HomeMy WebLinkAboutresolution.hpc.014-2017 RESOLUTION NO. 14
(SERIES OF 2017)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
GRANTING FINAL MAJOR DEVELOPMENT, GROWTH MANAGEMENT, AND THE
ESTABLISHMENT OF CERTIFICATES OF AFFORDABLE HOUSING CREDIT
APPROVALS FOR 834 W. HALLAM STREET, LOTS K& L,BLOCK 10,CITY AND
TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO.
Parcel 1D: 2 73 5123 04002
WHEREAS, the Community Development Department received an application from 834
W. Hallam Associates, LLC (Applicant), represented by Stan Clauson Associates, Inc., for the
following land use review approvals:
• Final Major Development pursuant to Land Use Code Section 26.415,
• Growth Management pursuant to Land Use Code Section 26.470,
• Certificates of Affordable Housing Credit pursuant to Land Use Code Section 26.540;
and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in
effect on the day of initial application, July 24, 2014, as applicable to this Project; and,
WHEREAS, pursuant to Chapter 26.304.060 of the Land Use Code, the Community
Development Director may combine reviews where more than one (1) development approval is
being sought simultaneously; and,
WHEREAS, the Aspen/Pitkin County Housing Authority's Board of Directors
considered the application for an Amendment at their scheduled meeting on June 21, 2017 and
provided a recommendation of approval, subject to conditions; and,
WHEREAS, the Aspen Community Development Department reviewed the proposed
Application and recommended continuation; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at a duly
noticed public hearing on July 12, 2017, during which time the recommendations of the '
Community Development Director and comments from the public were requested and heard by
the Historic Preservation Commission; and,
WHEREAS, during a duly noticed public hearing the Historic Preservation Commission
approved Resolution No. 14, Series of 2017, by a five to zero (5 - 0) vote, granting approval with
the conditions listed hereinafter.
NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII111111111Hill 1111IIII111111IIII Historic Preservation Commission
RECEPTION#:640805, R: $33.00, D: $0.00
DOC CODE: RESOLUTION Resolution No. 14, Series 2017
Pg 1 of 5, 08/21/2017 at 02:27:08 PM Page I of 5
Janice K. Vos Caudill, Pitkin County, CO
Section 1: Approvals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby grants Final Major Development, Growth
Management, and the Establishment of Certificates of Affordable Housing Credit approvals for
the project as presented to HPC on July 12, 2017, with the following conditions:
1. The project must include repair of all existing historic exterior materials and features,
including siding, doors, windows, and porch. All historic exterior materials and windows
shall be repaired and retained, unless determined by staff to be beyond salvage. Physical
evidence will be inspected on-site once the non-historic elements are demolished. A
preservation plan detailing all repair and restoration work shall be submitted to staff for
approval prior to building permit submittal. The preservation plan shall include the
following items, at a minimum:
a. Proposed material for the exposed foundation under the historic house, which
should be concrete or painted metal flashing.
b. Accurate reconstruction of the brick chimney, including the corbeled detail at the
top seen in historic photographs that has since collapsed.
c. Shop drawings of a new front door and all woodwork for the reconstructed front
porch, replicating the original design seen in historic photographs as closely as
possible.
d. Proposed material for the reconstructed front porch, which should be wood
decking, painted or stained.
e. Proposed locations and final cut sheets for new windows to be installed in the
historic building. The framing of the historic structure should be examined, as
well as historic photographs, to identify the exact location of original window
openings on the north and east fapades for restoration of these windows.
f. Proposed flashing, snow guards and gutters to be installed. Material shall be
galvanized or painted metal.
2. The west-facing historic dormer is not approved as a casement window. Historic
windows shall not be altered to achieve required egress.
3. The proposed asphalt shingle roofing material is not approved. Final selection of a wood
shingle roof material for the Victorian and an architectural shingle for the new
construction shall be reviewed and approved by staff and monitor.
4. Final siding material for the new construction shall be reviewed and approved by staff
and monitor.
5. The landscape plan is approved with the following exceptions:
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Resolution No. 14, Series 2017
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a. The proposed shrubs located between the historic resource and the streets shall be
removed. The proposed spruce trees in the northwest and southeast corners of the
property shall be a different planting type to be approved by staff and monitor.
b. The planting beds along the south and west side of the historic resource shall be
reduced in size and simplified. Final landscape for these areas shall be reviewed
and approved by staff and monitor. Any sprinklers shall be located a minimum of
two (2) feet away from the walls of the historic structure.
c. Provide a simple walkway running perpendicular from the street to the front entry
of the Victorian. Final selection of a light grey concrete, brick, or red sandstone
material shall be reviewed and approved by staff and monitor. The center
walkway shall be a different material to be approved by staff and monitor.
d. No stormwater features are permitted directly in front of the south or west facades
of the historic structure.
