HomeMy WebLinkAboutresolution.hpc.042-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR
THE PROPERTY LOCATED AT 135 W. HOPKINS AVENUE, LOT A AND THE
WEST 22.5 FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN,
COLORADO
Parcel ID #2735-124-59-112
RESOLUTION NO. 42, SERIES OF 2002
WHEREAS, the applicant, John Key, represented by Gretchen Greenwood, has
requested Major Development Review (Final) for 135 W. Hopkins Avenue, Lot A and
the west 22.5 feet of Lot B, City and Townsite of Aspen; 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 effect at the time of application)
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 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.
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
WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated December 11,
2002, performed an analysis of the application based on the standards, and recommended
approval of the application with conditions; and
VirItEREAS, at their regular meeting on December 11, 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 6 to 0.
THEREFORE, BE IT RESOLVED:
That the HPC approves Major Development (Final) at 135 W. Hopkins Avenue, Lot A
and the west 22.5 feet of Lot B, Block 60, City and Townsite of Aspen, finding that the
review standards are met, with the following conditions:
1. HPC grants the following variances: 3' front yard setback variance, 4'6" rear
yard setback variance, 17'6" combined front and rear setback variance, and 5'6"
west sideyard variance.
2. A material other than clapboard siding is used to differentiate the new foundation
from the historic structure. The material is subject to staff and monitor approval.
3. Pull back the patio and landscaping on the northeast side of the historic structure
in order not to obscure the front comer of the historic building. The plans for the
patio are subject to staff and monitor approval.
4. Provide a structural report demonstrating that the buildings can be moved and/or
information about how the house will be stabilized from the housemover.
5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe
relocation of the structures.
6. Provide a relocation plan detailing how and where the buildings will be stored.
7. A cut sheet must be provided for all new windows and doors on the historic
structures. These doors and windows are subject to staff and monitor approval.
8. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures.
9. Confirm that the site plan represents all major landscaping that is to take place
and what the material for the sidewalks to the historic structures will be. HPC is
particularly concerned with planting large trees or shrubs in locations that could
damage the historic structure or block important public views of it. The landscape
plans are subject to staff' and monitor approval.
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 existing house are to be removed as part of the
renovation.
12. 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 he removed without the approval of staff and monitor.
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! 3. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
! 4. The conditions of approval will be required to be printed ou the cover sheet of the
building pel'mJt plan set and all other prints made for the purpose o£construcfion.
! S. 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
conditious of approval are known and understood and must meet with the Historic
Preservation Officer prior to applying for the building permit.
16. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
17. The applicant will provide HPC staff and monitor with a plan for how the
housemover proposes to lift the building, for review prior to submittal of a
building permit. The approach chose, whether it be to move the house with its
original floor system, or without, must be demonstrated to result in the removal of
the least amount of historic exterior materials, and the least damage to the
building possible.
18. HPC recommends the applicant consider displaying a storyboard on-site during
construction to explain the history of the property and the restoration process to
the passerby.
19. HPC recommends the applicant restudy the size of the doors on the east side of
the historic building which lead to the garden area.
APPROVED BY THE COMMISSION at its regular meeting on the llth day
of December, 2002.
Approved as to Form:
David Hoefer, Assistattt City Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST: