HomeMy WebLinkAboutresolution.hpc.003-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
PARTIAL DEMOLITION FOR THE PROPERTY LOCATED AT 118 E.
COOPER AVENUE, LOT O AND THE WEST HALF OF LOT P, BLOCK 69,
CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 3, SERIES OF 2002
WHEREAS, the applicant, Little Red Ski Haus, LLC, represented by Gibson/Darr
Architects, has requested Conceptual Development and Partial Demolition approval for
the property located at 118 E. Cooper Avenue, Lot O and the west half of Lot P, Block
69, City and Townsite of Aspen, Colorado. The property is a designated 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. 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, Amy Guthrie, in her staff report dated February 13, 2002, performed an
analysis of the application based on the standards, and recommended approval of the
project with conditions finding that the review standards are met; and
WHEREAS, at their regular meeting on February 13, 2002, the Historic Preservation
Commission considered the application, found the application met the standards, and was
consistent with the "City of Aspen Historic Preservation Design Guidelines" and
approved the application with conditions by a vote of 7 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That Conceptual Development and Partial Demolition for the property located at 118 E.
Cooper Avenue, Lot O and the west half of Lot P, Block 69, City and Townsite of Aspen,
Colorado is hereby approved with the following conditions:
1. Use the 1980 photograph, or earlier documentation, to guide the restoration of the
porch columns and woodwork.
2. Restudy the bathroom addition.
3. Alternate A 2.1/A 4.1 is approved for the accessible ramp.
4. The HPC supports the setback variances that will be requested as part of the
LP/PUD application.
APPROVED BY THE COMMISSION at its regular meeting on the 13th day of
February, 2002.
Approved as to content:
HI ~S,~~S~~ISSION
Su ~'a~na~d, Chair~
ATTEST:
Kathy Strickland, Chief Deputy Clerk