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HomeMy WebLinkAboutresolution.hpc.033-2004 Page: 1 of 2 01/18/2005 11:301 S!LVIA DAVIS PITKIN COUNTY CO R 10.00 D 0.00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR A SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 110 E. BLEEKER STREET, LOTS L AND M, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO~ 33, SERIES OF 2004 PARCEL ID: 2735-124-37-006 WHEREAS, Robert and Lexie Potamkin, represented by Rally Dupps, Consortium Architects, and Mitch Haas, Haas Land Planning, have requested a Substantial Amendment to the Final Development granted by Resolution #27, Series of 2002 for the property located at 110 E. Bleeker Street, Lot L and M, Block 65, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and WHEREAS, Section 26.415.070 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 a Substantial Amendment to Final 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 with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report dated December 8, 2004, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines have been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on December 8, 2004, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of 5 to 1. NOW, THEREFORE, BE IT RESOLVED: HPC grants approval for a Substantial Amendment to Major Development (Final) fbr 110 E. Bleeker Street with the following conditions: 1. HPC has granted a 325 square foot FAR bonus and a 5% site coverage variance for the project. In order for this project to qualify for the FAR bonus, the porch, front Page: 2 o¢ 3 SILVIA DAVIS PITKIN COUNTY DO [~ 16.00 O window, and both front doors are to be restored to their original condition and the paint must be removed from the masonry. 2. The method for removing the paint from the masonry must be approved by HPC staff and monitor. Test patches will be reviewed by staff and monitor. 3. After the paint has been removed from the historic house, the applicant shall contact staff for an inspection to determine whether there were any original window openings on the east faqade of the house, under the gable end. If so, the window(s) should be restored based on a plan approved by staff and monitor. 4. A cut sheet must be provided for any new windows to be installed in the historic building, to be reviewed and approved by staff and monitor. 5. Detail drawings showing the reconstruction of the porch and bay window to match the photographs must be submitted for review and approval by staff and monitor. 6. Any changes to the landscape plan must be reviewed and approved by HPC staff and monitor. Provide additional information about the new tree installation indicated on the landscape plan, for approval by staff and monitor. 7. As part of an overall restoration of the historic character of the property, staff recommends the owner work with the City Parks Department to remove and replace the existing trees on the City right of way with more appropriate trees. The current trees disrupt the relationship between the front of the house and the street. If the owner is in agreement, this will be done at the City's expense. 8. A picket fence as represented in the plans may be constructed along the property lines. 9. HPC staff and monitor must approve a plan for the type and location of all exterior lighting fixtures prior to wiring, installation or purchase. The light fixtures must comply with the "City of Aspen Historic Preservation Design Guidelines" and the "City Lighting Code." 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, before their installation. 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, 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. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 14. 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. 15. 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. 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. Restudy the detailing of the junction between the historic house and the rear porch of · the addition. The design, which must be approved by staff and monitor, must protect the historic building from damage (for instance from snow or drainage directed at the old masonry), and must look at eliminating the overlap onto the comer in terms of protecting the original building's integrity. 18. Restudy the roof over the stair town on the addition to meet guideline 10.9, to be reviewed and approved by staff and monitor. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of December, 2004. Approved as to Form: DaviaeHoe~er, ~ssistan¥ City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Jef~al~erty, Chair ~ -' ATTEST: I~athy Stricl~land, Chief Deputy Clerk SILVIA OAVIG PITKIN BOUNTY BO R 1~.00 D 0.00