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Home My WebLink Aboutresolution.hpc.032-2014 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MAJOR DEVELOPMENT (FINAL), 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 #32, 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 (Final) 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, on September 22, 2014 City Council approved Ordinance 27, Series of 2014 amending a clerical error regarding the landmark designation boundaries to include the entire parcel located at 417 and 421 West Hallam Street; 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, the HPC may grant a variance from the Residential Design Standards upon a finds V' 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. RECEPTION#: 614949, 10/29/2014 at 08:47:28 AM, 1 OF 6, R $36.00 Doc Code RESOLUTION 417/421 W. Hallam Street Janice K. Vos Caudill, Pitkin County, CO HPC Resolution #32, Series of 2014 Page 1 of 3 WHEREAS, Sara Adams, in her staff report to HPC dated October 22, 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 October 22, 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 four to one (4-1). NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Final Major Development approval with the following conditions: 1. Items for Staff and Monitor review and approval: a. A material mock up shall be provided on site prior to purchase and installation of materials. b. No copper metal roof. c. The window locations and sizes in the historic landmark shall be reviewed and approved by Staff and monitor. d. Light fixtures and locations for the historic home and new addition shall be reviewed and approved by Staff and monitor. e. Front door of the historic home shall be reviewed and approved by Staff and monitor. f. The profile and style of the foundation shall be review and approved by Staff and monitor. 2. A Residential Design Standard variance is granted for Standard 26.410.040.D.3- windows between 9' and 12'. 3. The project is required to meet all requirements for a single family home unless varied by the Historic Preservation Commission. The project is only allowed have one kitchen for a single family home. 4. 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 417/421 W. Hallam Street HPC Resolution #32, Series of 2014 Page 2 of 3 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: 417 and 421 West Hallam Street, Units A and B of the Hallam Street Condominiums, City and Townsite of Aspen, 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 22"a day of October, 2014. Jay Ma in, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Stri land, Chief Deputy Clerk Exhibit A: Approved site plan and elevations. 417/421 W. 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I I I / I i I � I ih I I 21F� I I I ) � I y I dI --------------- I I I I I I j b I I I I I � I � I I 7-_34 z 47_2„ 8,_94, GROUND FLOOR PLAN °,LE PLANOI �J SCALE:I/8"=1'-0" CLIENT'.)TB SLE: 1�8"=1'-0" „ DATE: 10-10-2014 PLOneo:CA 10-09-2014