HomeMy WebLinkAboutresolution.hpc.013-2003RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL)
AND VARIANCES FOR THE PROPERTY LOCATED AT 320 W. HALLAM STREET,
LOT P, BLOCK 42, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 13, SERIES OF 2003
PARCEL ID: 2737-073-14-001
WHEREAS, the applicant, Judy Haas, represented by Derek Skalko, 1 Friday Design
Collaborative, has requested Major Development Review (Conceptual) and Variances for the
property located at 320 W. Hallam Street, Lot P, Block 42, 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 Conceptual 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, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, 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, for approval of parking reductions, HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, that:
1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by
the HPC that it will enhance or mitigate an adverse impact on the historic significance or
architectural character of a designated historic property, an adjoining designated property or a
historic district; and
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SILVIA DAVIS PITKIN COUNTY CO R 11.00 D 0.00
WHEREAS, Amy Guthrie, in her staff report dated May 28, 2003, 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 May 28, 2003, 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 3 to 0.
NOW, THEREFORE, BE IT RESOLVED:
Tl~at HPC hereby grants Major Development (Conceptual) and Variance approval with the
following conditions:
1. HPC approves a 1.5' side yard setback variance for the east side yard to accommodate a
bay window on the addition, a 3.6' side yard setback variance for the west side yard if it
is needed for the lightwell, a rear yard setback variance of 2.5' and a combined front and
rear yard setback variance of 3.5' to allow the addition to be pushed back from the
historic cabin, and a waiver of one parking space.
2. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty' (30) days prior to the expiration date.
3. Windows and skylights will be evaluated at Final review.
4. Revise the connector piece between the old and new construction so that it slips under the
eave of the existing Pan Abode roof.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of May, 2003.
Approved as to Form:
David Hoefer, Assistayt City Attorney
~ ~roved as to content:
~)RIC~RESERVATION COMMISSION
Jcl ~Halferty, Chair
A~T_.~,gT: _ / ~
Kathy Stri/:kland, Chief Deputy Clerk