HomeMy WebLinkAboutresolution.hpc.050-2000RESOLUTION NO. 50,
(SERIES OF 2000)
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR MINOR DEVELOPMENT TO EXPAND
AN EXISTING ROOF DECK FOR THE BRAND BUILDING LOCATED AT 203
SOUTH GALENA STREET, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID# 2737-073-46-011
WHEREAS, the applicant, Richard Wall, represented by Stryker / Brown
Architects requests minor HPC approval for exterior expansion of the roof deck of the
Brand Building Condominiums, Block 88, located at 203 South Galena Street, City and
Townsite of Aspen. The property is listed on the National Register of Historic Places, is
a local landmark, and is within the Commercial Core Historic District; and
WHEREAS, all development in an "H," Historic Overlay District or development
involving a property listed on the "Inventory of Historic Sites and Structures" must meet
all four Development Review Standards of Section 26.415.010.B.4 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.
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
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WHEREAS, Staff initially performed an analysis of the application based on the
standards, and recommended to continue the application from its original public hearing
date of October 11, 2000 until November 8th, 2000 in order to request the applicant to
create "mock-ups" of the proposed development to be reviewed by the HPC during a site
visit;
WHEREAS, Staff performed a second analysis of the application subsequent to the
site visit to review the mock-ups of the proposed roof top deck development and found
favorably for the application, and recommended approval with conditions; and
WHEREAS, at their regular meeting on November 8, 2000, the Historic
Preservation Commission considered the application, found the application did not meet
the standards, and did not approve the application with conditions by a vote of six to zero
(6- 0).
NOW THEREFORE, BE IT RESOLVED:
That the Minor Development for the expansion of the existing roof deck of the Brand
Building located 203 South Galena Street, City and Townsite of Aspen, as presented at
the November 8, 2000 meeting, be approved with the following conditions:
1. That the applicant agree that all improvements will be held back a full three feet from
the north building wall;
2. That the applicant agree to construct the railing along the north wall to be open so that
snow is not trapped against the parapet;
3. That the applicant agrees to plant nothing but flowers and low shrubs in box planters.
Trees shall not be permitted;
4. That the applicant agree that no furnishings on the roof shall be taller than six feet in
height from the roof surface;
5. That the applicant agrees that no roofing shall be constructed over any part of the
decking on the roof;
6. That the HPC Staff and monitor will need to approve the type and location of all
exterior lighting fixtures; and
7. That 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;
8. All exterior handrail sizes and materials to be approved by Staff and monitor; and
9. Existing stair tower will not be expanded.
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APPROVED BY THE COMMISSION at its regular meeting on the 8th day
of November, 2000.
Approved as to Form:
David Hoefer, Ass-]~ant ~ity Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST:
Kathy Stri~kland, Chief Deputy Clerk