HomeMy WebLinkAboutresolution.hpc.012-2015 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING CONCEPTUAL MAJOR DEVELOPMENT, ON-SITE RELOCATION
AND VARIANCES, AND RECOMMENDING CITY COUNCIL APPROVAL OF
ASPENMODERN HISTORIC LANDMARK NEGOTIATION FOR THE PROPERTY
LOCATED AT 211 E. HALLAM, LOT 1,223 E. HALLAM STREET LOT SPLIT, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #12 SERIES OF 2015
PARCEL ID: 2737-073-16-007
WHEREAS, the applicant, ELM 223, LLC, represented by Stan Clauson Associates and Harry
Teague Architects, has requested that the property located at 211 E. Hallam receive benefits for
historic designation through the AspenModern process described at Section 26.415.025 and
Section 26.415.030 of the Municipal Code; and
WHEREAS, the applicant also requested approval for Conceptual Major Development, On-site
Relocation and Variances; 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. For review
of benefits, such as a floor area bonus and setback variances, HPC must determine conformance
with Section 26.415.110 of the Municipal Code. 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 receive approval for Relocation, the application shall meet the
requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated
Property; and
WHEREAS, the HPC may approve variances to the Residential Design Standards according to
Section 26.410.020.D; and
WHEREAS, Amy Simon, in her staff report to HPC dated April 8, 2015, performed an analysis
of the application based on the standards. The staff recommendation was that the property
qualifies as a "best" example of AspenModern historic resources. Staff recommended in favor of
the Conceptual Major Development, On-site Relocation and Variances; and
RECEPTION#: 619259, 04/23/2015 at
11:09:12 AM,
1 OF 3, R $21.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
I
WHEREAS, at their regular meeting on April 8, 2015, the Historic Preservation Commission
considered the application during a duly noticed public hearing, including the staff
recommendation and public comments, and found the project to be consistent with the review
criteria, with conditions, by a vote of 5 to 0.
NOW, THEREFORE, BE IT RESOLVED:
HPC asks City Council to work diligently with the applicant to achieve a mutually acceptable
package of incentives to be awarded for this "best" example of an AspenModern resource.
HPC grants Conceptual Major Development, On-Site Relocation and Variance approval with the
following conditions:
1. In the event that the applicant decides to preserve the southeast tree by deleting the single
stall garage, the Conceptual design approval remains valid. The two displaced parking
spaces would need to be reconfigured for Final review, or the applicant may request a
variance.
2. HPC hereby grants a 500 square foot floor area bonus.
3. HPC hereby allows a 5' rear setback, a 3' east setback (plus the necessary projection to
accommodate the eave and a fire rated east wall), an 8' combined sideyard and a 4' front yard.
4. HPC hereby grants a waiver of the Residential Design Standards related to Secondary Mass and
Street Oriented Entrance and Principal Window.
5. For the temporary relocation of the studio during basement excavation, the owner must
provide a $30,000 letter of credit, cashier's check, or other form acceptable to the City
Attorneyto insure the safe relocation of the house. A relocation plan detailing how and
where the building will be stored and protected during construction must be submitted with
the building permit application, and 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.
6. A development application for a Final Development Plan shall be submitted within one (1)
year of April 8, 2015, 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.
7. As part of the Council AspenModern negotiation, HPC asks that, if Council allows the
southeast tree to be removed from the property, Council should require the rooftop
mechanical system concept represented in the application to be substantially implemented.
APPROVED BY THE COMMISSION at its regular meeting on the 8th day of April, 2015.
Willis Pember, Chair
Approved as to Form:
PT
City Attorney
ATTEST:
Kathy Stri land, Chief Deputy Clerk