HomeMy WebLinkAboutresolution.hpc.024-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION 0tPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
VARIANCES, AND ON-SITE RELOCATION FOR THE PROPERTY LOCATED AT
216 E. HALLAM STREET, LOTS D, E, H, AND I, AKA LOTS D, E, N, AND O, BLOCK
71, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 24, SERIES OF 2002
PARCEL ID: 2737-073-14-001
WHEREAS, the applicants, The Frost Property LLC, represented by Camilla Auger and Studio
B Architects, have requested Major Development Review (Conceptual), On-site Relocation, and
Variances for the property located at 216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N,
and O, Block 71, City and Townsite of Aspen, Colorado. The property is listed on the "Aspen
Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, Section 26.41.6:<070 of the Municipal Code states that "no building or structure
shall be erected, constructed, 'enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review; and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, the application included requests for variances. In order to grant setback variances,
according to Section 26.415.110.C of the Muncipal Code, the HPC must find that the variance:
a. Is similar to the pattern, features and character of the historic property or
district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or
architectural character of the historic property, an adjoining designated historic
property or historic district; and
WHEREAS, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find
that:
1. In selected circumstances the HPC may grant up to five hundred (500) additional square
feet of allowable floor area for projects involving designated historic properties. To be
considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines; and
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b. The historic building is the key element of the property and the addition is incorporated
in a manner that maintains the visual integrity of the historic building and/or
c. The work restores the existing portion of the building to its historic appearance; and/or
d. The new construction is reflective of the proportional patterns found in the historic
building's form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines the old and new portions of the building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
WHEREAS, in order to grant a parking reduction, per Section 26.415.110.C, the following
standard must be met:
The parking reduction and waiver of payment-in-lieu fees may be approved upon a
finding by the HPC that it will enhance or mitigate an adverse impact on the
historic significance or architectural character of a designated historic property, an
adjoining designated properO~ or a historic district; and
WHEREAS, the application included a request for approval of on-site relocation of the historic
house and barn. In order to approve Relocation of a historic structure, per Section 26.415.090.C,
the HPC must find that the proposal meets any one of the following standards:
1. It is considered a non-contributing element of a historic district and its relocation
will not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on
which it is located and its relocation will not have an adverse impact on the historic
district or property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method
given the character and integrity of the building, structure or object and its move
will not adversely affect the integrity of the historic district in which it was
originally located or diminish the historic, architectural or aesthetic relationships of
adjacent designated properties; and
Additionall¥~ for approval to relocate ali of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of
withstanding the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation,
repair and preservation of the building, structure or object including the
provision of the necessary financial security; and
WHEREAS, Amy Guthrie, in her staff report dated June 12, 2002, performed an analysis of the
application based on the standards, and recommended that the project be approved with
conditions; and
WHEREAS, at their regular meeting on June 12 2002, the Historic Preservation Commission
considered the application, found the application was consistent with the "City of Aspen Historic
Preservation Design Guidelines" and other applicable sections of the Municipal Code and
approved the application with conditions by a vote of 4 to 1.
NOW, THEREFORE, BE IT RESOLVED:
HPC approves Major Development Review (Conceptual), Variances, and On-site Relocation for
216 E. Hallam Street, Lots D, E, H, and I, aka Lots D, E, N, and O, Block 71, City and Townsite
of Aspen, Colorado with the conditions listed below.
1. The HPC hereby approves a waiver of one parking space, a 5' combined fi.om and rear
yard setback variance, a 2' west sideyard setback variance, a 7' combined sideyard
setback variance, and a 500 square foot FAR bonus on the front lot. A 2' west sideyard
setback variance and a 2' combined sideyard setback variance are approved for the rear
lot.
2. The HPC recommends that the Planning and Zoning Commission approve the
"Conditional Use" application for a duplex because the plan as proposed meets
preservation concerns and is compatible with the historic resource.
3. Finalization of window and door locations and other detailing will have to be determined
through demolition and discovery by removing the asphalt and the interior plaster to
expose flaming evidence and through photographic evidence if any becomes available.
This issue may wait until the time is appropriate to conduct the demolition work (which
may be after HPC has granted Final approval for the project), and then will require a site
inspection by the HPC and submittal and approval of drawings before a building permit
application may be submitted. Any information discovered through historic photographs
must be used to faithfully restore the house.
4. The current proposal must be restudied in regard to the entry. Neither entry porch or door
may be removed or changed unless they can be documented to be recent alterations.
5. A complete east elevation of the Frost house must be provided at the June 12th hearing.
6. The Frost House may be moved as proposed.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of June, 2002.
Approved as to Form:
~(~' ~' ~ssista}n~t ~ Attorney
Da~l~Hoefer,
Pe~e: 3 of- 4
R 20.ee D e.ee
Approved as to content:
HISTORIC iRESE~MISSION
ATTEST:
Kathy Strickland, Chief Deputy Clerk