HomeMy WebLinkAboutresolution.hpc.040-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT FOR
THE PROPERTY LOCATED AT 205 S. THIRD STREET, THE EAST ~ OF LOT
G, LOT H, AND LOT I, BLOCK 39, CITY AND TOWNSITE OF ASPEN,
COLORADO
PARCEL ID#2735-124-65-003
RESOLUTION NO. 40, SERIES OF 2001
WHEREAS, the applicants, Walter and Kitty Sherwin, represented by Mark Conklin and
Steve Danuff, have requested Conceptual Development approval for the property located
at 205 S. Third Street, the east ½ of Lot G, Lot H, and Lot I, Block 39, 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.
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.
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 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, Amy Guthrie, in her staff report dated September 12, 2001, performed an
analysis of the application based on the standards, and made positive findings for the
project; and
WHEREAS, at their regular meeting on September 12, 2001, the Historic Preservation
Commission considered the application for conceptual development, 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 1.
NOW, THEREFORE, BE IT RESOLVED:
That Conceptual Development for the property located at 205 S. Third Street, the east ½
of Lot G, Lot H, and Lot I, Block 39, City and Townsite of Aspen be approved with the
following conditions:
1. Eliminate the angled wall on the north-west comer of the new construction.
2. The joint between the new construction and old construction on the south
elevation shall have a one-foot offset.
3. Roof and siding should be differentiated and shall be reviewed at final regarding
materials.
4. All of the windows on the addition should be double hung which is the style that
is appropriate to the historic house.
5. All the light wells should have metal grates over them as opposed to railings.
6. The staircase should be re-studied with regard to snow shedding.
7. Any skylights on the addition and other features proposed must be clearly shown
on the plans.
8. A plan should be submitted showing the footprint of the stairwell and light wells.
9. Appropriate roof plan be submitted.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of
September, 2001.
Approved as to Form:
D~vid Hoefer, Xssistant (~ity y
Approved as to content:
HISTORIC PRESERV3~.~TION COMMISSION
Suz~nn~i~ R~i~i,'Chai~, ~/P(.'' ~
ATTEST:
Kathy Strick~and, Chief Deputy Clerk