HomeMy WebLinkAboutresolution.hpc.044-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION,
CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, TEMPORARY
RELOCATION, AND VARIANCES TO RESTORE AND MAKE AN ADDITION
TO 135 W. HOPKINS AVENUE, LOT A AND THE VgEST 22.5 FEET OF LOT B,
BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO
Parcel ID #2735-124-59-112
RESOLUTION NO.~.~ SERIES OF 2001
WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has
requested landmark designation, conceptual development approval, partial demolition,
temporary relocation, and variances for 135 W. Hopkins Avenue, Lot A and the west 22.5
feet of Lot B, City and Townsite of Aspen; 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 26.415.010.B.4 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
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SILVIA DAVIS PlTKIN COUNTY GO R 20.00 0 0,00
1. 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 from yard, side yard and
rear yard setbacks, extend into the minimum distance between buildings on the lot or
exceed the allowed floor area by up to five hundred (500) square feet or the allowed
site coverage by up to five (5) percent, HPC may grant such 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 the Cottage Infill Program for detached accessory dwelling
units pursuant to Section 26.40.090(B)(2).
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, No approval for temporary relocation shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
Standard: 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; and
Standard: 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 Gutlu'ie, .in her staff reports dated September 12 and September 26,
2001, performed an analysis of the application based on the standards, and recommended
approval of the application with conditions; and
WHEREAS, at their regular meeting on September 26, 2001, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application with conditions by a vote of 5 to 2.
THEREFORE, BE IT RESOLVED:
That the HPC approves landmark designation, conceptual development, partial
demolition, temporary relocation, and variances for the property located at 135 W.
Hopkins Avenue, Lot A and the west 22.5 feet of Lot B, City and Townsite of Aspen,
finding that the review standards are met, with the following conditions:
1. Study the upper story plate height on the new addition.
2. Use grates instead of railings on the lightwells, consider some other type of railing
thatn the very contemporary metal one shown for the stairs and decks, and
possibly lower the height of the hot tub deck to make the addition more
sympathetic to the size of the historic resource.
3. HPC grants the following variances: 3' front yard setback variance, 4'6" rear yard
setback variance, 17'6" combined front and rear setback variance, and 5'6" west
side yard setback variance.
APPROVED BY THE COMMISSION at its regular meeting on the 26th day
of September, 2001.
App/rm~s to Form:
David Hoefer, Assistal~t City Attorney
Approved as to Content:
HISTORIC PRESER~N
COMMISSION
ATTEST:
l~thy Stri~kland~ Chief Deputy Clerk