HomeMy WebLinkAboutresolution.hpc.008-2008RECEPTION#: 549816, 06/0212008 at
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1 of 4, R $21.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTY LOCATED AT 707 NORTH THIRD STREET, LOT 6 and'/: of LOT 7,
BLOCK 100, HALLAM'S ADDITION, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. 8, SERIES OF 2008
PARCEL ID:2735-121-09-004.
WHEREAS, the applicant, Carol Craig, 707 N. Third Street, Aspen, CO represented by Al
Bayer Design Inc. 410 N. Mill Street, Aspen, CO, requests Major Development (Final) for the
property located at 707 North Third Street, Lot 6 and % of Lot 7, Block 100, Hallam's Addition,
City of Aspen, Colorado; and
WHEREAS, 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 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.4.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, Sara Adams, in her staff report dated May 14, 2008 performed an analysis of the
application based on the standards, and recommended that the project be approved with
conditions; and
WHEREAS, during a duly noticed public hearing on May 14, 2008, the Historic Preservation
Commission found the application was consistent with the "City of Aspen Historic Preservation
Design Guidelines" and other applicable sections of the Municipal Code and approved Resolution
No.7, Series of 2008, by a (6 - 0) vote, a Certificate of Appropriateness for an addition to the
historic home, Relocation and Setback variances located on the property at 707 North Third Street,
Lot 6 and %2 of Lot 7, Block 100, Hallam's Addition, City of Aspen, Colorado; and,
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Final) with the following conditions:
1. The style and color of the retaining wall proposed for the sunken terrace will be approved
by Staff and monitor prior to purchase and installation. A mock up of the color and style
will be provided the field prior to approval.
2. The color and materials of the roofs will be approved by Staff and monitor prior to
purchase and installation.
3. The front entry door on the front porch will be approved by Staff and monitor.
4. Existing foundation stone will be salvaged for use on the historic home foundation. A
new foundation material for the additions will be reviewed and approved by Staff and
monitor.
5. The foundation color, style and height will be approved by Staff and monitor. A profile
of the foundation in relation to the wall frame will be submitted to Staff and monitor for
approval. A mock up of the color and style will be provided the field prior to approval.
6. Staff and monitor will review and approve the removal of gingerbread details in the field.
7. Any information indicating historic locations of windows or doors discovered during
construction will be reported to HPC staff and monitor for review.
8. 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.
9. The applicant shall document, using photographs and drawings, all historic elements prior
to restoration and relocation of the building.
10. A construction plan with detailed phases for the development of this lot shall be
submitted with the building permit application for approval by HPC Staff. The historic
home shall be secured, stabilized and protected during construction, and rehabilitation of
the historic home shall be in the primary phase of development.
11. A structural report demonstrating that the building can be moved and/or information
about how the house will be stabilized from the house mover must be submitted with the
building permit application. The applicant must provide information as to whether or not
the existing floor structure will be maintained and the pro's and con's of the decision for
review and approval by staff and monitor.
12. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the
structure must be submitted with the building permit application.
13. A relocation plan detailing how and where the building will be stored and protected
during construction must be submitted with the building permit application.
14. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full boazd.
15. The conditions of approval, both Conceptual and Final HPC Resolutions, are required to
be printed on the cover sheet of the building permit plan set and all other prints made for
the purpose of construction.
16. 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 aze known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
17. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
18. HPC recommends to the Engineering and Parks Departments that the on-street parking
spaces are reduced to two head in spaces with one of the spaces meeting Code
dimensional requirements for a handicapped space. HPC recommends that the existing
gravel be replaced with sod and the two spaces that are maintained shall have gravel.
HPC recommends against curb and gutter.
19. The applicant is required to submit a list of the mailing labels with the notarized affidavit
for proof of public notice by Spm on May 15, 2008.
20. The development approvals granted herein shall constitute asite-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews
necessary to obtain a development order as set forth in this Ordinance, the City
Clerk shall cause to be published in a newspaper of general circulation within the
jurisdictional boundaries of the City of Aspen, a notice advising the general public
of the approval of a site specific development plan and creation of a vested property
right pursuant to this Title. Such notice shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific
development plan, and the creation of a vested property right, valid for a period of
three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24,
Article 68, Colorado Revised Statutes, pertaining to the following described
property: 707 North Third Street.
Nothing in this approval shall exempt the development order from subsequent
reviews and approvals required by this approval of the general rules, regulations
and ordinances or the City of Aspen provided that such reviews and approvals are
not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and
judicial review; the period of time permitted bylaw for the exercise of such rights
shall not begin to run until the date of publication of the notice of final
development approval as required under Section 26.304.070(A). The rights of
referendum shall be limited as set forth in the Colorado Constitution and the
Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 14th day of May 2008.
Approved as to Form:
~~ o
ames R. True, Special Counsel
Approved as to content:
HISTORIC PRESERVATION CO ISSION
ichael Hoffman, Chair
ATTEST:
athy Stri Claud, Chief Deputy Clerk