HomeMy WebLinkAboutFile Documents.128 E Main St.0325.2017 (7).ARBKA RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING MINOR DEVELOPMENT FOR 128 E. MAIN STREET, LOTS P, Q, R
AND S, PORTIONS OF LOTS F, G, H, AND 1, AND THE ALLEY OF BLOCK 66, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #22, SERIES OF 2017
PARCEL ID:
WHEREAS, the applicant, BTRSARDY, LLC, represented by Brewster McLeod Architects,
submitted an application requesting Minor Development approval to alter windows and doors on
the property located at 128 E. Main Street, Lots P, Q, R and S, Portions of Lots F, G, H, and 1,
and the alley Block 66, City and Townsite of Aspen, Colorado. The property is landmark
designated and located in the Main Street Historic District; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable review standards and recommended approval with conditions;
and,
WHEREAS, the Aspen Historic Preservation Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code, has reviewed and
considered the recommendation from Community Development, and has taken and considered
public comment at a duly noticed public hearing on October 11, 2017; and
WHEREAS, the City of Aspen Historic Preservation Commission finds that the proposal meets the
applicable review criteria, with conditions, and approves the request by a vote of 5 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC approves Minor Development at 128 E. Main Street as follows:
I. The applicant is to repair all historic doors and windows to the greatest extent possible.
2. The applicant is permitted to remove the existing glass in all historic windows (except
those with historic art glass) and install %" double pane glazing, detailed to conceal the
spacer bar. The applicant has represented that the windows which are oak on the interior
will feature a bronze spacer bar and those that are painted on the interior will feature a
silver spacer bar. From the exterior, the face of the new glass is to be in the same plane
as is the existing glass.
3. Further review by staff and monitor will be needed before any exterior storm windows
may be installed over the windows with historic art glass.
4. Submit a cut sheet for review and approval by staff for the new bedroom egress window
on the west fagade.
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of October,
2017.
Nicole Henning, Deputy City
Approved as to content:
Gre Greenwood, V4 a Chair
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RECEPTION#: 642615, R: $13.00, D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 1,10/26/2017 at 09:30:08 AM
Janice K. Vos Caudill, Pitkin County, CO
DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070,
"Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen
Municipal Code. This Order allows development of a site specific development plan pursuant to the
provisions of the land use approvals, described herein. The effective date of this Order shall also be the
initiation date of a three-year vested property right. The vested property right shall expire on the day after
the third anniversary of the effective date of this Order, unless a building permit application submittal is
accepted and deemed complete by the Chief Building Official, pursuant to Section 26.304.090, or unless
an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section
26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect,
excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to
any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific development
plan as described below.
BTRSARDY, LLC, P.O. Box 10195, Palo Alto, CA, 94303.
Property Owner's Name, Mailing Address
128 E. Main Street, Lots P, Q, R and S, Portions of Lots F, G, H, and 1, and the alley Block 66,
City and Townsite of Aspen, Colorado. Parcel ID 412735-12438-005.
Legal Description and Street Address of Subject Property
Approval has been granted to retrofit original windows with double paned glass and to replace or
alter non-historie windows in the building.
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Minor Development approval was granted on October 11, 2017 by the Aspen Historic
Preservation Commission via Resolution #22, Series of 2017.
Land Use Approvals) Received and Dates (Attach Final Ordinances or Resolutions)
November 16, 2017.
Effective Date of Development Order (Same as date ofpublication ofnotice of approval)
November 16, 2020.
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and
revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal
Code.)
Issued this 101x' day of November, 2017, by the City of Aspen Community Development
Director.
J ssica Garr w Community Deve opment Director
Certificate of No Negative Effect
X Approved ❑ Denied
THF CITY nr ASPFN
Applicant: BTRSARDY LLC, represented by Brewster MacLeod Architects.
Property: 128 E. Main Street, Lots P, Q, R and S, Portions of Lots F, G, H, and I,
and the alley Block 66, City and Townsite of Aspen, Colorado. Parcel ID #2735-124-
38-005.
