HomeMy WebLinkAboutresolution.hpc.010-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT,
PARTIAL DEMOLITION AND VARIANCES FOR THE PROPERTY LOCATED
AT 110 E. BLEEKER STREET, LOT L AND LOT M, BLOCK 65, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 10, SERIES OF 2002
WHEREAS, the applicants, Robert and Lexie Potamkin, represented by Sven Altstrom,
architect, and Herb Klein of Klein/Zimet, has requested Conceptual Development, Partial
Demolition and Variances for the property located at 110 E. Bleeker Street, Lot L and M,
Block 65, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen
Inventory of Historic Landmark Sites and Structures"; 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, I-IPC 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, All residential development must comply with the "Residential Design
Standards" or receive a variance based on a finding that:
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 faimess related to unusual
site specific constraints; and
WHEREAS, the project was reviewed by the HPC on December 12th, January 23rd,
February 13th, March 27th, and April l0th. Amy Guthrie, in her staff report dated April
10, 2002, performed an analysis of the application based on the standards, and
recommended approval of thc project finding that the review standards and the design
guidelines are met, with conditions; and
WHEREAS, at their regular meeting on April 10, 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, Partial Demolition and Variances for the property located
at 110 E. Bleeker Street, Lot L and M, Block 65, City and Townsite of Aspen, Colorado,
are approved with the following conditions:
1. I-IPC hereby grants a 325 square foot FAR bonus and a 5% site coverage variance.
2. In order for this project to qualify for the FAR bonus, the porch, front window,
and fxont door must be restored to their original condition and the paint must be
removed from the masonry.
3. As part of an overall restoration of the historic character of the property, staff
recommends the owner work with the City Parks Department to remove and
replace the existing trees on the City right of way with more appropriate trees.
The current trees disrupt the relationship between the front of the house and the
street. If the owner is in agreement, this will be done at the City's expense.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of
April, 2002.
Approved as to Form:
David Hoefer, Assistan~City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
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ATTEST:
Kathy Stri~kland, Chief Deputy )Cle;~/~}