HomeMy WebLinkAboutresolution.hpc.031-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
RECOMMENDING COUNCIL APPROVAL OF AN APPLICATION FOR MAJOR
DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 635 W. BLEEKER
STREET, LOTS A-C, BLOCK 24, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 31, SERIES OF 2002
PARCEL ID: 2735-124-44-001
WHEREAS, the applicants, Randall mad Allison Bone, represented by Consortium Architects,
have requested approval for Major Development Review (Final) for the property located at 635
W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado. The property is
listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, Section 26.415.070 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 Final 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, Amy Guthrie, in her staff report dated July 24, 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 July 24, 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 6 to 0.
NOW, THEREFORE, BE IT RESOLVED:
HPC recommends council approves Major Development Review (Final) 635 W. Bleeker Street,
Lots A-C, Block 24, City and Townsite of Aspen, Colorado with the conditions listed below:
The HPC hereby approves a 500 square foot FAR bonus, waiver of one parking space for
Lot A, a five foot rear yard setback variance and a five foot west sideyard setback
variance for the existing historic garage, and a variance from the method for calculating
the floor area for the historic garage so that it receives the typical exemption despite the
fact that it is not accessed from the alley.
2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in
the future, and this results in there being sufficient open area to provide a parking space,
the space will have to be installed, after approval of a site plan by the Historic
Preservation Officer, within 6 months of the date that the trees are removed.
3. On-site relocation of the house is not approved, but temporary relocation to install a
basement under the house in its existing location is approved if the applicant provides a
structural report demonstrating that the buildings can be moved and/or information about
how the house will be stabilized from the housemover, a bond or letter of credit in the
mount of $30,000 to insure the safe relocation of the structure, and a relocation plan
detailing how and where the building will be stored.
4. A cut sheet must be provided for any new windows to be installed in the historic building.
6. HPC recommends that most of the mature lilacs on the property be preserved (and pruned
if desired) if possible.
5. HPC staff and monitor must approve a plan for the type and location of all exterior
lighting fixtures prior to wiring, installation or purchase of them. The light fixtures must
comply with the "City of Aspen Historic Preservation Design Guidelines" and the "City
Lighting Code."
6. 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, before their installation.
7. No elements are to be added to the historic house that did not previously exist, other than
what is approved by HPC. No existing exterior materials other than what has been
specifically approved herein may be removed without the approval of staff and monitor.
8. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor.
9. 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.
10. 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.
11. 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:
Dav~'-~ Hoefer, Ass~staffi C~ty Attorney
Approved as to content:
HI~~OMMISSION
Suz~nnah Reid, Chair ~
ATTEST:
Kathy Stnckland, Chief Depnty Clerk