HomeMy WebLinkAboutresolution.hpc.032-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT AND
TEMPORARY RELOCATION FOR THE PROPERTY LOCATED AT 610 W.
SMUGGLER STREET, LOT Q, BLOCK 20, CITY AND TOWNSITE OF ASPEN,
COLORADO
PARCEL ID//2735-124-05-010
RESOLUTION NO. 32, SERIES OF 2001
WHEREAS, the applicant, Richard Wax, represented by Dave Gibson, has requested
Final Development and Temporary Relocation for the property located at 610 W.
Smuggler, Lot Q, Block 20, City and Townsite of Aspen, Colorado. The property is a
designated landmark; and
WHEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
Standard: The proposed development is compatible in general design, massing
and volume, scale and site plan with designated historic structures located on the
parcel and with development on adjacent parcels when the subject site is in a "H,"
Historic Overlay District or is adjacent to an Historic Landmark. For historic
landmarks where proposed development would extend into front yard, side yard and
rear yard setbacks, extend into the minimum distance between buildings on the lot,
exceed the allowed floor area by up to five hundred (500) square feet, or exceed the
allowed site covered by up to five (5) percent, HPC may grant necessary variances
after making a finding that such variation is more compatible in character with the
historic landmark and the neighborhood than would be development in accord with
dimensional requirements. In no event shall variations pursuant to this Section
exceed those variations allowed under Section 26.520.040(B)(2), for detached
accessory dwelling units, and
2. Standard: The proposed development reflects and is consistent with the
character of the neighborhood of the parcel proposed for development.
Standard: The proposed development enhances or does not detract from the
historic significance of designated historic structures located on the parcel
proposed for development or on adjacent parcels.
Standard: The proposed development enhances or does not diminish from the
architectural character or integrity of a designated historic structure or part
thereof; and"
WHEREAS, no approval for temporary relocation shall be granted unless HPC finds that
the following standards of Section 26.415.010.E.9'are met:
Standard: The structure has been demonstrated to be 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
Standard: A relocation plan shall be submitted, 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. The receiving site shall be
prepared in advance of the physical relocation; and
WHEREAS, Amy Guthrie, in her staff report dated July 25,2001, 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 July 25, 2001, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and
approved the application, with conditions, by a vote of 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That Final Development and Temporary Relocation for the property located at 610 W.
Smuggler, Lot Q, Block 20, City and Townsite of Aspen, Colorado be approved with the
following conditions:
1. The HPC has approved a 3'7" rear yard setback variance and a 7'3" combined
front and rear yard setback variance.
2. The three historic windows, one on the east, one on the south, and one on the
west, must be retained and may not be altered, other than necessary repairs
approved by staff and monitor.
3. The new windows that have been approved for the historic house must be wood,
not clad.
4. Provide a structural report demonstrating that the buildings can be moved and/or
information about how the house will be stabilized from the housemover.
5. Provide a bond or letter of credit in the amount of $30,000 to insure the safe
relocation of the structures.
6. Provide a relocation plan detailing how and where the buildings will be stored.
7. Information on all venting locations and meter locations not described in the
approved drawings shall be provided for review and approval by staff and monitor
when the information is available.
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8. Submit a demolition plan, as part of ~e_ building permit plan set, indicating
exactly what areas of the historic house and barn are to be removed as part of the
renovation.
9. Submit a preservation plan, as part of the building permit plan set, indicating how
the existing materials, which are to be retained, will be restored. The requirement is
to retairffrepalr all original materials and replicate only those that are determined by
HPC staff and monitor to be beyond salvage.
10. No elements are to be added to the historic house or barn that did not previously
exist. No existing exterior materials other than what has been specifically approved
herein may be removed without the approval of staff and monitor.
11. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
12. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
13. 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.
14. The applicant shall be required to provide the contractor with copies of the HPC
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.
15. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
16. All new windows on the historic house will have a different size trim (2x.)
17. Rally Dupps will be the project monitor.
APPROVED BY THE COMMISSION at its regular meeting on the25th day of July,
2001.
Approved as to Form:
Dav}d Itoefer, Assistan~'City Attorney
Approved as to content:
H~~OMMISSION
S~za~/~a Reid, Chair
Kathy Strie~and, Chief Deputy Clerk