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HomeMy WebLinkAboutresolution.hpc.013-2000 I IIIIII IIIII IIIIII IIIII IIIII IIIII IIIIII III IIIII IIII IIII 442764 04/28/2000 10:23A RESOLUTI DI~¥TS SlLVT 1 OF 4 R 20.00 D 8.68 N 0.00 PTTKTN COUNTY CO RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR 333 W. BLEEKER STREET, LOTS A, B, AND C, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID #2735-124-41-001 RESOLUTION NO./~_, SERIES OF 2000 WHEREAS, the applicant, Riva L.P.. represented by Mary Holley, has requested final approval for the property at 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite of Aspen. The project involves making minor modifications to the existing historic structures and creating a one story addition to the buildings; 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 m grant approval, namely: 1. Standard: The proposed development ~s 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 m 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 developmem in accord with dimensional requirements. In no evem 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 WHEREAS, HPC granted conceptUal approval, partial demolition approval, residential design review approval, and made a finding that "The Secretary of the Interior's Standards for Rehabilitation" were met on January 12, 2000, and WHEREAS, Amy Guthrie, in her staff report dated March 8, 2000, performed an analysis of the application based on the final review standards, found favorably for the application, and recommended approval with conditions; and WHEREAS, at their regular meeting on March 8, 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 me~ and HPC final approval for 333 W. Bleeker Street, Lots A, B, and C, Block 44, City and Townsite of Aspen, as presented at the March 8, 2000 meeting, as follows: 1. The HPC granted the following variances at conceptual review: a 7 foot rear yard setback variance, an 8 foot combined front and rem' yard setback variance, and a 5 foot east sideyard variance for a lightwell, and a 240 square foot floor area bonus. 2. The mastei bedroom fireplace must vent through the roof, to avoid adding an incompatible feature on the wall. 3. Information on all venting locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 4. If possible, the meter boxes on the west wall of the house should be located in a less conspicuous area not on the historic structures. 5. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed as part of the renovation. 6. Submit a preservation plan, as pan of the building permit plan set, indicating how the existing materials, which are to be retained, will be restored. The requirement is m retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 7. 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. 8. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 9. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 10. 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. I IIIIII IIIII IIIIll IIIII IIlll IIIII IIIIII Ill Illll Illl IIII 442764 64/28/2066 1~:23A RESOLUT! DFIVIS SII.V! 2 of 4 R 2;).60 D {~.66 N 6.60 PITKZN COUNTY CO 11. 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 pan 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. 12. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 13. 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. 14. The wood clapboards on the new construction shall have a 6" exposure, to be approved by staff and monitor. 15. HPC urges the architect and owner to look at retaining as much of the historic portion of the rear wall of the house as possible in their interior plan. 16. A finalized landscape plan must be approved by the HPC, addressing the following issues with the plan that was provided on March 8, 2000: · The new flagstone patio on the east side of the house shall not be tied directly into the · sandstone foundation on the house. · The design of any new fencing on the property will require approval. Fences may not be more than 42" in height anywhere in front of the street facing walls of the historic stmctures. · Eliminate the hedgerow proposed to run along the fence since this will make what was an open fence more ora wall. · Eliminate the hedges proposed all along the base of the historic structures. · Reduce the amount ofplant beds around the historic buildings. · Eliminate the bollards at the entry onto the site. · Eliminate the three new aspen trees on the north-east corner of the old house. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of March, 2000. Approved as to Form: David Hoefer, Assistant City Attorney I IIIIII IIIII IIIIII IIIII IIIII IIIII IIIIII III IIIII IIII IIII 442764 04/28/2000 tO:23t:l RESOLUT! D;IVI$ $ZLV! 3 o~ 4 R 20.00 D 0.06 N 0.00 PITKZN COUNTY CO Approved as to Content: HISTORIC PRESERVATION COMMISSION ATTEST: Kathy/Strickland, Chief Deputy Clerk I II1~11_ ~ 1.0,23R RE$OLIJ'I"! 44275~ 04/25/200 '