HomeMy WebLinkAboutresolution.hpc.013-2004RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
(HPC) APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT
(FINAL) 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. 13, SERIES OF 2004
WHEREAS, the applicants, Hayden and Louise Connor, represented by Poss
Amhitecture and Planning, have requested Significant Development (Final) 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 the National Register of Historic Places;" 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:
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
connector 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.
Pa~e: 2 of'
05/28/2004
SILVIA Df:IVIS PlTKIN COUNTY CO R 1~.~0 O 0.~
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, Amy Guthrie, in her staff report dated April 14, 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 (Final) are met; and
WHEREAS, at their regular meeting on April 14, 2004, the Historic Preservation
Commission considered the application and the "City of Aspen Historic Preservation
Design Guidelines and found that the review standards fbr Significant Development
(Final) were met by a vote of 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That Significant Development (Final) for the property located at 334 W. Hallam Street,
Lots K, L and M, Block 42, City and Townsite of Aspen, Colorado is 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.
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 ho~v and where the building will be stored and protected
during construction must be submitted with the building permit application.
6. 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.
7. Relocate the fireplace flue that is proposed to be near the south gable end of the house
back as far as possible, to be reviewed and approved by staff and monitor prior to
issuance of a building permit.
8. Clarify that there are not alterations proposed for the historic ditch on the City right-
of-way.
9. Eliminate the fence from the proposal or restudy it with staff and monitor to
determine where enclosure is actually needed or whether a wood picket fence is
acceptable.
Parle: 3 of 3
05/28/2004 09:551~
SILVIA DAVIS PlTKIN COUNTY DO R 16.00 D 0.00
10. A sample of the roof materials must be reviewed and approved by staff and monitor.
11. 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.
12. 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.
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, or the full board.
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.
20. The storage cabinet that exists on the west porch can be retained, however staff and
monitor must review and approve the siding material prior to building permit.
APPROVED BY THE COMMISSION at its regular meeting on the 14th day of
April, 2004.
Approved as to Form:
David Hoefer, Ass~stan~ City Attorney
Approved as to c~ent:
,ISTORI~C_ PI~SER~'ATION COMMISSION