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BILVIA DAVIS PITKIN COUNTY co R 16.00 D 0.00
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT AND
VARIANCES FOR 735 W. BLEEKER STREET, UNIT 735 OF THE 106 N. 7TU/735
W. BLEEKER COMMON INTEREST COMMUNITY, BLOCK 18, CITY AND
TOWNSITE OF ASPEN, ASPEN, COLORADO
PARCEL ID#2735-124-45-001
RESOLUTION NO. 56, SERIES OF 2001
WHEREAS, the applicant, Randall Bone, represented by Consortium Architects, has
requested final significant development for 735 W. Bleeker, Unit 735 of the 106 N.
7"~/735 W. Bleeker Common Interest Community, Block 18, City and Townsite of Aspen.
The property is a designated historic 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.
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, the following standards shall be used when considering granting a variance
from the "Residential Design Standards:"
A. The proposed design yields greater compliance with the goals of the Aspen area
Community Plan (AACP); or,
B. The proposed design more effectively addresses the issue or problem a given
standard or provision responds to; or,
C. The proposed design is clearly necessary for reasons of fairness related to unusual
site specific constraints; and
WHEREAS, Amy Guthrie, in her staff report dated November 28, 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 November 28, 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 6 to 0.
NOW THEREFORE, BE IT RESOLVED:
That final significant development approval and variances for 735 W. Bleeker, Unit 735
of the 106 N. Th/735 W. Bleeker Conunon Interest Community, Block 18, City and
Townsite of Aspen, be approved with the following conditions:
1. Reconfigure the porch enclosures to express the historical quality of the original
porch and the design shall be approved by staff and monitor.
2. The fence shall comply with the residential design standards and the design
approved by staff and monitor.
3. HPC hereby grants a 3 foot east sideyard setback variance for the new addition
and a variance from the "Lightwell" standard in the Residential Design Standards.
4. Provide a structural report demonstrating that the miner's cottage can be moved
and information about how the house will be stabilized from the housemover.
5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe
relocation of the structure.
6. Provide a relocation plan detailing how and where the building will be stored
during construction. Measures must be taken to fence around the building, cover
windows with plywood, and otherwise protect it from damage. Any off-site
storage location will have to approved by HPC and the applicant will need to
monitor the building on a regular basis.
7. Information on all venting locations and meter locations for the miner's cottage
shall be provided for review and approval by staff and monitor when the
information is available.
8. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the historic house are to be removed.
9. Submit a preservation plan, as part of the building permit plan set, indicating how
the existing materials, which are to be retained, will be restored. The requirement is
to retain/repair all original materials and replicate only those that are determined by
HPC staff and monitor to be beyond salvage.
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SILVIA DRVIS PITKIN COUNTY O0 R 16.00 D 0,00
10. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein
may be removed without the approval of staff and monitor.
11. HPC staff' and monitor must approve the type and location of all exterior lighting
fixtures.
12. HPC staff and monitor must approve a landscape plan. Trees and large shrubs
cannot be planted in locations that block views of the house from the street or in
locations that could damage the house.
13. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
14. The preservation plan described above, as well as the conditions of approval will
be required to be printed on the cover sheet of the building permit plan set and all
other prints made for the purpose of construction.
15. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter
addressed to HPC staff as part of the building permit application indicating that
all conditions of approval are known and understood and must meet with the
Historic Preservation Officer prior to applying for the building permit.
16. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
17. The HPC monitors for this project will be Teresa and Jeffrey.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day
of November 2001.
Approved as to Form:
Davffi[ Itoefer, Assistant City Attorney
Approved at to Content:
HISTORIC PRESERVATION COt~MISSION
ATTEST:
kathy St~kland, Chief Depu~ Clerk