HomeMy WebLinkAboutresolution.hpc.020-2003 11/26/2003 09:
SILVIA DAVIS PlTKIN COUNTY co R 16.00 D 0.00
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTY LOCATED AT 135 E. COOPER AVENUE, LOTS H AND I AND THE
EASTERLY 5 FEET OF LOT G, BLOCK 70, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. 20, SERIES OF 2003
PARCEL ID: 2735-131-04-003
WHEREAS, the applicant, Chris Pat Aspen LLC, represented by Gibson Architects, has
requested Major Development Review (Final) for the property located at 135 E. Cooper Avenue,
Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. 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 Final 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.4.b 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 October 22, 2003, performed an analysis of'
the application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and reconunended approval; and
WHEREAS, at their regular meeting on October 22, 2003, the Historic Preservation
Commission considered the application, fotmd the application was consistent with the review
standards and "City of Aspen Historic Preservation Design Guidelines" and approved the
application by a vote of 4 to 1.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Final approval for the proposed project at 135 E. Cooper Avenue, as
represented on October 22, 2003, with the following conditions:
1. HPC grants the following variances: a 3' west sideyard setback variance for the new
addition only, a 1.5' east sideyard setback variance, an 8'rear yard setback variance for
the residential unit along the alley, a 3' rear yard setback variance for the new garage and
a 500 square foot FAR bonus.
2. A single window may be added on the south elevation, lower level of the historic house,
with the design to be approved by staff and monitor.
3. Eliminate the triangular fixed skylight shown in the plans reviewed on October 22, 2003.
4. The gas fireplaces being added in the historic house are to be vented into a lightwell, the
details of which are to be reviewed m~d approved by staff and monitor.
5. A steel fence of the same design as is proposed for the deck railing on the connector may be
installed along the rear lot line, in the southeast comer. This fence is not to exceed 42" in
height.
6. Restudy the treatment of the exposed foundation around the new hot tub in order to be more
consistent with guideline 1.13, to be reviewed and approved by staff and monitor.
7. A search for historic photographs of this house is to be undertaken in order to determine
what the ohginal chimney looked like, and if there was ornamental cresting on the roof.
The results of the search and a plan to restore the original condition to the extent possible
will be reviewed and approved by staff and monitor.
8. A structural report demonstrating that the Victorians can be moved and/or information
about how they will be stabilized must be submitted from the housemover with the
building peimit application.
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 bond or letter of credit in the amount of $40,000 to insure the safe relocation of the
structures must be submitted with the building permit application.
11. A relocation plan detailing ho~v and where the building will be stored and protected
during construction must be submitted with the building permit application.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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 22'° day of October,
21}03.
Approved as to Form:
Dab, id Hoefe~,, Assistant City Attorney
Approved as to content:
HII FORIC. xP~RESERVATION COMMISSION
Jef e~alferty, Chair
AT :
Kathy Striel~land, Chief Deputy C)erk