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Home My WebLink Aboutresolution.hpc.026-2013 RECEPTION#: 603067, 09/04/2013 at 12:36:58 PM, 1 of 7, R $41.00 Doc Code RESOLUTION Janice K.Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION, DEMOLITION, FLOOR AREA BONUS AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 233 WEST HALLAM STREET, LOTS A, B AND C, AND THE WEST 6.64 FEET OF LOT D, BLOCK 50, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #26, SERIES OF 2013 PARCEL ID: #2735-124-35-001 WHEREAS, Solomon and Elizabeth Kumin, represented by DHR Architecture and Haas Land Planning, have requested Conceptual Major Development, On-site Relocation, Demolition, Floor Area Bonus and Variances for their property at 233 West Hallam Street, Lots A, B and C, and the West 6.64 feet of Lot d, Block 50, City and Townsite of Aspen, Colorado; and WHEREAS, the property is a designated landmark; 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 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 with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, in order to approve Relocation, the Historic Preservation Commission must find that the review standards at Section 26.415.090.C, Relocation of a Designated Property, are met; and WHEREAS, in order to Demolish structures, or portions of structures on a designated property, the application shall meet the requirements of Section 26.415.080.A.4, Demolition of Designated Historic Properties or Properties within a Historic District; and WHEREAS, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects complying with Section 26.415.110.17, Floor Area Bonus; and, WHEREAS, in order to receive approval for setback variances, the application shall meet the requirements of Section 26.415.110.C.La, Variances; and 233 W. Hallam HPC Resolution#26, Series of 2013 Page 1 of 3 WHEREAS, the HPC may approve variances to the Residential Design Standard Variances according to Section 26.410.020.D.2; and WHEREAS, Sara Adams, in her staff report to HPC dated August 28, 2013, performed an analysis of the application, found that the review criteria are met and recommended approval; and WHEREAS, at a regular meeting on August 28, 2013 continued from May 22, 2013 and June 26, 2013, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and granted approval, with conditions, by a vote of 7 to 0. NOW, THEREFORE, BE IT RESOLVED: HPC hereby grants Conceptual Major Development, On-site Relocation, Demolition, Floor Area Bonus and Variances for the property located at 233 W. Hallam Street with the following conditions: 1. The site plan, mass and scale are conceptually approved as shown in Exhibit A. 2. Conditions of approval for Final Review: a. Continue to refine the restoration plan for the Victorian, particularly window proportions. b. Specify the foundation profile, material, and style for the historic home for review at Final Review. c. Restudy the lightwell on the west side of the Victorian to either recess it further from the street, break it up into smaller lightwells, or detail in a way that minimizes the visual impact of the feature. d. Provide floor plans to demonstrate that Hallam is the primary entrance point into both homes for review during Final Review. 3. Relocation of the historic home is approved with the following conditions. a. Provide a letter from a structural engineer demonstrating that the building is able to moved. b. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the house, as well as a plan for protection of the building from a housemover or structural engineer. 4. Demolition of the non-historic additions is approved. 5. A 500 square feet FAR Bonus is approved. 6. An east sideyard setback variance of 3 feet is approved, where 7 feet is provided and 10 feet is required. 7. Residential Design Standard variances for the historic home related to front porch and first story element, Land Use Code Sections 26.410.040.D.Lb and D.2, are approved. 8. 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 233 W. Hallam HPC Resolution#26, Series of 2013 Page 2 of 3 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. APPROVED BY THE COMMISSION at a regular meeting on the 28th day of August, 2013. 9JayMytin, Chair Approved as to Form: c Debbie Quinn, Assistant City Attorney ATTEST: 0 Kathy Strickland, Chief Deputy Clerk Exhibit A: conceptual approval. 233 W. Hallam HPC Resolution #26, Series of 2013 Page 3 of 3 I I ,2� ES-r"A<<Atij STREET � co y a a ry .q � t � / ////�,��.� t � xtz 3 / I lW °�.'='�7=�..rty,_„ ,f �✓ •t x t n _ - tit" �;�` ...._,....__......e..._. .�.�..._..,...�.�.,:_._...,"_..w.. DHR APP o ARCHITEC.TVRE. /Ct \ KUMIN RESIDENCE 2X WEST—A ST. ASPEN,CA SITE P /.l SITE PLAN � 2012 02a Ba] ] 2 3 a A0.1 a I I I I �c I .. 1W0'�1 (.l NORTH ELEVATION 6 I I .......... .,-...�..,«4. .,....«.....-..ems ' -- - .�,,..«..._._.....gym°' :..... DHRo AR C L11 T F.CT U RE j ° K UMIN RESIDENC E 2n MST HALLAN,ST. 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