HomeMy WebLinkAboutresolution.hpc.024-2003RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL)
AND VARIANCES FOR THE PROPERTY LOCATED AT 470 N. SPRING STREET,
LOT 2, BLOCK 4, OKLAHOMA FLATS ADDITION TO THE CITY AND TOWNSITE
OF ASPEN, ALONG WITH A METES AND BOUNDS PARCEL, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 24, SERIES OF 2003
PARCEL ID: 2737-073-08-002
WHEREAS, the applicants, Dennis and Andrea Young, represented by Lipkin Warner Design
Partnership, have requested Major Development Review (Conceptual) and Variances for the
property located at 470 N. Spring Street, Lot 2, Block 4, Oklahoma Flats Addition to the City and
Townsite of Aspen, along with a metes and bounds parcel, Aspen, Colorado. The property is
listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, Section 26.4t5.070 of the 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;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve ~vith conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415. t 10.C of
the Municipal Code, that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district; and
WHEREAS, for approval of an FAR bonus, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, 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, for approval of a variance from the "Residential Design Standards," according to
Section 26.410 of the Municipal Code, the HPC must find that:
A. The proposed design yields greater compliance with the goals of the Aspen area
Community Plan (AACP); or,
B. The proposed design more effectively addresses the issue or problem a given standard or
provision responds to; or,
C. The proposed design is clearly necessary for reasons of fairness related to unusual site
specific constraints; and
WHEREAS, Amy Guthrie, in her staff report dated December 17, 2003, performed an analysis
of the application based on the standards, and recommended that the project be approved with
conditions; and
WHEREAS, at their regular meeting on December 17, 2003, the Historic Preservation
Commission considered the application, found the application was consistent with the "City of
Aspen Historic Preservation Design Guidelines" and other applicable sections of the Municipal
Code and approved the application with conditions by a vote of 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grams Major Development (Conceptual) and Variance approval with the
following conditions:
1. HPC grants the following variances: a 500 square foot floor area bonus, a from yard
setback variance of up to 25 feet to accommodate the existing location of the house and
the proposed location of the garage, a rear yard setback variance of up to 14' to
accommodate a portion of the new addition, a north sideyard setback variance of 8'6,"
and a variance from the Residential Design Standards related to setting the garage back
from the face of the house.
2. In order to warrant the FAR bonus, the applicant must undertake:
· Removal of the canopy over the front stairs, and reworking of the railings in that area to
bring them up to code in a manner that is sympathetic to the historic house.
· Removal of the non-historic west side porch.
· Removal of an inappropriate multi-paned storm window that obscures a historic double
hung on the west.
· Removal of the skylight on the fi:ont roof plane.
· Removal and revegetation of a parking space in front of the house.
· Patching and removal of vents on the east wall as described in the application.
· Replacement of a non-historic door on the east fagade with one that is more
architecturally appropriate.
· Relocation of a satellite dish that has been placed on the roof of the Victorian to a much
less visible location, preferably on the addition.
· Relocation if possible, or at least painting a mushroom vent at the back of the Victorian.
· Removal of the existing siding, which is not historic, and replacement with clapboards.
This would dramatically improve the historic integrity of the house.
· Restoration of windows that have been altered on the west and east walls of the house to
their original size and location, based on framing evidence that will be exposed when re-
siding. (Particularly on the west at the kitchen window bay and gable end, as well as the
living room window on the east.)
· Remove the front bay window and install a large double hung window as shown in the
1968 photo, with all details to be reviewed by HPC staffand monitor.
3. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
4. The applicant shall be required to finalize all necessary lot line adjustments before any
building permit will be issued for this development.
APPROVED BY THE COMMISSION at its regular meeting on the 17th day of December,
2003.
Approved as to Form:
Dave Hoefer, Assi~tant~ity Attorney
Approved as to content:
HIST, O~ ~ PRESERVATION COMMISSION
ATTES~
Kathy Stricld ~
and, Chief Deputy Clerk