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HomeMy WebLinkAboutresolution.hpc.052-2000RESOLUTION NO. 52, (SERIES OF 2000) RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT TO 1) DEMOLISH AN ADDITION TO A VICTORIAN MINOR'S COTTAGE, 2) RELOCATE AND RENOVATE THE COTTAGE, 3) CONSTRUCT AN ADDITION, 4) REQUEST A 500 SQ. FT. BONUS, AND 5) A 7' REAR YARD SETBACK VARIANCE, A 2.5' SIDEYARD SETBACK VARIANCE, AN 8 FOOT COMBINED FRONT-REAR YARD SETBACK VARIANCE, AND A 5 FOOT EAST SIDEYARD SETBACK VARIANCE FOR A LIGHT WELL FOR A RESIDENCE LOCATED AT 513 WEST SMUGGLER, LOTS E, F, AND G, BLOCK 21, CITY AND TOWNSITE OF ASPEN, COLORADO. Parcel ID: WHEREAS, the applicant, Drew Harman, represented by Harry Teague Architects, has requested conceptual design approval to 1) demolish an addition to a Victorian minor's cottage, 2) relocate and renovate the cottage, 3) construct a new house addition 4) request an additional 500 sq. ft. bonus, and 5) a 7' rear yard setback variance, a 2.5' sideyard setback variance, an 8 foot combined front-rear yard setback variance, and a 5 foot east sideyard setback variance for a light well for a residence located at 513 West Smuggler, Lots E, F, and G, Block 21, City and Townsite of Aspen. The project involves a partial demolition, relocation of an existing historic Victorian miner's cottage, and construction of an addition for a new residence; 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 mar 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 26.40.09003)(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, Staff 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 November 15th, 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 four to one (4 - 1). THEREFORE, BE IT RESOLVED: That the review standards are met and HPC granted approval for conceptual design to 1) demolish an addition to a Victorian minor's cottage, 2) relocate and renovate the cottage, 3) construct a 3,600 sq. ft. new house which will include 4 bedrooms, 4) request an additional 500 sq. ft. bonus, and 5) a 7' rear yard setback variance, a 2.5' sideyard setback variance, an 8 foot combined front-rear yard setback variance, and a 5 foot east sideyard setback variance for a light well for a residence located at 513 West Smuggler, Lots E, F, and G, Block 21, City and Townsite of Aspen, as presented at the November 15th, 2000 meeting, with the following conditions: The HPC granted the following variances at conceptual review: a 7' rear yard setback variance, a 2.5' sideyard setback variance, an 8 foot combined front-rear yard setback variance, and a 5 foot east sideyard setback variance for a light well and a and a 500 square foot floor area bonus; 2. The design of any new fencing on the property will require approval. Fences may not be more then 42" in height anywhere in front of the street facing walls of the historic structures; 3. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation; Submit a preservation plan, as part of the building pen-nit plan set, indicating how the existing 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; 5. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 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; 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; 8. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 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; 10. That the applicant submits drawings to the HPC representing the specific designs presented to the Commission on November 15th, 2000. That the applicant agrees that any discrepancy evident between the submitted drawings and what the Commission reviewed on November 15th, 2000 shall render this resolution null and void. APPROVED BY THE COMMISSION at its regular meeting on the 15th day of November, 2000. Approved as to Form: Davi~Assistant ~ity~/Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION Suzapn~h Reid, Chair ~/ ATTEST: Kathy Stricldand, Chief Deputy Clerk