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Home My WebLink Aboutresolution.hpc.057-2000RESOLUTION NO. 57 (SERIES OF 2000) RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL REVIEW OF A SIGNIFICANT DEVELOPMENT FOR ST. MARY'S CHURCH, LOCATED AT 104 SOUTH GALENA STREET, LOTS A-I, BLOCK 93, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2 73 7-0 73-31-801 WHEREAS, the Community Development Department received an application from the Archdiocese of Denver, represented by Reverend Michael Glenn and Olsen / Kelly Architects, for Final Review of a significant development for St. Mary's Church located at 104 South Galena Street, Lots A-I, Block 93, City and Townsite of Aspen; and WHEREAS, pursuant to Sections 26.415, the Historic Preservation Commission may approve a Final Review for a significant development, during a duly noticed public hearing, and hearing comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; 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 vmiances 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 Inf~ll Program for detached accessow 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. I IIIIII IIIII IIIIII IIIiil IIII IIIIII IIIII III IIIII IIII IIII 451129 82/01/2001 18:531:1 RE$OLUT! DI~VZ$ S*rLVI I at' 5 R 25.88 D 8.08 N 0.88 p1rTK'rN COUNTY CO 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 WHEREAS, during a duly noticed public hearing on December 20th, 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). WHEREAS, the Community Development Department reviewed the St. Mary's Church Final review for a significant development and recommended approval with conditions set forth in the Resolution; and WHEREAS, the Aspen Historic Preservation Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has considered the recommendation of the Community Development Director, and the applicable referral agencies, and has taken and considered public comment .at a public hearing; and WHEREAS, the Historic Preservation Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and WHEREAS, the Historic Preservation Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. THEREFORE, BE IT RESOLVED: That the review standards are met and HPC granted approval for Final Review for a significant development for St. Mary's Church to 1) restore some features of the original rectory building, 2) remodel an existing addition to it to include an accessory dwelling unit, and 3) to construct a new single-family living unit over a three-car garage for a property located at 104 South Galena Street, Lots A-I, Block 93, City and Townsite of Aspen, as presented at the December 20th, 2000 meeting, with the following conditions: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Final Review for a significant development for St. Mary's Church located at 104 South Galena Street, Lots A-I, Block 93, City and Townsite of Aspen is approved with the following conditions: That the HPC grants the following variances from residential design standards: 1) garage doors, 2) access from the alley, 3) street facing front entrance, 4) covered entryway, and 5)street facing principal window. The HPC finds that these variances shall be granted under Criteria B, that "the proposal more effectively addresses the issue or problem a given standard or provision responds to;" I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII IIII IIII 451129 02/01/2001 19:53A RESOLUT! Ol~VZS $XLV! 2 of 5 R 25.00 D ~.08 N 0.00 P?TK]*N COUNTY CO 2. 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 a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a new separate service line shall be required for the new two-bedroom unit / garage addition prior to the application of building permits; The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two-bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 5. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC and reviewed by Staff and monitor; 6. That the Historic Preservation Commission denied the request by the applicant to replace two original windows on the south side of the rectory with doors as indicated on the submitted drawings. Further consideration regarding the windows shall be reviewed by the entire Historic Preservation Commission; 7. That, as required by the Fire Protection District, the applicant shall provide an adequate driveway access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 8. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments for the St. Mary's Church building which include: 1) a ventilation duct in the alley, 2) a roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for review by the Engineering Department; 10. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 1 l. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; I IIIIII IIIII Illlll IIIIII IIII IIIIII IIIII III IIIII IIII IIII 451.129 02/01/2001, 18:53;I RE$OLUT! D;1VX$ SlLV! 3 ~,¢ 5 R 25.00 D 0.00 N 0.00 P?TKZN COUNTY CO 12. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space; 13. That the applicant shall 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; 14. That the applicant shall submit a preservation plan, as part of the building permit 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; 15. That no elements are to be added to the historic house that did not previously exist outside of approval granted by the HPC and no existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor; 16. That the HPC staff and monitor must approve the type and location of all exterior lighting fixtures; 17. That there shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor; 18. That 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; 19. That 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 indicatin~ that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit; 20. That the General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit; 21. 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; 22. That the applicant agrees that all brick restorations shall be reviewed by Staff and Monitor; and I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII IIII IIII 451129 02/01/2001 10:53A RESOLUT! DAVX$ $XLVX 4 of 5 R 25.80 D 0.00 N 0.00 PZTKZN COUNTY CO 23. That the applicant agrees that any restoration has to comply to the UCBC 1997 version. Section 2: This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 3: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the 20th day of December, 2000. Approved as to Form: David Hoefer, Assistant ~ity Attorney Approved as to Content: HISTORIC PRESERVATION COMMISSION ATTEST: Kathy Stvfckland, Chief Deputy Clerk I IIIIII IIIII IIIIII IIIIII IIII IIIIII IIIII III IIIII IIII IIII 451129 02/01/2001 10:53l~ RE$OLUTI DI~VI$ $ZLV! 5 of 5 R 25.00 D 0.00 N 0.00 P'rTKTN COUNTY CO