HomeMy WebLinkAboutresolution.hpc.004-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT 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. ~ SERIES OF 2002
WHEREAS, the applicant, Little Red Ski Haus, LLC, represented by Gibson/Dart
Architects, has requested Final Development 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 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 from the
architectural character or integrity of a designated historic structure or part
thereof; and
WHEREAS, Amy Guthrie, in her staff report dated March 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 March 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 Final Development 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, to be reviewed and approved by staff and monitor:
1. Use the 1980 photograph, or earlier documentation, to guide the restoration of the
pomh columns and woodwork. Submit drawings of the replicated elements.
2. Submit a plan for reworking the windows in the upper bay on the front of the house
to meet egress requirements.
3. Submit samples of the material proposed for the stone patio at the front of the house,
and the front walk.
4. Provide a detail for the foundation treatment on the historic house.
5. Provide information about how the house will be protected from damage during
the excavation of the basement. (The house is not being lifted up.)
6. Information on all venting locations and meter locations shall be provided when
the information is available.
7. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the historic house are to be removed.
8. 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 staffand monitor to be beyond salvage.
9. 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.
10. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
11. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
12. 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.
13. 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.
14. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
APPROVED BY THE COMMISSION at its regular meeting on the 13th day of
March, 2002.
Approved as to Form:
David Hoefer, Assis~nt ~ity Attorney
Approved as to content:
H~~ISSION
Sl~n n~'d, Chair v
ATTEST:
Kathy St~ckland, Chief Deputy Clerk