HomeMy WebLinkAboutresolution.hpc.022-2014 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION,
DEMOLITION,FAR BONUS,AND VARIANCE APPROVAL AND RECOMMENDING
AN AMENDMENT TO THE LANDMARK DESIGNATION FOR THE PROPERTY
LOCATED AT 417 AND 421 WEST HALLAM STREET, UNITS A AND B OF THE
HALLAM STREET CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COUNTY
OF PITKIN, STATE OF COLORADO
RESOLUTION #22, SERIES OF 2014
PARCEL ID: 2735-124-33-007 AND 2735-124-33-008
WHEREAS, the applicant, David and Marcia Kaplan, represented by 1 Friday Design
Collaborative and Thomas Pheasant, requested HPC Major Development (Conceptual),
Relocation, Demolition, FAR Bonus, and Variance approval for the property located at 417 and
421 West Hallam Street, Units A and B of the Hallam Street Condominium, City and Townsite
of Aspen; and
WHEREAS, the Unit B of the Hallam Street Condominiums is listed on the Aspen Inventory of
Historic Landmark Sites and Structures; and
WHEREAS, Community Development Department and the applicant are pursuing an
amendment to the landmark designation legal description to correct the clerical error that
designates the non-historic half of the duplex which is under City Council's authority; 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, according to Section 26.415.090.C, Relocation of a
Designated Property, it must be determined that:
1. It is considered a non-contributing element of a historic district and its relocation will
not affect the character of the historic district; or
RECEPTION#: 612262, 08/01/2014 at
11:08:23 AM,
417/421 W. Hallam Street
1 OF 9, R $51.00 Doc Code RESOLUTION HPC Resolution#22, Series of 2014
,Janice K.Vos Caudill, Pitkin County, CO Page 1 of 5
2. It does not contribute to the overall character of the historic district or parcel on which
it is located and its relocation will not have an adverse impact on the historic district or
property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given
the character and integrity of the building, structure or object and its move will not
adversely affect the integrity of the historic district in which it was originally located or
diminish the historic, architectural or aesthetic relationships of adjacent designated
properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding
the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security; and
WHEREAS, in order to approve Demolition, according to Section 26.415.080.A.4, Demolition
of Designated Historic Properties, it must be determined that:
a. The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in Aspen
or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance, and
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic district in
which it is located and
b. The loss of the building, structure or object would not adversely affect the integrity of
the historic district or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation needs
of the area; and
WHEREAS,the HPC may approve setback variances according to Section 26.415.110.C.La,
Variances. In granting a variance, the HPC must make a finding that such a variance:
a. Is similar to the pattern, features and character of the historic property or district;
and/or
417/421 W. Hallam Street
HPC Resolution#22, Series of 2014
Page 2 of 5
b. Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district; and
WHEREAS, in selected circumstances, pursuant to Section 26.415.110.F, the HPC may grant up
to five hundred (500) additional square feet of allowable floor area for projects involving
designated historic properties. To be considered for the bonus, it must be demonstrated
that:
a) The design of the project meets all applicable design guidelines;
b) The historic building is the key element of the property and the addition is
incorporated in a manner that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the
historic building's form, materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;
g) The project retains a historic outbuilding; and/or
h) Notable historic site and landscape features are retained.
WHEREAS, the HPC may grant a variance from the Residential Design Standards upon a find
that:
a) Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the purpose of the particular standard. In
evaluating the context as it is used in the criteria, the reviewing board may consider
the relationship of the proposed development with adjacent structures, the immediate
neighborhood setting or a broader vicinity as the board feels is necessary to determine
if the exception is warranted; or
b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints.
WHEREAS, Sara Adams, in her staff report to HPC dated July 23, 2014, performed an analysis
of the application based on the standards and recommended approval of the project with
conditions; and
WHEREAS, at their regular meeting on July 23, 2014, continued from May 28, 2014 and March
26, 2014, 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 by a vote of 4 - 1.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Conceptual Major Development approval, Waivers, Variances, and the
500 square feet FAR Bonus with the following conditions:
1. The site plan, mass and scale are conceptually approved as shown in Exhibit A.
417/421 W. Hallam Street
HPC Resolution 922, Series of 2014
Page 3 of 5
2. Conditions of approval for Final Review:
a. Continue to refine the restoration plan for the Victorian, specifically the details of
the front porch.
b. Specify the foundation profile, material, and style for the historic home for review
at 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 and the non-historic shed is approved.
5. A 500 square feet FAR Bonus is approved:
6. Residential Design Standard variances for the historic home related to front porch and
build to lines, Land Use Code Sections 26.410.040.D.Lb and A.2, are approved.
7. The following setback variances summarized below and shown on Exhibit A are granted.
a. 3 ft. rear yard setback variance for the garage where 5 ft. is required and 2 ft. is
provided
b. a combined setback variance of about 5 ft. 11 in. where about 10 ft. 4 in. is
provided and 16 ft. 3 in. is required
c. a 8ft. 2 in. setback variance where 1 ft. 10 in is provided and 10 ft. is required for
living space and 5 ft. is require for garage.
d. a 5 ft. 6 in. setback variance where about 4 ft. 6 in. is provided and 10 ft. is
required for the front porch on the historic resource.
8. HPC recommends that City Council amend the landmark designation to include the entire
parcel.
9. 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
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 its regular meeting on the 23rd day of July, 2014.
[signatures on following page]
417/421 W. Hallam Street
HPC Resolution#22, Series of 2014
Page 4 of 5
--- (-,7,t ;L---Approved as to Form: Ja' Maytin, hair
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy StricIdand, Chief Deputy Clerk
Exhibit A: conceptually approved site plan and elevations.
417/421 W. Hallam Street
HPC Resolution#22, Series of 2014
Page 5 of 5
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REVISED PROPOSED MAIN LEVEL
SCALE:
SCALE: 1/8"= 1'-0" I PRINT FULLSIZE 1 1X17
CURB AT STREET
REVISION HIGHLIGHTS:
1-FRONT PORCH ADDED PER 1904 SANBORNE MAP �' I
2-STREET FACING FRONT DOOR RELOCATED AND RESTORED TO MINING CABIN
2-LINK ELEMENT EXPANDED TO 10'
3-DEPdH OF MASS OF(REAR ADDITION REDUCED BY 2' -
4-LIGHTWELLS REMAIN- OHIN SETBACKS
5-SECOND PARKING SPACE RETAINED
6- 1-LEVEL MASS WITH BEDROOM PULLED FORWARD TO REDUCE"BACKDROP"EFFECT OF
ADDITION
7-REAR SETBACK WAS MAINTAINED FROM PREVIOUS 63'-3"LOT WIDTH(PROPERTY LINE WEST HALLAM)
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REVISED PROPOSED UPPER LEVEL
SCALE: 1/8"= 1'-0" 1 PRINT FULLSIZE 1 1 X17
CURB AT STREET
REVISION HIGHLIGHTS:
1-FRONT PORCH ADDED PER 1904 SANBORNE MAP
2-STREET FACING FRONT DOOR RELOCATED AND RESTORED TO MINING CABIN
2-LINK ELEMENT EXPANDED TO 10' -\
3-DEPTH OF MASS OF`REAR ADDITION REDUCED BY 2' -
4-RIDGE LOWERED DUE TO 2'REDUCTION IN WIDTH-REDUCTION OF PITCH HAS LOWERED RIDGE
HEIGHT 4'-6"FROM INITIAL PRESENTATION OF CONCEPT
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REVISED ELEVATIONS
SCALE: 1/£3"= 1'-0" PRINT FULLSIZE 11 X17
PROPOSED,NORTH ELEVATION
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