HomeMy WebLinkAboutFile Documents.124 W Hallam St.0025.2017 (29).ARBKHPC Resolution #18, Series of 2016
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A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY
LOCATED AT 124 W. HALLAM STREET, LOT 2, NOLAN LOT SPLIT, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION #18, SERIES OF 2016
PARCEL ID: 2735-124-21-011
WHEREAS, the applicant, 308 Aspen E, LLC, represented by Ro | Rockett Design has requested
Final Major Development approval for the property located at 124 W. Hallam Street, Lot 2, Nolan
Lot Split, 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 hearing to determine the project’s conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.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 Simon, in her staff report to HPC, performed an analysis of the application
based on the standards and recommended approval with conditions; and
WHEREAS, at a public hearing on June 8, 2016, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and approved the project with conditions by a vote of 5 to
1.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Final Major Development with the following conditions:
1. Per HPC Resolution #6, Series of 2016, HPC granted this project a 500 square foot floor area
bonus.
2. Per HPC Resolution #6, Series of 2016, HPC granted this project a variation to allow the
basement to be 5’ from the rear lot line.
3. Per HPC Resolution #6, Series of 2016, on site relocation has been approved. As part of
building permit review, the applicant will be required to submit a report from a licensed
engineer, architect or housemover demonstrating that the structure can be moved. The
method for moving and protecting the structure must be submitted with the building permit
City of Aspen
Received
06/23/17
Building Department
HPC Resolution #18, Series of 2016
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application. In addition the applicant must provide a bond, letter of credit or cashier’s check
in the amount of $30,000 to be held by the City during the duration of the relocation process.
4. Restudy the proportion and location of new windows on the Victorian, south and west
facades. Any physical evidence of window framing exposed during the construction process
should be evaluated and incorporated into the project if possible. Staff and monitor approval
is required.
5. Study any physical evidence that the house had a second front door on the porch, facing east.
If framing is found, install this door to match the historic door that remains in place facing
south, with review and approval by staff and monitor.
6. The porch posts, railings, and any brackets should be simplified versions of original elements
found on other large Victorians in Aspen. Staff and monitor approval is required.
7. All existing historic materials must be preserved and labeled as such on the building permit.
8. Any rooftop vents need to be indicated on a roof plan, sized and placed in a traditional
manner, generally close to a ridgeline. Staff and monitor approval is required.
9. The stone to be used on the new foundation should be the existing historic stone, salvaged
and installed as a veneer. Clarify whether a handrail is required at the front steps. Staff and
monitor approval is required.
10. The material for the stone walkway and steps leading to the front porch must be identified.
Concrete or a native stone are preferred. Staff and monitor approval is required.
11. The front walkway pavers appear to be slightly overscaled and should be restudied, with
review and approval by staff and monitor.
12. Restudy the proposed lights at the front walkway, for review and approval by staff and
monitor.
13. Restudy the landscape plan immediately surrounding the historic resource. Reduce the size
of the planting beds and increase the degree that sod meets the base of the house. Relocate
the water features towards the rear of the site, behind the Victorian.
14. Review the proposed outdoor deck calculations and, to the extent that the proposal exceeds
the maximum allowance, reduce deck size for review and approval by staff and monitor.
15. The development approvals granted herein shall constitute a site-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
City of Aspen
Received
06/23/17
Building Department
HPC Resolution #18, Series of 2016
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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: 124 W. Hallam 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 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.
APPROVED BY THE COMMISSION at its regular meeting on the 8th day of June, 2016.
Approved as to Form: Approved as to Content:
___________________________________ _____________________________
Debbie Quinn, Assistant City Attorney Gretchen Greenwood, Vice Chair
ATTEST:
___________________________
Kathy Strickland, Chief Deputy Clerk
City of Aspen
Received
06/23/17
Building Department