Loading...
HomeMy WebLinkAboutresolution.hpc.027-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE PROPERTY LOCATED AT 110 E. BLEEKER STREET, LOTS L AND LOT M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 27, SERIES OF 2002 WHEREAS, the applicants, Robert and Lexie Potamkin, represented by Sven Altstrom, architect, and Herb Klein of Klein/Zimet, has requested Final Development 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, 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 08/07/2002 03:241: $ILVI~I DAVIS PlTKIN COUNTy CO R 15.00 0 0.00 WHEREAS, the project was reviewed by the HPC on December 12th, January 23~d, February 13~, March 27th, April l0w and July l0th. Amy Guthrie, in her staff report dated July 10, 2002, performed an analysis of the application based on the standards, and recommended approval of the project finding that the review standards and the design guidelines are met, with conditions; and WHEREAS, at their regular meeting on July 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 Final Development for the property located at 110 E. Bleeker Street, Lots L and M, Block 65, City and Townsite of Aspen, Colorado, are approved with the following conditions: 1. The proposed front yard rock garden, mugo pines and water fountain should be removed, including the pine on the east of the porch. The applicant should consider removing the existing aspens in front of the house and the proposed cotoneaster by the porch. 2. 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. The landscape plan represents that this will be done. 3. One double hung window may be added on the east elevation of the historic house, centered under the gable. An elevation shall be submitted for staff and monitor review and approval. 4. HPC hereby grants a 325 square foot FAR bonus and a 5% site coverage variance for the project. In order for this project to qualify for the FAR bonus, the porch, front window, and both front doors are to be restored to their original condition and the paint must be removed from the masonry. 5. HPC has confirmed that the materials and finishes on the addition are acceptable. 6. A cut sheet must be provided for any new windows to be installed in the historic building. 7. The method for removing the paint from the masonry must be approved by HPC staff. Test patches will be reviewed by staff and monitor. 8. HPC staff and monitor must approve a plan for the type and location of all exterior lighting fixtures prior to wiring, installation or purchace of them. The light fixtures must comply with the "City of Aspen Historic Preservation Design Guidelines" and the "City Lighting Code." 9. 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, before their installation. I0. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the existing house are to be removed as part of the renovation. 11. No elements are to be added to the historic house that did not previously exist, other than what is approved by HPC. No existing exterior materials other than what has been specifically approved heroin may be removed without the approval of staff and monitor. 12. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 13. 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. 14. 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. 15. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 16. The detail for the railing on the south elevation of the new addition must be reviewed and approved by staff and monitor. 17. Detail drawings showing the reconstruction of the porch and bay window to match the photographs must be submitted for review and approval by staff and monitor. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of July, 2002. Appr~t~i Form: David Hoefer, Assistant I~ity Attorney Approved as to content: s s, k Page: 3 of 3 08/07/2002 03:24P SILVIA DAVIS AITKIN COUNTY CO R 15,00 D 0.00