HomeMy WebLinkAboutresolution.hpc.014-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE
PROPERTY LOCATED AT 513 W. SMUGGLER STREET, LOTS E, F, AND G,
Block 27, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 14, SERIES OF 2002
Parcel ID #: 2735-124-10-002
WHEREAS, the applicant, Drew Harman, represented by Harry Teague Architects, has
requested Final Development approval for the property located at 513 W. Smuggler
Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado; 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:
o
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.
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 fi.om
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 structm-e or
part thereof; and
WHEREAS, Amy Guthrie, in her staffreport dated April 24, 2002 performed an analysis
of the application based on the standards, and recommended the application be approved
with conditions; and
WHEREAS, at a regular meeting held on April 24, 2002, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application by a vote of 6 to 0.
THEREFORE, BE IT RESOLVED:
That the HPC approves final development for the property located at 513 W. Smuggler
Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado, finding that
the review standards are met, with the following conditions:
1. The roof on the historic house is to be wood shingles.
2. Provide a cut sheet for any new wood windows or doors that must be installed
on the outside of the historic house for review by staff and monitor.
3. Confirm what paving material will be used for the front sidewalk.
4. Confirm that the site plan represents all major landscaping that is to take
place.
5. HPC has granted a 10 foot rear yard setback variance, a 20 foot combined
front and rear yard setback variance, and a 500 square foot FAR bonus.
6. Provide a structural report demonstrating that the buildings can be moved
and/or information about how the house will be stabilized from the
housemover.
7. Provide a bond or letter of credit in the amount of $30,000 to insure the safe
relocation of the structure.
8. Provide a relocation plan detailing how and where the building will be stored.
9. 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.
10. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the historic house are to be removed as part of the
renovation.
11. Submit a preservation plan, as part of the building permit plan set, indicating
what materials on the exterior of the house are historic, and how those 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.
12. 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.
13. HPC staff and monitor must approve the type and location of all exterior
lighting fixtures.
14. There shall be no deviations from the exterior elevations as approved without
first being reviewed and approved by HPC staff and monitor.
15. 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.
16. 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.
17. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
Page: 2 o{' 3
APPROVED BY THE COMMISSION at its regular meeting on the 24th day
of April, 2002.
Approved as to Form:
David'~loefer, Assistant Cit~ Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
Suza~
ATTEST:
Kathy Stricl(.land, Chief Deputy Clerk