HomeMy WebLinkAboutresolution.hpc.021-2014 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MASS AND SCALE AS DEFINED IN HPC RESOLUTION NO. 5 SERIES
OF 1991 AND RESIDENTIAL DESIGN STANDARD VARIANCES FOR THE
PROPERTY LOCATED AT 601 W. HALLAM STREET, LEGALLY DESCRIBED AS
LOTS H AND I, BLOCK 23, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN,
STATE OF COLORADO.
RESOLUTION #21, SERIES OF 2014
PARCEL ID: 2735-124-31-002.
WHEREAS, the applicant, 601 West Hallam LLC, represented by Alan Richman Planning
Services, requested mass and scale review and Residential Design Standard Variances for the
property located at 601 W. Hallam Street, Lots H and I, Block 23, City and Townsite of Aspen,
County of Pitkin, State of Colorado; and
WHEREAS, HPC resolution numbered 5, Series of 1991, grants HPC the authority to
review the mass and scale of new development on the subject property, defined as follows:
Mass: "any new building will be designed so that it is not one big uninterrupted box
structure and will use appropriately pitched roof forms for residential buildings as
opposed to flat roofs;"
Scale: "window and door dimensions and building scale shall be consistent with the scale
of other buildings on the block;" and
WHEREAS, 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
WHERAS, for variances from the Residential Design Standards, Section 26.410.040,
which meet Section 26.410.020.1), the HPC shall find that the variance, if granted, would:
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 deems is necessary to
determine if the exception is warranted; or
b) Be clearly necessary for reasons of fairness related to unusual site-specific constraints;
and
WHEREAS, Justin Barker, in his staff report to HPC dated July 23, 2014, performed an
analysis of the application based on the standards, found that the mass and scale met the intent of
RECEPTIONM 612263, 08/01/2014 at
601 W. Hallam Street
11:08:24 AM, HPC Resolution#21, Series of 2014
1 OF 5, R $31.00 Doc Code RESOLUTION
Janice K.Vos Caudill, Pitkin County, CO Page 1 of 3
HPC Resolution numbered 5, Series of 1991 and found that the review standards for Residential
Design Standard variances were not met, and recommended continuation; and
WHEREAS, at their regular meeting on July 23, 2014, the Historic Preservation
Commission considered the application, the staff memo and public comments, and found the
proposal consistent with the review standards and granted approval by a vote of four to zero (4 -
0).
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants mass and scale approval, pursuant to HPC Resolution numbered 5,
Series of 1991, and grants approval for the requested Residential Design Standard variances for
the property located at 601 West Hallam Street, Lots H and I, Block 23, City and Townsite of
Aspen, Colorado, as proposed with the following conditions:
1. Residential Design Standard Variances are granted for the following:
a. 26.410.040.C.2.a. Garage width
b. 26.410.040.C.2.b. Garage setback
c. 26.410.040.D.2. Street oriented entrance and principal window
2. There shall be no deviations in scale and mass, as defined in HPC Resolution Number 5,
Series of 1991, from the exterior elevations as approved without first being reviewed and
approved by HPC.
3. 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
601 W.Hallam Street
HPC Resolution#21, Series of 2014
Page 2 of 3
property: 601 West Hallam Street, Lots H & I, Block 23, 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.
APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of July,2014.
Jay Maytin, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Linda Manning, City Cler
Exhibits:
A. Approved Drawings
601 W. Hallam Street
HPC Resolution#21, Series of 2014
Page 3 of 3
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