HomeMy WebLinkAboutresolution.hpc.044-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
(HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT
(FINAL), ON-SITE RELOCATION, AND VARIANCES FOR THE PROPERTY
LOCATED AT 216 E. HALLAM STREET, LOTS H, AND I, AKA LOTS N, AND
O, AND A PORTION OF VACATED ALLEY, BLOCK 71, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 44, 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 (Final), On-Site
Relocation, and Variances for the property located at 216 E. Hallam Street, Lots H and I
(also known as Lots N and O), and a portion of vacated alley, 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 26.415.070 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 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
WltEREAS, in order for HPC to grant tul 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
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 for HPC to grant setback variances, per Section 26.415.110.C of
the Municipal Code, HPC must make a finding 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, the application included a request for approval of on-site relocation of the
historic house. 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
Additionally~ 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 December 11, 2002, performed an
analysis of the application based on the standards, and recommended that the project be
approved with conditions; and
WHEREAS, at a regular meeting on December ! 1, 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 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC approves Major Development Review, On-site Relocation, and Variances for
216 E. Hallam Street, Lots H and I (also known as Lots N and O), and a portion of
vacated alley, Block 71, City and Townsite of Aspen, Colorado with the conditions listed
below:
1. The HPC hereby approves a 500 square foot FAR bonus, a 5 foot west sideyard
setback variance for the historic structure, a 4 foot east sideyard setback variance
for the historic structure, and a combined sideyard setback variance of 9 feet for
the historic structure.
2. Finalization of exact window and door locations and sizes will be determined
through demolition and discovery by removing the asphalt siding and the interior
plaster to expose framing evidence. All details of the restoration will be driven by
any photographic and physical evidence that is available and will be reviewed and
approved by HPC staff and monitor.
3. The applicant must submit a preservation plan with the building permit indicating
what original materials appear to still exist on the structure, and what treatments
will be used to retain them. HPC staff and monitor will conduct a meeting with
the contractor and architect at the site to determine how much can be salvaged,
and where replacement will be necessary.
4. Any original millwork that remains on the house will be retained and used as a
pattern for locations where woodwork must be recreated. HPC staff and monitor
will be provided with shop drawings to review and approve prior to the milling of
any new exterior woodwork.
5. The existing historic chimney will be carefully dismantled prior to relocation and
reassembled to maintain its original exterior appearance, to be reviewed and
approved by HPC staff and monitor.
6. The foundation of the historic house is to be concrete, with no stone veneer, since
none is visible in the 19th century photographs.
7. Cut sheets must be provided for all windows and doors that will be installed in the
historic house, to be reviewed and approved by HPC staff and monitor. All
lightwells shall be covered with grates, not surrounded by a railing.
8. A san~ple of the metal roofing to be used on the new building and the historic
house's garage must be submitted for review and approval by HPC
9. 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 chosen, 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.
10. A structural report demonstrating that the buildings can be moved and/or
information about how the house will be stabilized from the housemover must be
submitted with the building permit application.
11. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of
the structure must be submitted with the building permit application.
12. A relocation plan detailing how and where the buildings will be stored and
protected during construction must be submitted witb the building permit
application.
13. 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.
14. 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. HPC staff and
monitor must approve any changes to the landscape plan.
15. Information on all venting locations and meter locations not described in the
approved drawings shall be provided for review and approval by HPC staff and
monitor when the information is available.
16. 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.
17. 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 HPC staff and monitor.
18. There shall be no deviations fi'om the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor.
19. 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.
20. 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.
21. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
22. The applicant shall install a warning system that will alert pedestrians on Sheeley
Boulevard of any cars backing out from the subject property, to be approved by
HPC staff and monitor.
APPROVED BY THE COMMISSION at its regular meeting on the 1 lth day of
December, 2002.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERVATION COtV[MISSION
ATTEST:
Kathy Str~kfand,'Deputy City i~lerk