HomeMy WebLinkAboutresolution.hpc.017-2003RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTY LOCATED AT 304 W. HALLAM STREET, LOT P, BLOCK 42, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 17, SERIES OF 2003
PARCEL ID: 2735-124-00-222
WHEREAS, the applicant, Judy Haas, represented by Derek Skalko, 1 Friday Design
Collaborative, has requested Major Development Review (Final) for the property located at 304
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 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 9, 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 July 9, 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 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Major Development (Final) approval with the following conditions:
HPC has approved 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 sample of the roof material, and details of how it will be installed to match the existing
condition must be reviewed and approved by staff and monitor.
3. Cut sheets of the proposed replacement windows, and confirmation that they match all
dimensions of the existing windows as closely as possible, must be reviewed and
approved by staff and monitor.
4. The proposed new skylight on the Pan Abode is not approved.
5. A structural report demonstrating that the Pan Abode can be moved and/or information
about how the house will be stabilized from the housemover must be submitted w/th the
building permit application.
6. 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.
7. 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.
8. A relocation plan detailing how and where the building will be stored and protected
during construction must be submitted with the building permit application.
9. 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.
10. HPC staff and monitor must approve any changes with regard to the type and location of
exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the
fixtures.
11. 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.
12. 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.
13. 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.
14. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
15. 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.
16. 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.
17. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
011/04/2003 11
$Ik~/II~ D¢IVI$ PlTKIN COUNTY C0 R 16.00 0 0.00
APPROVED BY THE COMMISSION at its regular meeting on the 9th day of July, 2003.
Approved as to Form:
Davi'd~ Ito~er, Assistant ~ity Attorney
Approved as to content:
HIS~C PRE~E~ATION COMMISSION
Kathy Stri~an~, Chief Deputy Clerk