HomeMy WebLinkAboutresolution.hpc.007-2004RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
(HPC) APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT
(CONCEPTUAL), PARTIAL DEMOLITION, ON-SITE RELOCATION AND
VARIANCES FOR THE PROPERTY LOCATED AT 334 W. HALLAM STREET,
LOTS K, L, AND M, BLOCK 42, CITY AND TOWNSITE OF ASPEN,
COLORADO
Parcel ID#: 2735-124-23-005
RESOLUTION NO. 7, SERIES OF 2004
WHEREAS, the applicants, Hayden and Louise Connor, represented by Poss
Architecture and Planning, have requested Significant Development (Conceptual), Partial
Demolition, On-Site Relocation, and Variances for the property located at 334 W. Hallam
Street, Lots K, L and M, Block 42, City and Townsite of Aspen, Colorado. The property
is listed on the "Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.415.010.C.5 of the Aspen Land Use Code and be in accordance with the "City
of Aspen Historic Preservation Guidelines in order for HPC to grant approval. The
review standards are below and the guidelines are on file in the Planning Office:
1.Standard: The proposed development is compatible in general design, scale, site
plan, massing and volume with designated historic structures located on the parcel
and with development on adjacent parcels when the subject site is in an "H,"
Historic Overlay District, or is adjacent to an historic landmark. For historic
landmarks where proposed development would extend into front yard, side yard
and rear yard setbacks, extend into the minimum distance between buildings on
the lot, exceed the allowed floor area by up to five hundred (500) square feet, or
exceed the allowed site covered by up to five (5) percent, HPC may grant
necessary variances after making a finding that such variation is more compatible
in character with the historic landmark and the neighborhood than would be
development in accord with dimensional requirements. In no event shall
variations pursuant to this Section exceed those variations allowed under Section
26.520.040(B)(2), for detached accessory dwelling units.
A floor area bonus will only be awarded to projects which in the opinion of the
HPC make an "outstanding preservation effort." Examples to be considered
would include the retention of historic outbuildings or the creation of breezeway
or com~ector elements between the historic resource and new construction. Lots
which are larger than 9,000 square feet and properties which receive approval
for a "historic landmark lot split" may also be considered for the bonus.
2. Standard: The proposed development reflects and is consistent with the character
of the neighborhood of the parcel proposed for development.
3. Standard: The proposed development enhances or does not detract from the
historic significance of designated historic structures located on the parcel proposed
for development or on adjacent parcels.
4. Standard: The proposed development enhances or does not diminish from the
architectural character or integrity of a designated historic structure or part thereof;
and
WHEREAS, all applications for partial demolition of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the Development Review Standards of
Section 26.415.010 of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1.Standard: The partial demolition is required for the renovation, restoration or
rehabilitation of the structure, or the structure does not contribute to the historic
significance of the parcel; and
2.Standard: The applicant has mitigated, to the greatest extent possible:
a. Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions.
b. Impacts on the architectural character or integrity of the structure or structures
located on the parcel by designing new additions so that they are compatible in
mass and scale with the historic structure; and
WHEREAS, all applications for on-site relocation of any structure included in the
Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an
"H" Historic Overlay district, must meet all of the following Development Review
Standards of Section 26.72.020(D)(2),(3), and (4) of the Aspen Land Use Code in order
for HPC to grant approval, namely:
1 .Standard: The relocation activity is demonstrated to be the best preservation
method for the character and integrity of the structure, and the historic integrity of
the existing neighborhood and adjacent structures will not be diminished due to
the relocation; and
2.Standard: The structure has been demonstrated to be capable of withstanding
the physical impacts of the relocation and m-siting. A structural report shall be
submitted by a licensed engineer demonstrating the soundness of the structure
proposed for relocation; and
3.Standard: A relocation plan shall be submitted, including posting a bond or
other financial security with the engineering department, as approved by the HPC,
to insure the safe relocation, preservation and repair (if required) of the structure,
site preparation and infrastructure connections. The receiving site shall be
prepared in advance of the physical relocation; and
WHEREAS, in order for HPC to grant a variance from the "Residential Design
Standards," according to Section 26.410 of the Muncipal Code, the HPC must find that:
A. The proposed design yields greater compliance with the goals of the Aspen area
Community Plan (AACP); or,
B. The proposed design more effectively addresses the issue or problem a given
standard or provision responds to; or,
C. The proposed design is clearly necessary for reasons of fairness related to unusual
site specific constraints; and
WHEREAS, in order to authorize a variance from the dimensional requirements of Title
26, the HPC shall make a finding that the following three (3) circumstances exist:
The grant of variance will be generally consistent with the purposes, goals,
objectives, and policies of the Aspen Area Community Plan and this Title;
and
The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
Literal interpretation and enforcement of the terms and provisions of this
Title would deprive the applicant of rights commonly enjoyed by other
parcels in the same zone district, and would cause the applicant
unnecessary hardship or practical difficulty. In determining whether an
applicant's rights would be deprived, the board shall consider whether
either of the following conditions apply:
a. There are special conditions and circumstances which are unique to
the parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result
from the actions of the applicant; or
Granting the variance will not confer upon the applicant any
special privilege denied by the Aspen Area Conununity Plan and
the terms of this Title to other parcels, buildings, or structures, in
the same zone district; and
WHEREAS, Amy Guthrie, in her staff report dated February 25, 2004, performed an
analysis of the application based on the "City of Aspen Historic Preservation Design
Guidelines," and recommended that it be approved on the finding that the review
standards for Significant Development (Conceptual), Partial Demolition, On-site
relocation, and Variances are met; and
WHEREAS, at their regular meeting on February 25, 2004, the Historic Preservation
Commission considered the application and the "City of Aspen Historic Preservation
Design Guidelines and found that the review standards for Significant Development
(Conceptual), Partial Demolition, On-site relocation, and Variances were met by a vote of
4to 0.
NOW, THEREFORE, BE IT RESOLVED:
That Significant Development (Conceptual), Partial Demolition, On-Site Relocation, and
Variances for the property located at 334 W. Hallam Street, Lots K, L and M, Block 42,
City and Townsite of Aspen, Colorado are approved with the following conditions:
1. HPC grants the following variances: an FAR bonus bringing the total allowable
floor area for the site to 4,580 square feet, a waiver of the Residential Design
Standard related to the west lightwell, and a variance to the method of calculating
height related to the west lightwell.
2. A structural report demonstrating that the Victorian can be moved and
information about how it will be stabilized must be submitted from the
housemover prior to building permit application.
3. The applicant must 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.
4. 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.
5. A relocation plan detailing how and where the building will be stored and
protected during construction must be submitted with the building permit
application.
6. 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.
A landscape plan, lighting, fenestration and detailing, selection of new materials,
and technical issues surrounding the preservation of existing materials will all be
addressed at Final Review.
For Final Review, indicate that the porch columns and brackets that have been
added to the west facing porch will be removed.
Create a storyboard describing the history of the building and the rehabilitation
project that will be undertaken, to be displayed in a location viewable to the
public during the construction process.
APPROVED BY THE COMMISSION at its regular meeting on the 25th day of
February, 2004.
Approved as to Form:
Davi~-Hoefer, As~ssta~t City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Jeff~Halferty, Chair
ATTEST:
Kathy Stricldand, Chief Deputy Clerk