This 13th day of November, 2017, the following elements of the historic
structure have been approved for repair as represented in the land use
application:
• Fascia and Soffit
• Entry Porch and Upper Deck
• East Deck
• Brick
• Wood Siding
• Metal Fence
The following have been approved for full replacement as represented in the
land use application:
• Wood shingle roof on the historic structure
• In-kind replacement of all windows in the historic structure addition, other than
those approved for replacement in a different form via HPC Resolution # 22,
Series of 2017. This approval also allows for design adjustments as needed to
comply with current code requirements for egress.
Project Details and Review Criteria
The applicant is undertaking necessary repair work to the historic property known as
The Sardy House, and maintenance to the non -historic addition. The property is
landmarked and located in the Main Street Historic District.
The project qualifies for a Certificate of No Negative Effect according to Section
26.415.070.13 of the Municipal Code. Based on a review of the applicable Historic
Preservation Design Guidelines, Staff finds that the work will not diminish, eliminate or
adversely affect the significant historic and/or architectural character of the subject
property or Historic District in which it is located and that the design guidelines
applicable to this remodel are met, with these conditions, which will be incorporated into
the building permit review and approval:
1. HPC Staff will visit the site with the architect and contractor prior to work
commencing in order to establish a protocol for repair of existing historic
materials and replacement only where necessary. The goal is to retain as much
original fabric as possible.
2. On the main porch deck, to the extent that the existing decking is not historic or
beyond repair, composite decking will not be approved as a replacement
material. Wood deck will be required in this location. The use of composite
decking on upper floors may be approved based on review and acceptance of a
sample by HPC staff.
3. On the south of the historic structure, upper floor deck, the design of the
balustrade will be restored to the appearance indicated in a 1919 photo, to the
greatest extend possible given current building code requirements. The
building permit must depict the proposed restoration.
4. Specifications for cleaning and re -pointing of masonry will be required as part of
the building permit application. Re -pointing must be accomplished using a Type
O mortar, and approval of a color match and tooling of the joint will be required
on site by HPC staff before proceeding.
5. Shop drawings for replacement fence finials must be provided for review and
approval by HPC staff before proceeding.
6. Specifications for removing the dent in the rail, attaching the replacement finials
and repairing connections must be provided for review and approval by HPC
staff before proceeding.
7. Details for roof replacement will be required in the building permit. Acceptable
flashing materials are galvanized, lead coated copper, or painted metal. The
building permit must identify the location, type and extent of snow clips. A
sample of the proposed cedar shingle, coated with linseed oil and graphite, must
be reviewed and approved by HPC staff before proceeding.
8. The building permit application must detail plans for recreating missing or altered
elements, informed by historic photos and physical evidence on site. Review of
past building permits and an interview with the owner of the property at the time
of the 1985 remodel is requested to inform this project.
9. On the non -historic addition, in kind replacement of selected deteriorated exterior
materials is approved without further review by HPC staff.
Preservation Officer
Expires 3 ydars from date of separately issued Development Order. Issuance of this
certificate does not exempt the applicant from complying with all City codes, including
land use and building codes.
DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070,
"Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen
Municipal Code. This Order allows development of a site specific development plan pursuant to the
provisions of the land use approvals, described herein. The effective date of this Order shall also be the
initiation date of a three-year vested property right. The vested property right shall expire on the day after
the third anniversary of the effective date of this Order, unless a building permit application submittal is
accepted and deemed complete by the Chief Building Official, pursuant to Section 26.304.090, or unless
an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section
26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect,
excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to
any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the properly noted below for the site specific development
plan as described below.
BTRSARDY, LLC, P.O. Box 10195, Palo Alto, CA, 94303.
Property Owner's Name, Mailing Address
128 E. Main Street, Lots P, Q, R and S, Portions of Lots F, G, H, and I, and the alley Block 66,
City and Townsite of Aspen, Colorado. Parcel ID 42735-124-38-005.
Legal Description and Street Address of Subject Property
Approval has been granted for repair of deteriorated features on the historic structure and
replacement of the roof materials and existing non -historic windows.
Written Description of the Site Specif c Plan and/or Attachment Describing Plan
An administrative Certificate of No Negative Effect was granted on November 13, 2017.
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
November 23, 2017.
Effective Date of Development Order (Same as date ofpublication of notice of approval.)
November 23, 2020.
Expiration Date of Development Order ('The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code)
Issued this 1311 day of November, 2017, by the City of Aspen Community Development
Director.
J sica Garro i, ommunity Development Director