6. Excavation shall not occur within 15 feet of the cottonwood tree trunks along 8`h Street
and Hallam Street.
7. If any activity within the ditch easement compromises the integrity of the ditch, as
determined by the Si Johnson Ditch Company, the ditch shall be returned to pre-
construction condition prior to Certificate of Occupancy.
8. If a new transformer is required, final location shall be determined by Utilities, staff, and
monitor.
9. The building permit shall clearly label that all historic structural elements on the
perimeter of the historic building and roof will be preserved in place with any structure to
be added or removed reviewed by staff.
Additional conditions and variations included in Resolution No. 24, Series of 2016 (Conceptual
approval) and Ordinance No. 27b, Series of 2016 apply to an application for building permit.
Section 2: Affordable Housing Requirements
The project is approved for seven (7) affordable housing units to be designated as Category 4
units, based on current inventory supply and Pitkin County working household needs. The unit
types shall be as follows:
a. One 1-bedroom (1.75 FTEs)
b. Two 2-bedroom (4.5 FTEs)
e. Three 3-bedroom (9 FTEs)
d. One 4-bedroom (3.5 FTEs)
As represented in the application, the proposed units are granted a reduction in the Net Minimum
Livable Square Footage, pursuant to the APCHA Employee Housing Guidelines ("Guidelines");
therefore, the units meet the minimum square footage requirements utilizing the up to 20% allowed
reduction or as specifically accepted by APCHA. All units shall meet the requirements of the
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Resolution No. 14, Series 2017
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Guidelines regarding closets, kitchen appliances, etc. in place at the time of building permit. Each
affordable housing unit shall be individually metered for utilities.
This project is approved as rental units with the future option to convert to ownership units.
Depending on the type of tenancy (100% renter-occupied, 100% owner-occupied, or a mix of
renter-occupied and renter-occupied) the following conditions shall apply:
100% Rental Project:
1. Minimum occupancy in accordance with the Guidelines is required for all units.
2. All new tenants shall be approved by,APCHA in accordance with the Guidelines prior to
signing a lease and occupying the unit.
3. All leases shall be provided to APCHA and state the length of the lease, the amount of
rent, and signed by both the tenant and the landlord.
100% Ownership Project:
1. A Capital Reserve Study shall be provided to the homeowners' association (HOA) and to
APCHA by a certified reserve specialist at the time of sale of the property (either
individually or as a whole).
2. The developer shall obtain approval of all condominium documents and provide to APCHA
for review prior to acceptance. These shall include,but may not be limited to,the following:
a. Articles of Incorporation
b. By-Laws
c. Condominium Declaration
d. Condo Plat Map
e. Nine required governance policies required by the Colorado Common Interest
Ownership Act(CC1OA).
f. Budget
3. At the closing on all units, the developer shall provide to each new homeowner a binder that
will include, but may not be limited to,the following:
a. All condominium documents stated in#5 above;
b. All mechanical warranties, all warranties for appliances, etc.
Mixed Ownership/Rental Project:
1. All criteria stated under 100% Ownership Project shall apply to all ownership units.
2. All criteria stated under 100% Rental Project shall apply to all rental units.
3. The rental units shall not exceed 49% of the total units within the project.
4. One entity/owner shall not own more than 10% of the total units within the project.
Prior to a Certificate of Occupancy being issued for the completed project, deed restrictions for
the units that reflect the requirements of this Resolution shall be approved by the City Attorney
and APCHA and recorded.
Section 3: Certificates of Affordable Housing Credit
The project is approved for the establishment of Certificates of Affordable Housing Credits for
18.75 FTEs at a Category 4 rate. The Certificates shall be issued in accordance with Land Use
Code Chapter 26.540.
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Resolution No. 14, Series 2017
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Section 4•
This approval does not exempt the project from compliance with applicable zoning regulations
of the City of Aspen's Land Use Code, including, but not limited to Section 26.575.020,
Calculations and Measurements.
Section 5:
All material representations and commitments made by the. Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department and the Historic Preservation
Commission are hereby incorporated in such plan development approvals and the same shall be
complied with as if fully set forth herein, unless amended by other specific conditions or an
authorized authority.
Section 6:
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 7:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
FINALLY, adopted, passed and approved this 12"' day of July, 2017.
Approved as to for : Ap ro d as to c ntent:
— ZZ&� \1
Andrea ry , A tstant City Attorney i DeFranci Acting Chair
Attest:
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Nicole Henning, Deputy Cito Clerk
Historic Preservation Commission
Resolution No. 14, Series 2017
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