HomeMy WebLinkAboutresolution.hpc.010-2000 I IIIIII IIIII IIIIII IIIII IIIII IIIII IIIIII III IIIII IIII IIII
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DESIGN APPROVAL AND
TEMPORARY RELOCATION FOR 330 LAKE AVENUE, CITY AND
TOWNSITE OF ASPEN, COLORADO
Parcel No. 2735-121-28-001
RESOLUTION NO./_.D, SERIES OF 2000
WHEREAS, the applicants, Bill and Ellen Hunt, represented by Lipkin Warner Design
Partnership, have requested final design approval and temporary relocation approval for
the property at 330 Lake Avenue. City and Townsite of Aspen. The project involves
demolishing additions to the historic buildings and replacing them; 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.C.5 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
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 ~s 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 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 granl such variances after making a
finding that such variation is more compatible in character with the historic landmark
and the neighborhood, than would be developmem 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.
3. 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.
4. Standard: The proposed development enhances or does not diminish from the
architectural character or integrity of a designated historic structure or part thereof;
and
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WHEREAS, no approval for temporary relocation shall be granted unless HPC finds that
the following standards of Section 26.415.010.E.9 are met:
1. 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
2. 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 Guthrie, in her staff report dated March 22, 2000, performed an
analysis of the application based on the standards, found favorably for the application,
and recommended approval with conditions; and
WHEREAS, at their regular meeting on March 22, 2000, 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 review standards are met and HPC grants final design approval and temporary
relocation approval for 330 Lake Avenue,' City and Townsite of Aspen, as presented at
the March 22, 2000 meeting, as follows:
1. The old brick will be salvaged as a veneer for the new foundation on the house and
the old stone will be salvaged as a veneer for the new foundation on the barn.
2. Redesign the lightwell on the south side of the house so that it does not eliminate the
use of the side porch.
3. The HPC grants a combined side yard setback variance of 8'6".
4. HPC has ~'anted a 450 squ .are foot FAR bonus.
5. The drawings have not indicated any proposed changes to the exterior of the historic
house or barn other than the reconstruction of the porch and front door. The new
front door must replicate a door style that was typically used on a miner's cottage and
must be approved by staff and monitor.
6. If the Parks Department does not approve removal 0fthe trees in front of the barn, the
applicant will have to return to HPC with a revised design in this area of the project.
7. Provide a structural report demonstrating that the buildings can be moved and/or
information about how the house will be stabilized from the housemover.
8. Provide a bond or letter of credit in the amount of $45,000 to insure the safe
relocation of the structures.
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9. Provide a relocation plan detailing how and where the buildings will be stored.
Because of the location of the barn at the edge ora steep hillside, the housemover will
need to indicate whether any special measures will be required to safely access and
move the building.
10. Information on all venting locations and meter locations not described in the
approved drawings shall be provided for review and approval by staff and monitor
when the information is available.
11. Submit a demolition plan, as part of the building permit plan set, indicating exactly
what areas of the historic house and barn are to be removed as part of the renovation.
12. 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.
13. No elements are to be added to the historic house or barn 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. (Note that the drawings of
the house do not show all of the existing trim. Nothing has been approved for removal.)
14. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
15. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
16. 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.
17. 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.
18. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
19. All representations made by the applicant in the application and during public
meetings with the Historic Preservation commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
20. Submit details of the reconstruction of the front pomh area, including the front door.
Identify the materials to be used for the driveway and sidewalk. This information will
be reviewed by the full HPC.
21. Submit drawings showing the alterations to the existing north entry to the historic
house, the proposed relocation of a window for a bathroom on the old house, and the
existing and proposed new windows on the barn. This information will be reviewed
by the full HPC.
22. Take before photographs of the building foundations and use the photographs to
replicate them.
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APPROVED BY THE COMMISSION at its regular meeting on the 22nd day
of March, 2000.
Approved as to Form:
David~Ioefer, Assistant 0try Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST:
I~athy Stri/cldand, Chief Deputy Clerk