HomeMy WebLinkAboutresolution.hpc.014-2001RESOLUTION NO. 14,
(SERIES OF 2001)
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL REVIEW TO 1) DEMOLISH A
NON-HISTORIC ADDITION TO A VICTORIAN MINOR'S COTTAGE, 2)
RELOCATE AND RENOVATE THE COTTAGE, 3) CONSTRUCT AN
ADDITION, 4) A 500 SQ. FT. BONUS REQUEST, AND 5) A 2.5' SIDE YARD
SETBACK VARIANCE FOR A RESIDENCE LOCATED AT 513 WEST
SMUGGLER, LOTS E, F, AND G, BLOCK 21, CITY AND TOWNSITE OF
ASPEN, COLORADO.
WHEREAS, the applicant, Drew Harman, represented by Harry Teague
Architects, has requested Final Review design approval to 1) demolish a non-historic
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 2.5' side yard
setback and height variance for a residence located at 513 West Smuggler, Lots E, F, and
G, Block 21, City and Townsite of Aspen; and
WHEREAS, the applicant received Conceptual Review approval, pursuant to
Resolution #52, Series 2000, by a vote of 5 to 1 on November 15, 2000 form the Historic
Preservation Commission during a regularly noticed public hearing for a proposal for a
renovation and addition to the residence at 513 W. Smuggler. Specifically, the applicant
received conceptual approval from the Historic Preservation Commission to 1) demolish
a non-historic addition to a Victorian minor's cottage, 2) relocate and renovate the
cottage, 3) construct a 3,600 sq. ft. addition which will include 4 bedrooms, 4) an
additional 500 sq. ft. FAR bonus request, and 5) a 2.5' side yard setback variance; and
WHEREAS, all development in an "H," Historic Overlay District or
development involving a historic landmark meets the Development Review Standards of
Section 26.415.010.C.5 of the Aspen Land Use Code; 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 April 11th, 2001, the Historic
Preservation Commission considered the application, found the application for Final
Review to meet the standards, and approved the application with conditions by a vote of
five to one (5 - 1).
THEREFORE, BE IT RESOLVED:
That the review standards are met and HPC hereby grants approval for Final Review to 1)
demolish a non-historic addition to a Victorian minor's cottage, 2) relocate and renovate
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the cottage, 3) construct a new house which will include 4 bedrooms, 4) an additional 500
sq. ft. FAR bonus request, and 5) a 2.5' side yard setback variance for a residence located
at 513 West Smuggler, Lots E, F, and G, Block 21, City and Townsite of Aspen, as
presented during a public hearing on the April 11th, 2001, with the following conditions:
That the applicant 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;
That the applicant 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;
That the applicant fully understands that no elements are to be added to the
historic house that did not previously exist and that are not part of this
approval. No existing exterior materials other than what has been specifically
approved herein may be removed without the approval of staff and monitor;
4. That the HPC staff and monitor must approve the type and location of all
exterior lighting fixtures;
5. That there shall be no deviations from the exterior elevations as approved
without first being reviewed and approved by HPC staff and monitor;
That the applicant submit the preservation plan described above, as well as the
conditions of approval as a part of this resolution and they shall 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. That 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;
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10. That the HPC, as part of this resolution, grants a 500 square foot FAR bonus to
the applicant;
11.
That the HPC, as part of this resolution, grants a 2.9% site coverage variance
from the 30% maximum site coverage requirement for a lot in the R-6 zone
district. The HPC has the authority to grant a variance for this requirement as
indicated in the Historic Preservation Design Guidelines and pursuant to
Section 26.415.010(B)(4)(a) of the land use code;
12. That the HPC, as part of this resolution, grants a 2.5 west side yard setback
variance to the applicant;
13.
That, prior to the moving of the cabin, the applicant shall submit a plan to
secure the structure and provide a new foundation, utilities, and to restore the
cabin as part of the preservation plan to be included on the building permit
plan set and all other prints made for the purpose of construction; and
14. That the applicant shall indicate on the building permit plan set that the new
foundation should appear similar in design and materials to the historic
foundation and that the applicant shall locate the structure at its approximate
historic elevation above grade; and
15. That the applicant take a sensitive approach to the potential discovery of
original door / window framing associated with the minor' cottage during the
construction and renovation of this project. That the applicant shall discuss
any findings with the Staff and Monitor during this project.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of
April, 2001.
Appro~ Form:
Davi~Ho-~'~-~, Assista Qlty Attorney
Approved as to Content:
ATTEST:
Suz~i'na~eid, Chair//
COMMISSION
Kathy Stritqdand, Chief Deputy Clerk
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