HomeMy WebLinkAboutresolution.hpc.030-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR VARIANCES RELATED TO A MAJOR
DEVELOPMENT FOR THE PROPERTY LOCATED AT 323 W. HALLAM
STREET, LOTS D AND E, BLOCK 43, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. 30, SERIES OF 2002
Parcel ID #: 2735-124-34-002
WItEREAS, the applicants, Peter Rispoli and Donna Dilanni, received Final
Development approval for the property located at 323 W. Hallam Street, Lots D and E,
Block 43, City and Townsite of Aspen on May 8, 2002; and
WItEREAS, the approved project was submitted for building permit, when it was
discovered that the setback and FAR variances needed to construct the project had been
miscalculated in some regards; and
WHEREAS, a new public notice was issued and a hearing scheduled so that HPC could
apply the criteria for variances and confirm that the proposal was still acceptable; and
WHEREAS, the following standards apply to an FAR bonus~ per Section 26.415.110.E:
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
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
WHERE~S, The criteria, per Section 26.415.110.C of the Municipal Code for setback
variances are as follows:
HPC must make a finding that the setback 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, Amy Guthrie, in her staff report dated July 24, 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 July 24, 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 6 to 0.
THEREFORE, BE IT RESOLVED:
That the HPC approves variances for the property located at 323 W. Hallam Street, Lots
D and E, Block 43, City and Townsite of Aspen, Colorado, with an amendment to the first
condition placed on the final approval:
I. HPC has granted a 1' rearyard setback variance, a 14'6" combined front and rear
yard setback variance, a 6' combined sideyard setback variance, a 3.2 foot west
sideyard setback variance for the existing house, a 2.25 foot west sideyard setback
variance for a small section of the proposed addition, and a 500 square foot FAR
bonus.
2. The crown moulding is to be removed from the windows on the new addition to
distinguish it fi'om 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 staff and 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 24th day
of July, 2002.
Approved as to Form:
Davi~ Hoefer, Ass~s~t ~ Attorney
Approved as to Content:
It~ff~ C~MISSION
Suza~ Reid, Chair/ ~
ATTEST:
KathynJtrickland, Chief Deputy Clerk