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HomeMy WebLinkAboutresolution.hpc.043-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 640 N. THIRD STREET, LOTS 4, 5, AND 6 (LESS THE SOUTHERLY 3.2 FEET OF LOT 6), BLOCK 102, HALLAM'S ADDITION TO THE CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #43, SERIES OF 2002 Parcel ID: 2735-121-08-002 WHEREAS, the applicants, Jim and Gae Daggs, represented by Charles Cunniffe Architects, have requested Major Development Review (Final) for the property located at 640 N. Third Street, Lots 4, 5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado. The property is listed on the "Inventory of Historic Sites and Structures; 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 26.415.010.c.5 of the Aspen Land Use Code (in effect at the time of application) 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. For historic landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the minimum distance between buildings on the lot, exceed the allowed floor area by up to five hundred (500) square feet, or exceed the allowed site covered by up to five (5) percent, HPC may grant necessary variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood than would be development in accord with dimensional requirements. In no event shall variations pursuant to this Section exceed those variations allowed under Section 26.520.040(B)(2), for detached accessory dwelling units, and 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 Page: 2 of 4 01/17/2003 02:01P SILVIA DAVIS PITKIN COUNTY DO R 21 .00 D 0,00 WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated December 11, 2002, performed an analysis of the application based on the standards, and recommended approval of the project; and WHEREAS, at their regular meeting on December 11, 2002, the Historic Preservation Commission considered the application, found the application to meet the standards, and to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of 4 to 2. NOW, THEREFORE, BE IT RESOLVED: That HPC grants approval for Major Development (Final) for the property located at 640 N. Third Street, Lots 4, 5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and Townsite of Aspen, Colorado with the following conditions: 1. The HPC has granted a 5' rear yard setback variance and 500 square foot floor area bonus. 2. The HPC has granted a waiver from the maximum footprint requirement for ADU bonuses. 3. Eliminate the shed dormers over the front gable unless it is found, during construction, that they are part of the original framing. 4. Clarify the design for the deck railing. Materials are subject to staff and monitor approval. 5. Use a more historically sympathetic material for the siding and roof on the connecting element between the historic structure and the new addition. Materials are subject to staff and monitor approval. 6. Use of more historically appropriate landscaping materials in the yard surrounding the historic structure. Pull the north patio back from the front of the house. The landscape and patio plan surrounding the historic structure is subject to staff and monitor approval. 7. Reduce the size of the lightwell on the southeast side of the historic structure, and use a grate (if protection is necessary) not a railing. The plan for this lightwell is subject to staff and monitor approval. 8. Restudy the new windows and north door on the historic house. Theses doors and windows are subject to staff and monitor approval. 9. Provide an elevation that depicts the exterior impact of the staircase on the front window. Give every consideration to a redesign or slight relocation of this element. The staircase plan is subject to staff and monitor approval. 10. Provide detail on the new roof (where the cold roof is being replaced.) The new roof is subject to staff and monitor approval. 11. Provide a design for any new fencing. 12. Provide a structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover. 13. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures. 14. Provide a relocation plan detailing how and where the buildings will be stored. 15. A cut sheet must be provided for all new windows and doors on the historic structures. 16. HPC staff and monitor must approve the type and location of all exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 17. Confirm that the site plan represents all major landscaping that is to take place and what the material for the sidewalks to the historic structures will be. 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. The landscape plan is subject to staff and monitor approval. 18. 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. 19. 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. 20. 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. 21. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 22. 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. 23. 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. 24. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 25. HPC recommends the applicant consider displaying a storyboard on-site during construction to explain the history of the property and the restoration process to the passerby. 26. The applicant will provide HPC staff and monitor with a plan for how the housemover proposes to lift the building, for review prior to submittal of a building permit. The approach chose, whether it be to move the house with its original floor system, or without, must be demonstrated to result in the removal of the least amount of historic exterior materials, and the least damage to the building possible. APPROVED BY THE COMMISSION at its regular meeting on the llth day of December, 2002. Approved as to Form: Davi~ Hoefer, Assistant l~ity Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Rally'DuP/l~r~ Chair / ~ ! v ATTEST: Kathy Strickland, Chief Deputy Cl~rk