HomeMy WebLinkAboutresolution.hpc.045-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT AND
VARIANCES FOR THE PROPERTY LOCATED AT 101 E. HALLAM STREET,
LOT A AND THE WEST 4.86 FEET OF LOT B, AND 105 E. HALLAM STREET,
THE EAST 25.14 FEET OF LOT B AND THE WEST 8 FEET OF LOT C, BLOCK
65, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID#2735-124-37-001& 2735-124-3%002
RESOLUTION 045, SERIES OF 2001
WHEREAS, the applicants, Jim and Patricia Gorman, represented by Mary Holley, have
requested Final Development approval and Variances for the property located at 101 E.
Hallam Street, Lot A and the west 4.86 feet of Lot B, and 105 E. Hallam Street, the east
25.14 feet of LOt B and the west 8 feet of LOt C, Block 65, City and Townsite of Aspen.
The properties have both been listed on the "Inventory of Historic Sites and Structures";
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 vadatinns 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, Amy Guthrie, in her staff report dated October 10, 2001, performed an
analysis of the application based on the standards, and recommended approval of the
project; and
WHEREAS, at their regular meeting on October 10, 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 by a vote of 4 to 2.
NOW, THEREFORE, BE IT RESOLVED:
That Final Development and Variances for the property located at 101 E. Hallam Street,
Lot A and the west 4.86 feet of LOt B, Block 65, City and Townsite of Aspen and 105 E.
Hallam Street, the east 25.14 feet of Lot B and the west 8 feet of Lot C, Block 65, City and
Townsite of Aspen be approved with the following conditions:
1. The HPC has granted the following variances: a .5 foot west side yard variance for
the existing house, a 5 foot east side yard variance to build in the location of the
existing shed, a 3.5 foot west sideyard variance for new construction (the linking
element), a 5.5 foot combined sideyard setback variance, a 9.4 foot combined
fi'ont and rear yard setback variance, a 5 foot rear yard setback variance, and
waiver of one parking space.
2. The HPC hereby grants the following variances for the shed on 105 E. Hallam
Street, in the event that the board agrees that it must be reconstructed due to
conditions that cannot be forseen at this time: a rear yard setback variance of 5 feet
and a west sideyard setback variance of 5 feet to allow it to be rebuilt in its current
location.
3. Information on all venting locations and meter locations shall be provided for
review and approval by staff and monitor when the information is available.
4. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the shed are to be removed.
5. No elements are to be added to the historic house 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.
6. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
7. There shall be no deviations fi'om the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
8. 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.
9. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
10. The applicant shall provide a plan for the active protection and shoring of the shed
on 105 E. Hallam. This plan, as well as thorough documentation of the existing
shed, including photographs and measured drawings, will be required prior to
issuance of building permit.
11. The applicant shall provide the City with a written agreement between themselves
and the owner of 105 E. Hallam Street describing that measures that will be taken
to protect the half of the shed that it is hoped can be preserved, and the manner in
which any damage that may occur shall be corrected.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of
October, 2001.
Approved as to Form:
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Su~an~'l~eid, Chair '
ATTEST:
Kathy Strleldand, Chief Deputy Clerk