HomeMy WebLinkAboutresolution.hpc.023-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR HISTORIC LANDMARK
DESIGNATION, CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION,
AND VARIANCES FOR Tl:lE PROPERTY LOCATED AT 101 E. HALLAM
STREET, LOT A AND THE WEST 4.86 FEET OF LOT B, CITY AND
TOWNSITE OF ASPEN, COLORADO
PARCEL ID#2735-124-37-001
RESOLUTION NO. 23, SERIES OF 2001
WHEREAS, the applicants, Jim and Palricia Gorman, represented by Mary Holley, have
requested historic Landmark Designation, Conceptual Development, Partial Demolition,
and Variances for the property located at 101 E. Hallam Street, Lot A and the west 4.86
feet of Lot B, City and Townsite of Aspen. The property has been listed on the
"Inventory of Historic Sites and Structures"; and
WHEREAS, Any structure or site that meets two (2) or more of the following standards
may be designated as
Historical importance. The structure or site is a principal or secondary structure
or site commonly identified or associated with a person or an event of historical
significance to the cultural, social, or political history of aspen, the State of
Colorado, or the United States.
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Architectural importance. Based on the building form, use, or specimen, the
structure or site reflects an architectural style that is unique, distinct, or of
traditional Aspen character, or the structure or site embodies the distinguishing
characteristics of a significant or unique architectural type.
C. Designer. The structure is a significant work of an architect or designer whose
individual work has influenced the character of Aspen.
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Neighborhood character. The structure or site is a significant component of an
historically significant neighborhood and the preservation of the structure or site
is important for the maintenance of that neighborhood character.
Community character. The structure or site is critical to the preservation of the
character of the Aspen community because of its relationship in terms of size,
location, and architectural similarity to other structures or sties of historical or
architectural importance; 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 would extend into fi.om 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
atter making a finding that suer 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 fi.om 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 fi.om the
architectural character or integrity of a designated historic structure or part
thereof; and
WHEREAS, No approval for partial demolition shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
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:
(1) 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 April 11 and May 23, 2001,
performed an analysis of the application based on the standards, and recommended
approval of the project; and
WHEREAS, at their regular meeting on April 11, 2001, the Historic Preservation
Commission considered the application for landmark designation, found the application
to meet the standards and approved the application by a vote of 5 to 1, and at their regular
meeting on May 23, 2002 the Historic Preservation Commission considered the
application for conceptual development, partial demolition, and variances, 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 4 to 2.
NOW, THEREFORE, BE IT RESOLVED:
That Final Development and Variances for the property located at 101 E. Hallam Street,
Lot A and the west 4.86 feet of Lot B, Block 65, City and Townsite of Aspen and 105 E.
Hallam Street, the east 25.14 feet of Lot B and the west 8 feet of Lot C, Block 65, City and
Townsite of Aspen. be approved with the following conditions:
1. The salvage brick will not be used on the new garage and documenting existing
detailing needs to occur during construction.
2. The HPC has granted the following variances: a .5 foot west side yard variance
for the existing house, a 5 foot east side yard variance to build in the location of
the existing shed, a 3.5 foot west sideyard variance for new construction (the
linking element), a 5.5 foot combined sideyard setback variance, a 9.4 foot
combined front and rear yard setback variance, a 5 foot rear yard setback variance,
and waiver of one park'mg space.
3. The partial demolition approval also applies to the half of the shed that sits on the
105 E. Hallam Street property will be reviewed by the board when additional
evidence that is uncovered during the construction phase is provided.
4. That the applicant shall also present for board approval any exterior expression of
the fire rated wall that will be required on the property line.
APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of
May, 2001.
Approved as to Form:
David Hoefer, As~Ystan~ City Attorney
Approved as to content:
J ? /S_.ERyATION COMMISSION
ATTEST:
Ka(h~ Stricld~and, Chief Deputy Clerk