal more effectively addresses the issue or problem a given standard or provision responds to; 5. The City and St. Mary's should jointly undertake some pruning and maintenance on the lilac hedge plants before construction so that they are in their best health; That the applicant shall restudy the windows in the new structure to make them smaller and more typical of a secondary structure and restudy the roof pitches to reflect those found on the Rectory. This may require the ridge of the new structure to be higher than shown, or (in the preferred situation) may require plate heights on the second floor of the new building to be lowered, as is usually the case on a secondary building; and 7. That the applicant shall simplify the redesign of the east elevation on the existing rectory. APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of August, 2000. Approved as to Form: David°ltoefer, Assistant Ci~ Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION ATTEST: 3 of $ ~ f.5.00 D 9.99 Iq e.