HomeMy WebLinkAboutresolution.hpc.024-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
RECOMMENDING CITY COUNCIL APPROVE AN APPLICATION FOR A
HISTORIC LANDMARK DESIGNATION AND HISTORIC LANDMARK LOT
SPLIT AND GRANTING APPROVAL FOR CONCEPTUAL DESIGN, PARTIAL
DEMOLITION, ON-SITE RELOCATION, AND VARIANCES FOR THE
PROPERTY LOCATED AT 640 N. THIRD STREET, LOTS 4, 5, AND 6 (LESS
THE SOUTHERLY 3.2 FEET OF LOT 6), BLOCK 102, HALLAM'S ADDITION
TO THE CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #24, SERIES OF 2001
Parcel ID: 2735-121-08-002
WHEREAS, the applicants, Jim and Gae Daggs, represented by Charles Cunniffe
Architects, have requested Historic Landmark Designation, Conceptual Development,
Variances, Partial Demolition, On-site relocation, and Historic Landmark Lot Split
approval for the property located at 640 N. Third Street, Lots 4, 5, and 6 (less the
southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of
Aspen, Colorado. The property is 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 "H," Historic Overlay District, and/or historic landmark.
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.
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.
Designer. The structure is a significant work of an architect or designer whose
individual work has influenced the character of Aspen.
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 sites 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 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
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, No approval for on-site relocation shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
The relocation activity is demonstrated to be the best preservation method for the
character and integrity of the structure and the historic integrity of the existing
neighborhood and adjacent structures will not be diminished due to the
relocation.
The structure has been demonstrated to be capable of withstanding the physical
impacts of the relocation and re-siting. A structural report shall be submitted by a
licensed engineer demonstrating the soundness of the structure proposed for
relocation.
A relocation plan shall be submitted, including posting a bond or other financial
security approved by HPC with the engineering department, to insure the safe
relocation, preservation, and repair (if required) of the structure, site preparation
and infrastructure connections. The receiving site shall be prepared in advance of
the physical relocation; and
WHEREAS, Amy Guthrie, in her staff report dated 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 May 23, 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 by a vote of 4 to 2.
NOW, THEREFORE, BE IT RESOLVED:
That HPC grants approval for Conceptual Development, Variances, Partial Demolition,
and On-site relocation and recommends Council approval of Historic Landmark
Designation and a Historic Landmark Lot Split for the property located at 640 N. Third
Street, Lots 4, 5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's
Addition to the City and Townsite of Aspen, Colorado with the following conditions:
1. The HPC hereby grants a 5 foot rear yard setback variance and 500 square foot
floor area bonus.
2. The HPC hereby grants a waiver from the maximum footprint requirement for
ADU bonuses.
3. Eliminate the flanking windows on the upper floor, south fagade of the historic
house. Eliminate the shed dormers over the front gable unless it is found, during
construction, that they are part of the original framing.
4. The scale and material of the deck columns is to be restudied.
5. For final review, there will be significant discussion about the material palette.
6. Further information will be required about the character of the landscaping in the
areas in front of the old house. The applicant should be clear about whether the
proposed planters are raised planter boxes or just flower beds (preferred), and
what the detailing of the lightwell at the front of the house will be.
APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of
May, 2001.
Approved as to Form:
David Hoefer, Asslstan~ City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Su~I
ATTEST:
Kathy ~triekla~id,-Ch~ef Deputy Clerk