HomeMy WebLinkAboutresolution.hpc.019-2008RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) AND
VARIANCES FOR THE PROPERTY LOCATED AT 604 WEST MAIN STEET, LOTS
Q, R AND S, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO.
RESOLUTION NO. 19, SERIES OF 2008
PARCEL ID: 2735-124-44-008.
WHEREAS, the applicant, 604 West LLC, c/o Neil Kazbank, Manager, represented by Alan
Richman Planning Services and Stryker Brown Architects for the property located at 604 West
Main Street, Lots Q, R and S, Block 24, City and Townsite of Aspen, Colorado; 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 heazing 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, for approval of setback vaziances, the HPC must review the application, a staff
analysis report and the evidence presented at a heazing to determine, per Section 26.415.110.0 of
the Municipal Code, that the setback variance:
a. Is similar to the pattern, features and chazacter of the historic property or district;
and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural
chazacter of the historic property, an adjoining designated historic property or historic
district; and
WHEREAS, Sara Adams, in her staff report dated August 13, 2008, 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; and
WHEREAS, at their regulaz meeting on August 13, 2008, 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 "City of Aspen Commercial,
Lodging and Historic District Design Objectives and Guidelines" and approved the application
by a vote of 4 to 1.
RECEPTION#: 552426, 08/29/2008 at
10:31:47 AM,
t OF 3, R $16.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends approval for Major Development (Final) for the property located
at 604 West Main Street, Lots Q, R and S, Block 24, City and Townsite of Aspen, Colorado, as
proposed with the following conditions;
1. The material for the caz screen and the height shall be approved by Staff and monitor
prior to purchase and installation.
2. A revised lighting plan and a reduced variety of fixtures shall be approved by Staff and
monitor prior to purchase and installation. The lighting fixtures on the Wylie house will
be different than the rest of the project.
3. The following variances are granted: A distance between buildings variance of three is
granted where approximately seven feet are provided between the Fifth Street (East
Office) building and the Main Street (West Office) building and ten feet aze required; a
distance between buildings vaziance of two feet nine inches is granted where
approximately seven feet three inches are provided between the Fifth Street (East Office)
building and the Art Barn and ten feet are required.
4. Wooden windows will be used on the Wylie house.
5. During construction, staff and monitor will inspect the front gable end-wall in the Wylie
house framing to determine an appropriate size for the proposed double hung window.
6. A detailed description of the Wylie porch restoration will be submitted for review and
approval by Staff and monitor prior to the issuance of a building permit. If available,
historic photographs of the Wylie House shall be used for the restoration.
7. 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.
8. 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.
9. 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) yeazs,
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: 604 West Main 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 aze 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 by law 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.
10. Applicant will study natural wood siding to see if paint would be more appropriate.
APPROVED BY THE COMMISSION at its regular meeting on the 13th day of August
2008.
C~
Michael Hoffman, C ~r
Attest:
Kathy St ickland, Chief Deputy Cler
Approved as to Form:
G ~~
im True, Special Counsel