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Home My WebLink Aboutresolution.hpc.015-1998HPC Resolution Page 1 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR THE PROPERTY LOCATED AT 920 WEST HALLAM STREET, ASPEN, COLORADO, FOR: PARTIAL DEMOLITION, ON-SITE RELOCATION, SIGNIFICANT DEVELOPMENT (CONCEPTUAL) WITH VARIANCES TO THE INDIVIDUAL AND COMBINED SIDE YARD SETBACK AND SITE COVERAGE REQUIREMENTS, AND RESIDENTIAL DESIGN VARIANCES; AND RECOMMENDING APPROVAL FOR AN HISTORIC LANDMARK LOT SPLIT. RESOLUTION No. /S WHEREAS the applicant, Aspen Historic Cottages, LLC., represented by architects Gleun Rappaport and Ron Robertson, has requested approval o£an Historic Landmark Lot Split, a Partial Demolition, an On-Sito Relocation, a Significant Developmen~ (Conceptual) with variances, and variances from the Residential Design Standards for the property locatod at 920 West Hallam Street. The property is a designated historic landmark (Ordinance No. 23, Series of 1998); and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet: the Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant Significant Development (Conceptual) approval; Section 2&72.020(C) of the Aspen Land Use Code in order for the HPC to grant Partial Demolition approval; Section 26.72.020(E) of the Aspen Land Use Code in order for the HPC to grant On-Sito Relocation approval; Section 26.88.030(A)(2) and (5), Section 26.100.050(A)(2)(e), and Section 26.72.010(G) of the Aspen Land Use Code in order for the HPC recommend Historic Landmark Lot Split approval; and, Section 2&22.010 of the Aspen Land Use Code in order for the HPC to grant variances from the Residential Design Standards; and WHEREAS, the Community Development Department recommended approval of the aforementioned requests with conditions; and WHEREAS, a legally noticed public hearing was held at a regular meeting of the Historic Preservation Commission on July 8, 1998, at which the Commission: approved with conditions the requests for Partial Demolition, and On-Site Relocation; recommended approval with conditions of the request for Historic Landmark Lot Split; and continued the Off-Site Relocation, Significant Development (Conceptual), and Residential Design Standards variance requests to August 12, 1998, by a vote of seven to zero (7-0); and WItEREAS, at a cgntinued public hearing of the Historic Preservation Commission on August 12, 1998, the HPC continued the Off-Site Relocation request indefinitely, and approved with conditions the Significant Development (Conceptual) including specific variances from the individual and combined side yard setback and site coverage requirements, and specific variances from the Residential Design Standards. H?C Resolution Page 2 NOW, THEREFORE, BE IT RESOLVED THAT: Section 1: The HPC hereby recommends that the City Council grant approval for an Historic Landmark Lot Split at 920 West Hallam Street with the following conditions: A. The approvals contained herein shall of no fome unless and until the proposed Historic Landmark Designation is granted final approval by the adoption of an ordinance to that affect by City Council. B. A subdivision plat and subdivision exemption agreement shall be reviewed and approved by the Community Development and Engineering Departments and recorded in the office of the Pitkin County clerk and recorder within one hundred eighty (180) days of final approval by City Council. Failure to record the plat and subdivision exemption agreement within the specified time limit shall render the plat invalid and reconsideration of the plat by City Council will be required for a showing of good cause. As a minimum, the subdivision plat shall: (1) Meet the requirements of Section 26.88.040(D)(2)(a) of the Aspen Municipal Code; (2) Contain a plat note stating that development Of new residences shall be required to mitigate for affordable housing pursuant to Section 26.100.050(A)(2)(c) of the Municipal Code; (3) Contain a plat note stating that the lots contained therein shall be prohibited from applying for further subdivision and any development of the lots will comply with the applicable provisions of the Land Use Code in effect at the time of application. (4) The easterly parcel (Lot A) will be assigned an allowable FAR of 1,854 square feet. The westerly parcel (Lot B) will be assigned an allowable FAR of 2,354 square feet (plus the potential for an HPC granted FAR bonus of up to 500 square feet). The information contained in the two previous sentences will need to be included on the plat, as a plat note. C. As a minimum, the subdivision exemption agreement shall include the elements outlined in Section 26.88.050 of the Aspen Municipal Code, and shall meet the recording and timing requirements described in Section 26.88.030(A)(2)(e). D. Prior to issuance of a Certificate of Occupancy on either lot, the applicant shall sign a sidewalk, curb and gutter construction agreement and pay the applicable recording fees. E. All material representations made by the applicant in this application and during public hearings with the Historic Preservation Commission and/or City Council shall be adhered to and shall be considered conditions of approval, unless otherwise amended by a Board/Commission having authority to do so. HPC Resolution Page 3 Section 2: That the HPC hereby approves, with regard to the property at 920 West Hallam Street, a Partial Demolition as proposed and an On-Site Relocation with the following conditions: A. Either prior to Final review or with building permit application, the applicant shall demonstrate that the structures to be moved are capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure · proposed for relocation; and, B. Either prior to Final review or with building permit application, a relocation plan shall be submitted, including posting a bond or other financial security with the engineering departmenh as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall~ be prepared in advance of the physical relocation. Section 3: That the HPC hereby approves the Conceptual Significant Development request for 920 West Hallam Street with the following conditions: A. A variance from the minimum side yard setbacks of five (5) feet to allow for two (2) foot side yard setbacks on both sides of Lot B for the lightwells (the walls of the structures would meet the five foot setback requirement); B. A variance from the combined side yard setback requirement of twenty-three (23) feet to allow for a combined Side yard setback of seven (7) feet on Lot B; C. A variance from the maximum site coverage requirement of thirty-five (35) percent (2,666 square feet) to allow for a site coverage of thirty-seven (37) percent; D. The ability to make revisions in order to comply with the volume provision of the Residential Design Standards where variances have not been granted; E. Approval of this Conceptual Development Plan shall not constitute final approval of significant development or permission to proceed with development. This approval shall constitute only authorization to proceed with a development application for a final development plan. Application for a final development plan meeting the requirements of Section 26.72.010(F)(4) shall be filed within one (1) year of the date of this conceptual development plan approval. Unless an extension is granted by the HPC, failure to file such final application shall render null and void the approval of this conceptua! development plan. F. All material representations made by the applicant in this application and during public hearings with the Historic Preservation Commission shall be adhered to and · ' HPC Resolution Page 4 shall be considered conditions of approval, unless otherwise amended by an entity have the authority to do so. Section 4: That the ItPC hereby approves the following variances from the "Volume' provision (26.58.040(F)(12)) of the Residential Design Standards: A. For the new structure on Lot B: the two small (2' x 2') square windows on the south elevation~s taller gable and the one in the dormer shall be allowed as proposed, as will the window in the dormer of the east elevation, and the small square window in the dormer of the west elevation; the single square window on the frontmost wall of the south elevation shall be eliminated or redesigned to comply with the volume standard; and B. For the new structure on Lot A: the two small (2' x 2') square windows highest up on the south elevation's taller gable shall be allowed as proposed; the windows on the frontmost wall of the south elevation shall not extend beyond nine feet above the floor height. APPROVED BY THE COMMISSION at its regular meetings on the 8th day of July, 1998, and the 12th day of August, 1998. ~ APPROVED AS TO FORM: Damn , '-- ~ y APPROVED BY THE HISTORIC PRESERVATION COMMISSION: Suz~ ATTEST: athy Str~kland, Chief De~uty'Clerk