HomeMy WebLinkAboutresolution.hpc.022-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT,
PARTIAL DEMOLITION, AND VARIANCES FOR THE PROPERTY
LOCATED AT 610 W. SMUGGLER STREET, LOT Q, BLOCK 20, CITY AND
TOWNSITE OF ASPEN, COLORADO
PARCEL ID #2735-124-05-010
RESOLUTION NO. 22, SERIES OF 2001
VOtEREAS, the applicant, Richard Wax, represented by Dave Gibson, has requested
Conceptual Development, Partial Demolition, and Variances for the property located at
610 W. Smuggler, Lot Q, Block 20, City and Townsite of Aspen, Colorado. The property
is a designated landmark; 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 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
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 wood extend into front yard, side yard and
rear yard setbacks, extend into the minimum distance between buildings on the lot,
exceed the allowed floor area by up to five hundred (500) square feet, or exceed the
allowed site covered by up to five (5) percent, HPC may grant necessary 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 Section 26.520.040(B)(2), for detached
accessory dwelling units, and
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
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WHEREAS, No approval for partial demolition shall be granted unless the Historic
Preservation Commission f'mds all of the following standards are met:
A. The partial demolition is required for the renovation, restoration or rehabilitation
of the structure, or the structure does not contribute to the historic significance
of the parcel.
B. The applicant has mitigated, to the greatest extent possible:
(I) Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions, and
(2) Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions that are compatible in
mass and scale with the historic structure; and
WHEREAS, Amy Guthrie, in her staff report dated May 9, 2001, performed an analysis
of the application based on the standards, and recommended approval of the project with
conditions; and
WHEREAS, at their regular meeting on May 9, 2001, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and
approved the application, with conditions, by a vote of 6 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That Conceptual Development, Partial Demolition, and Variances for the property located
at 610 W. Smuggler, Lot Q, Block 20, City and Townsite of Aspen, Colorado be
approved with the following conditions:
1. The HPC approves a 3'7" rear yard setback variance and a 7'3" combined front
and rear yard setback variance.
2. The original double hung window on the east fagade must be retained.
3. The trim on new windows on the historic house must be slightly different than
what is found on the original windows.
4. Indent the walls of the one story connector on the east side, to align with the east
wall of the great room. A small indent was already indicated on the plans for the
west side of the connector.
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APPROVED BY THE COMMISSION at its regular meeting on the 9th day of May,
2001.
Approved as to Form:
Davi~ssisiant L~ Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
S~za~'~Reid, Cha~
ATTEST:
K~t~ y~ric ~/fan~d~erk
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