HomeMy WebLinkAboutresolution.hpc.011-2000 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 LANDMARK DESIGNATION,
CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION, TEMPORARY
RELOCATION, VARIANCES, AND RESIDENTIAL DESIGN STANDARDS
REVIEW FOR 213 W. BLEEKER STREET, LOT G, BLOCK 51, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO.//, SERIES OF 2000
WHEREAS, the applicant, Schelling Development Corp., represented by Palomino
Barth Architects has requested landmark designation, conceptual design approval, partial
demolition, temporary relocation, variances, and "Residential Design Standards"
approval for the property at 213 W. Bleeker Street, Lot G, Block 51, City and Townsite
of Aspen. The project involves restoring the existing historic structures and creating an
addition between thc house and ontbnilding; and
WHEREAS, all applications for Historic Landmark Designation shall meet two or more
of the £ollowing Standards for Designation of Section 26.420,010 in order for HPC to
grant approval, namely:
A~ Historicallmportance: The structure or site is a principal or secondary
structure or site conm~only identified or associated with a person or event of
historical significance to the cultural, social, or political history of Aspen, the
State of Colorado, or the United States.
B. Architectnral Importance. The structure or site reflects an architectural style
that is unique, distinct or of traditional Aspen character; or the structure or site
embodies the distinguishing characteristics of a significant or unique architectural
type (based on building form or use), or specimen:
C. Designer. The structure is a significant work of an architect or designer
whose individual work has influenced the character of Aspen.
D. Neighborhood Character. The structure or site is a significant component of
an historically significant neighborhood and the preservation of the structure or
site is important for the maintenance of that neighborhood character.
E. Communitg Character. The structure or site is critical to the preservation of
the character of the Aspen community because of its relationship in terms of size,
location and architectural similarity to other structures or sites of historical or
architectural importance; and
WHEREAS, all development .in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
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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 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 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 grant such 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 the Cottage Inflll 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
WHEREAS, all applications for partial demolition of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards Of
Section 26.415.010 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1 .Standard: 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; and
2.Standard: The applicant has mitigated, to the greatest extent possible:
a. Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions.
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b. Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions so that they are
compatible in mass and scale with the historic structure; and
WHEREAS, all applications for temporary relocation of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards of
Section 26.415.010 of the Aspen Land Use Code in order [or HPC to grant approval,
namely:
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.
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.
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 7 to 0.
THEREFORE, BE IT RESOLVED:
That the review standards are met and HPC recommends landmark designation and grants
conceptual design approval, partial demolition, temporary relocation, vmSances, and
"Residential Design Standards" approval for 213 W. Bleeker Street, Lot G, Block 51,
City and Townsite of Aspen, as presented at the March 22, 2000 meeting, as follows:
1. HPC hereby grants the following variances: a 2 foot west sideyard setback variance
for the new construction (the old house will maintain an existing non-conformity), a
combined sideyard setback variance of 7 feet for the garage and shed, a rear yard
setback variance of 10 feet for the shed, a rear yard setback variance of 7 feet for the
new addition, a combined front and rear yard setback variance of 15.3 feet for the
existing shed, a combined front and rear yard setback variance of 11.7 feet for the
new addition, and waiver of one of the required parking spaces.
2. Any restoration efforts on the old house will have to be based on physical evidence to
the extent possible. Framing should be examined to determine the size and location
of the original bay window opening on the front gable end. Typically there is only
one window under the porch, instead of a pair as shown, and this should be
investigated. (These decisions will likely have to wait for the construction phase to
be fully resolved.)
3. A cut sheet showing the profile of the windows that will be used in the restoration
will be required for final, with the goal of choosing a window which reflects a historic
double hung wood window.
4. The new front door, porch posts, trim and other detailing for the historic house will
have to be addressed at final and ¼" scale plans will be required.
5. Study the materials for the new addition so that it does not overpower the old house
or conflict with the historic shed.
6. Study the number of different window styles on the new addition and consider
simplifying the design.
7. A landscape plan will be required for final. The applicant must verify that the project
does not require removal of any trees or excavation within the dripline of any trees
without Parks Department approval.
8. The applicant must discuss how the house will be stored during excavation at final
review.
9. Provide a drawing showing the back (south side) of the old house and the new kitchen
windows.
APPROVED BY THE COMMISSION at its regular meeting on the 22nd day
of March, 2000.
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Appr~Jt~Form: 442783 04/28/2000 ~.0:23R RESOLUTT DflVI$ SZLV!
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Approved as to Content:
S{~a~/~h'Reid, Chair
ATTEST:
~c~Clerk