HomeMy WebLinkAboutresolution.hpc.012-2001l llllll lllll IIIIII 111111 IIIII IIII IIIIII III IIIII IIII IIII
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RESOLUTION NO. 12,
SERIES OF 2001
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING THE CONCEPTUAL REVIEW REQUEST FOR THE
CHRISTIANIA LODGE FOR 1) AN ON-SITE RELOCATION OF TWO PAN-
ABODES AND THE CALLAHAN CABIN; 2) THE DEMOLITION OF THE
EXISTING MAIN LODGE BUILDING ON THE CORNER OF FOURTH AND
MAIN STREETS, THE EXISTING FOUR-PLEX AND DUPLEX LOCATED AT
THE BACK OF THE SITE ON THE ALLEY, AND A ONE-STORY DARK
BROWN STRUCTURE LOCATED ON THE CORNER OF 5TM AND MAIN
STREETS; AND 3) THE CONSTRUCTION OF A NEW TRIPLEX, DUPLEX,
TWO FOURPLEXES AND A MAIN LODGE STRUCTURE FOR A PROPERTY
LOCATED AT 501 WEST MAIN STREET, LOTS A-I, BLOCK 31, CITY AND
TOWNSITE OF ASPEN, COLORADO
Parcel ID: 2 735-124-49-001
WHEREAS, the applicant, LLC/Austin Lawrence Partners, LLC, represented by
Mitch Haas, is requesting Conceptual Review approval for 1) an On-site Relocation of
two pan-abodes and the Callahan Cabin; 2) the Demolition of the existing main lodge
building on the corner of Fourth and Main Streets, the existing fourplex and duplex
located at the back of the site on the alley, and a one-story dark brown structure located
on the comer of 5th and Main Streets; and 3) the Construction of a new triplex, duplex,
two fourplexes and a main lodge structure for the Christiania Lodge, a property located at
501 West Main Street, Lots A-I, Block 31, City and Townsite of Aspen.
WHEREAS, the property is currently listed as a Historic Landmark on the City
of Aspen's Inventory of Historical Sites and Structures; and
WHEREAS, the Community Development Department determined the
Conceptual Review application for 1) an On-site Relocation of two pan-abodes and the
Callahan Cabin; 2) the Demolition of the existing main lodge building on the comer of
Fourth and Main Streets, the existing fourplex and duplex located at the back of the site
on the alley, and a one-story dark brown structure located on the comer of 5th and Main
Streets; and 3) the Construction of a new triplex, duplex, two fourplexes and a main
lodge structure for the Christiania Lodge, a property located at 501 West Main Street,
Lots A-I, Block 31, City and Townsite of Aspen met the applicable review standards, and
recommended approval with conditions; and
WHEREAS, at a public hearing, which was legally noticed and held at a regular
meeting of the Historic Preservation Commission on March 28th, 2001, at which time the
HPC considered and found the application to meet the review standards, and approved 1)
an On-site Relocation of two pan-abodes and the Callahan Cabin; 2) the Demolition of
the existing main lodge building on the comer of Fourth and Main Streets, the existing
fourplex and duplex located at the back of the site on the alley, and a one-story dark
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brown structure located on the comer of 5th and Main Streets; and 3) the Construction of
a new triplex, duplex, two fourplexes and a main lodge structure for the Christiania
Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City and
Townsite of Aspen met the applicable review standards, and recommended approval with
conditions by a vote of five to zero (5 to 0).
WHEREAS, the Aspen Historic Preservation Commission has reviewed and.
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Director, the applicable referral agencies, and has taken and considered public
comment at a public hearing; and
WHEREAS, the Aspen Historic Preservation Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan; and
WHEREAS, the Aspen Historic Preservation Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the requests for 1) an On-site Relocation of two pan-abodes and the Callahan Cabin; 2)
the Demolition of the existing main lodge building on the comer of Fourth and Main
Streets, the existing fourplex and duplex located at the back of the site on the alley, and a
one-story dark brown structure located on the comer of 5th and Main Streets; and 3) the
Construction ora new triplex, duplex, two fourplexes and a main lodge structure for the
Christiania Lodge, a property located at 501 West Main Street, Lots A-I, Block 31, City
and Townsite of Aspen is approved with the following conditions:
That the applicant shall submit a demolition plan, as part of the building
permit plan set upon receiving Final Approval, indicating exactly what areas
of the historic Callahan Cabin are to be altered as part of the renovation;
That the applicant shall submit a preservation plan, as part of the building
permit plan set upon receiving Final Approval, indicating how the existing
materials, which are to be retained, will be restored. The requirement is to
retain/repair all original materials and replicate only those that are determined
by HPC staff and monitor to be beyond salvage;
That no elements are to be added to the historic house that did not previously
exist outside of approval granted by the HPC and no existing exterior
materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor;
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4. That the HPC staff and monitor must approve the type and location of all
exterior lighting fixtures;
5. That there shall be no deviations from the exterior elevations as approved
without first being reviewed and approved by HPC staff and monitor;
That the preservation plan described above, as well as the conditions of
approval will be required to be printed on the cover sheet of the building
permit plan set and all other prints made for the purpose of construction;
That the applicant shall be required to provide the contractor with copies of
the HPC Final Review Resolution applicable to this project. The contractor
must submit a letter addressed to HPC staff as part of the building permit
application indicating that all conditions of approval are known and
understood and must meet with the Historic Preservation Officer prior to
applying for the building permit;
8. That the General Contractor and/or Superintendent shall be required to obtain
a specialty license in historic preservation prior to receiving a building permit;
That all representations made by the applicant in the application and during
public meetings with the Historic Preservation Commission shall be adhered
to and considered conditions of approval, unless otherwise amended by other
conditions;
I0. That the applicant agrees that any restoration has to comply to the UCBC
1997 version;
11.
That the applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department; and
12.
That the applicant agrees that prior to issuance of a Certificate of Occupancy,
the applicant shall sign a sidewalk, curb and gutter construction agreement (if
applicable) and pay the applicable recording fees;
13.
That the applicant will provide the Community Development Department and
HPC with an agreement regarding actions taken to mitigate for any potential
impacts on the site as a result of this land use request with the City of Aspen
Parks Department prior to Final Review before HPC;
14. That the applicant shall comply with the Universal Conservation Building
Code;
15. The applicant shall be required, as a condition of this conceptual approval
from the HPC, to conduct such an analysis / structural report by a licensed
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engineer demonstrating the soundness of the structures proposed for
relocation as part of the Final Review which shall be submitted to the
Community Development Department as part of the Final Review
Application;
16.
The applicant shall be required to submit to the Community Development
Department a relocation plan including posting a bond or other financial
security approved by HPC with the engineering department, to insure the safe
relocation, preservation, and repair (if required) of the structure, site
preparation and infrastructure connections as part of the Final Review
Application; and
17.
That the applicant restudy the roof lines of the proposed new fourplex located
on the back of the site on the alley adjacent to the main lodge as part of this
conceptual review and present the restudied design during the request for
Final Review approval. In addition, if the applicant chooses, the applicant may
return to the HPC prior to the Final Review public hearing to present restudied
designs of this building in a work session format.
Section 2:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public heating or
documentation presented before 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 an authorized entity.
Section 3:
This Resolution shall not effect 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 4:
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.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of
March, 2001.
Approved as to Form:
Dav Ho~efer,~Assis~ant~ity Attorney
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HISTORIC PRESERVAT~O~MISSION
St~ ~/~e~d, Chair
ATTEST:
Kathy Stricklal~d, Deputy City Clerk