HomeMy WebLinkAboutresolution.hpc.035-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR MINOR DEVELOPMENT AND A
FLOOR AREA BONUS FOR A LIGHTWELL AT 134 ~ W. HOPKINS AVENUE,
WYCKOFF/CARLEY CONDOMINIUMS, UNIT L, BLOCK 59, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 35, SERIES OF 2002
Parcel ID #: 2735-124-19-002
WHEREAS, the applicants, CWA Development, represented by Phyllis J. Bronson and
Jesse L. Boyce, have requested Minor Development approval and a floor area bonus for a
lightwell at 134 ½ W. Hopkins Avenue, Wyckoff Carley Condominiums, Unit L, Block
59, City and Townsite of Aspen, Colorado; and
WHEREAS, Section 26.415.070 of the Aspen Municipal Code states that no building or
structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved
involving a designated historic property or district until plans or sufficient information
have been submitted to the Community Development Director and approved in
accordance with the procedures established for their review. An application for a building
permit cannot be submitted without a Development Order; and
WHEREAS, the procedure for a Minor Development Review is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code Sections.
This report is transmitted to the HPC with relevant information on the proposed project
and a recommendation to continue, approve, disapprove or approve with conditions and
the reasons for the recommendation. The HPC reviews the application, the staff analysis
report and the evidence presented at the hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve,
disapprove, approve with conditions, or continue the application to obtain additional
information necessary to make a decision to approve or deny; and
WHEREAS, in order for HPC to grant an FAR bonus, according to Section
26.415.110.E of the Municipal Code, HPC must find that:
1. In selected circumstances the HPC may grant up to five hundred (500)
additional square feet of allowable floor area for projects involving designated
historic properties. To be considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines; and
b. The historic building is the key element of the property and the
addition is incorporated in a manner that maintains the visual integrity of the
historic building and/or
c. The work restores the existing portion of the building to its historic appearance;
and/or
d. The new construction is reflective of the proportional patterns found in the
historic building's form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines the old and new portions of the building;
and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
WHEREAS, Amy Guthrie, in her staff report dated September 25, 2002 performed an
analysis of the application based on the standards, and recommended the application be
approved with conditions; and
WHEREAS, at a regular meeting held on September 25, 2002, 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 0.
THEREFORE, BE IT RESOLVED:
That the HPC approves Minor Development and an FAR bonus for 134 ½ W. Hopkins
Avenue, with the lightwell to be in the location represented on the site plan, Wyckoff
Carley Condominiums, Unit L, Block 59, City and Townsite of Aspen, Colorado with the
following conditions:
1. HPC hereby grants an FAR bonus of up to 50 square feet in order to allow a
lightwell that meets UBC requirements for light and egress from the basement of
this house.
2. A cut sheet of the proposed window in the lightwell must be provided for review
by the HPC staff and monitor as part of the building permit application.
3. If protection is required for the lightwell, it must be through the use of a grate, not
a railing.
4. 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 herein may be removed without the approval
of staff and monitor.
5. Them shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
6. 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.
7. 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.
APPROVED BY THE COMMISSION at its regular meeting on the 25th day of
September, 2002.
Approved as to Form:
Davl~d Itoefer, Assistant City Attorney
Approved as to Content:
HIST ORIC//P ~RFfSERVATION COMMISSION
Rall~yCD~upp; ~ h air'//' ~
ATTEST:
Kathy Stri~and, Chief Depu~ Clerk