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HomeMy WebLinkAboutresolution.hpc.032-2013 RECEPTION#: 605439, 11/12/2013 at 09:52:00 AM, 1 OF 12, R $66.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION U01viMISSION APPROVING MINOR DEVELOPMENT, ESTABLISHMENT OF A NEW TOP OF SLOPE, AND HALLAM LAKE BLUFF REVIEW OF THE PROPERTY LOCATED AT 206 LAKE AVENUE, LEGALLY DESCRIBED AS LOT 20 OF THE SHAW AND WPW JOINT VENTURE SUBDIVISION, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #32, SERIES OF 2013 PARCEL ID: 2735-124-88-005 WHEREAS, the applicant, Lake 206 LLC, represented by Stan Clauson Associates, submitted an application requesting Minor Development review and Hallam Lake Bluff Review of the property located at 612 West Main Street, legally described as Lots O and P, Block 24, City and Townsite of Aspen, Colorado; and WHEREAS, 206 Lake Avenue is included in AspenVictorian and listed on the Aspen Inventory of Historic Landmark Sites and Structures, and is listed on the National Register of Historic Places; 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, pursuant to Section 26.304.060.B.1 of the Municipal Code, the Community Development Director determines that a consolidated review is permitted and authorizes HPC to conduct Hallam Lake Bluff Review; and WHEREAS, 206 Lake Avenue is located within the Hallam Lake Bluff area as described in Section 26.435.010.D of the Municipal Codes; and WHEREAS, at their regular meeting on October 9, 2013, continued from August 28, 2013, the Historic Preservation Commission opened a duly noticed public hearing, took public comment, considered the application, the staff memo, staff recommendation, and public comments, and found that the application for Minor Development and Hallam Lake Bluff Review met the review standards with conditions, and the "City of Aspen Historic Preservation Design Guidelines," by a vote of five to zero (5 —0). NOW, THEREFORE, BE IT RESOLVED: Staff recommends that HPC grant Minor Development approval and Hallam Lake Bluff Review approval for the property located at 206 Lake Avenue, with the following conditions: 1. The proposed windows on the rear elevation of the historic home are not approved unless it is verified in the field that the current configuration is not original in which case the proposed windows in the historic portion of the home are approved. 206 Lake Ave.—Minor Development and Hallam Lake Bluff Review HPC Resolution#32, Series of 2013 2. The following items require approval by Staff and Monitor prior to purchase and installation: a. The proposed door style is not approved. A paneled door shall be submitted for Staff and Monitor review and approval. b. The color and style of the brick foundation shall be reviewed and approved by Staff and Monitor. c. The lighwell shall be clad with the same brick material as the foundation. d. The details of the deck shall be submitted for Staff and Monitor review and approval. e. The details of the landscape plan, including material samples for the patios, shall be submitted for Staff and Monitor review and approval. 3. The following items are approved: a. The proposed windows and doors along the east elevation are approved as shown in Exhibit A. b. The proposed deck, fire pit and patios along the east elevation are approved as shown in Exhibit A. 4. Relocation: Temporarily relocating the historic home to construct a new foundation is approved with the following conditions to be completed prior to building permit issuance: a. The applicant submits a letter from a structural engineer demonstrating that the foundation requires replacement. b. Provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City Attorney to insure the safe relocation of the house. c. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. d. The applicant shall include documentation of the existing elevation of the home and the relationship of the foundation to grade in the building permit application. 5. Hallam Lake Bluff Review and Alternate Top of Slope: a. The Applicant shall record a site improvement plat that meets the requirements of Land Use Code section 26.435.040 F., Building permit submittal requirements prior to submittal of a building permit. As approved by the Commission, the plat will delineate a 15 feet setback from the top of slope as the building envelope for any development in lieu of a minimum rear yard setback. All other setbacks are subject to the requirements of the underlying zone district. b. A lighting plan shall meet Hallam Lake Bluff review standards and Land Use Code requirements for review by Staff and Monitor. c. All improvements within the 15 foot setback from the newly established top of slope shall be at the existing grade. d. All features, with the exception of the lightwell, shall be developed at grade or shall be moveable (i.e. a moveable grill, chairs, tables, lounge, fire pit) 6. Parks: a. Tree Protection: i. A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site and their represented drip lines. A formal plan indicating the location of the tree 206 Lake Ave.—Minor Development and Hallam Lake Bluff Review _ HPC Resolution 9 32, Series of 2013 protection will be required for the bldg permit set. As referenced in Chapter 13.20 ii. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip line of any tree remaining on site. This fence must be inspected by the city forester or his/her designee (920-5120) before any construction activities are to commence. As referenced in Chapter 13.20 iii. Any access across or through the area of protection is prohibited at all times iv. The Parks Department recognizes that the large cottonwood trees located within the City ROW are significant in size and character to the West End Neighborhood. It is important that these trees like any others are protected per City Code 13.20. b. Tree Permit i. If a tree(s) is requested for removal, the applicant will be required to receive an approved tree removal permit per City Code 13.20, this includes impacts under the drip line of the tree. Parks is requiring that the tree permit be approved prior to approval of the demo and/or building permits. If a permit is necessary, contact the City Forester at 920-5120. Mitigation for removals will be paid on site or cash in lieu, off site planting on Triangle Park is not an approved method of mitigation, per City Code 13.20. Parks will approve a final landscape plan during the review of the tree removal permit based on the landscape estimates and site specific constraints. This in no way guarantees approval for removal of the trees being identified on the conceptual site plan. Approval for removal will be accomplished through the tree removal permit process. ii. The permit should include the trees which will have impacts from excavation and building under the drip line of the trees. The site plan shows several trees proposed to remain with significant impacts adjacent to or around the trees. The permit shall include a detail of the impacts, which include but are not limited too; depth of excavation, distance from trunks, height of impacts, etc. Approval of the tree permit is contingent on review and approval of the drip line impacts. 1. Driveway installation; the plans shall include detailed information and measures for tree protection. Parks recommends consulting with the City Forester prior to submitting plans for permit. The on-site consultation will provide the detailed measures required for protection and development of the driveway. 2. Removal of the two entry walkways; both walkways are located under existing drip lines. The walkways will require demolition by hand and the use of large equipment is prohibited. Plans shall detail how this will be accomplished. 7. Engineering_ 206 Lake Ave.—Minor Development and Hallam Lake Bluff Review HPC Resolution 9 32, Series of 2013 a. The applicant shall locate the driveway at least 50 ft. away from the intersection of Smuggler and Lake. b. The URMP and Engineering Design Standards must be met. 8. There shall be no deviations from the approved plan without first being reviewed and approved by staff and monitor. 9. The conditions of approval 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. 10. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 11. 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 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: 206 Lake Avenue, Lot 20 of the Shaw and WPW Ventures Subdivision, City and Townsite of Aspen, County of Pitkin, State of Colorado. 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. 206 Lake Ave.—Minor Development and Hallam Lake Bluff Review HPC Resolution#32, Series of 2013 APPROVED BY THE COMMISSION at its regular meeting on the 9th day of October, 2013. 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