HomeMy WebLinkAboutresolution.hpc.017-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT FOR THE
PROPERTY LOCATED AT 323 W. HALLAM STREET, LOTS D AND E,
BLOCK 43, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 17, SERIES OF 2002
Parcel ID #: 2735-124-34-002
WHEREAS, the applicants, Peter Rispoli and Donna Dilanni, have requested Final
Development approval for the property located at 323 W. Hallam SWeet, Lots D and E,
Block 43, City and Townsite of Aspen; and
WtIEREAS, 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.
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 May 8, 2002 performed an analysis
of the application based on the standards and the "City of Aspen Historic Preservation
Design Guidelines," and recommended approval; and
WHEREAS, at a regular meeting held on May 8, 2002 the Historic Preservation
Commission considered the application, found the application to meet the standards and
the design guidelines, and approved the application with a vote of 5 to 0.
THEREFORE, BE IT RESOLVED:
That the HPC approves final development for the property located at 323 W. Hallam
Street, Lots D and E, Block 43, City and Townsite of Aspen, Colorado, with the following
conditions:
Page: I of 3
06/19/2002 01:04P
SILVIA DAVIS PITKIN COUNTY DO R 15.00 D 0,00
1. HPC has granted a 12 foot combined front and mar yard setback variance, a 3.2 foot
west sideyard setback variance for the existing location of the historic house, a 2.25
foot west sideyard setback variance for a small section of the proposed addition, and
a 405 square foot FAR bonus. (Granted at Conceptual approval.)
2. The crown moulding is to be removed from the windows on the new addition to
distinguish it from the original house.
3. Study some other treatment for the gable ends that does not match the historic
house. Consider using clapboard as the only siding material.
4. A cut sheet must be provided for all new windows in the project.
5. HPC staff and monitor must approve the type and location of all exterior lighting
fixtures.
6. With regard to the restored windows under the front porch, staff and monitor will
perform an inspection once the framing is exposed to confirm the original design
and discuss any patching of clapboards that will be required.
7. Confirm that the site plan represents all major landscaping that is to take place.
HPC is particularly concerned with planting large trees or shrubs in locations that
could damage the historic structure or block important public views of it.
8. 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.
9. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the existing house are to be removed as part of the
renovation.
10. 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.
11. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staffand monitor.
12. 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.
13. 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.
14. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
APPROVED BY THE COMMISSION at its regular meeting on the 8th day
of May, 2002.
Approved as to Form:
Da'~id Hoefer, Assistant-City Attorney
Page: 2 of ~1
06/19/2002 01:04P
SlLVI~ DAVIS PITKIN COUNTY CO R 15.00 0 0.00
Approved as to Content:
HISTORIC PRESERVATIO~C OMNIS SION
Kathy Stri~and, Chief Depn~ Clerk
R !.5.00 D 0.0e