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HomeMy WebLinkAboutresolution.hpc.002-2003RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL), FOR THE PROPERTY LOCATED AT 533 W. FRANCIS STREET, LOTS A-C, BLOCK 28, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 2, SERIES OF 2003 PARCEL ID: 2735-124-25-001 WHEREAS, the applicant, David Gibson, represented by Haas Land Planning, LLC, has requested approval for Major Development (Final) Review for the property located at 533 W. Francis Street, Lots A-C, Block 28, 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 tbr 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 WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated January 8, 2003, performed an analysis of the application based on the standards, developed findings based on the applicable review criteria, and recommended that the project be approved with conditions; and WHEREAS, at their regular meeting on January 8, 2003, the Historic Preservation Commission considered the application, found the application was consistent with the 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 the application For Major Development (Final) for the property located at 533 W. Francis Street, Lots A-C, block 28, City and Townsite of Aspen, Colorado with the following conditions The HPC has approved a 500 square foot FAR bonus, a 4'west sideyard setback variance, a 2.5' east sideyard setback variance, a 6.5' combined sideyard setback variance, and a 15' combined front and rear yard setback variance. These variances pertain to Lot 1, which contains the historic house. 2. Restudy the design of the 42' fence at the northeast corner of Lot 1, for approval by staff: 3. Restudy the landscape plan for approval by Staff' and monitor. This should include minimizing the curving character of the planting beds, making the west sidewalk straight, eliminating junipers as a plant material around the base of the old house, eliminating the boulder on the west, and eliminating the bollard lights in front of the old house. No work can be done in the City right-of-way without a permit being issued by the Engineering Department. 4. Install a grate, rather than a railing on the northeast lightwell. 5. Remove the cupola on the addition and study more ways to distinguish this element as new construction, for approval by Staff and monitor. 6. 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. 7. 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. 8. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structures must be submitted with the building permit application. 9. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 10. 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. 11. The existing historic chimney will be carefully dismantled prior to relocation and reassembled to maintain its original exterior appearance. l 2. 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. 13. 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. 14. 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. 15. 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. 16. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 17. 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. 18. 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. 19. 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 8th day of January, 2003. Approve~s t~o Form: David'Hoefer, Assistant Clty Attorney Approved as to content: H IST/~L~~SION Rall~ Dupp~,/G~air '~ / '// ' - ATTEST: /I~athy S~rickiand, Chief Dep~ Clerk $ILVI~ DAVIS PITKIN COUNTy C 01/17/2003 0! :153p R 16.00 D 0.00