HomeMy WebLinkAboutresolution.hpc.014-2004 Page: I o+' 3
05/28/2004 09:55A
5ILVIA DAVIS PITKIN COUNTY CO R 10,00 D 0.00
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR
THE PROPERTY LOCATED AT 811/819 E. HOPKINS, LOTS C-F, BLOCK 31,
CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 14, SERIES OF 2004
Parcel ID #: 2737-182-08-032
WHEREAS, Tom and Darlyn Fellman, represented by Rally Dupps, Consortium
Architects, and Mitch Haas, Haas Land Planning, LLC, have requested Major
Development approval (Final) for the property located at 811/819 E. Hopkins, Lots C-F,
Block 31, City and Townsite of Aspen, Colorado; 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.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 April 14, 2004, performed an
analysis of the application based on the standards, and recommended the application be
approved; and
WHEREAS, at a regular meeting held on April 14, 2004, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application by a vote of 3 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That the HPC approves Major Development (Final) for the property located at 811/819 E.
Hopkins, Lots C-F, Block 31, City and Townsite of Aspen, Colorado finding that the
review standards are met, with the following conditions:
1. HPC has granted the following variances: a 3' front yard setback variance for the
miner's cottages, an 8'6" rear yard setback variance for the relocated shed, and a
rear yard setback variance of up to 5' for the new house, a waiver of one parking
space for 81 t E. Hopkins, and a 7% reduction of the open space requirement.
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SILVIR D~qVIS PlTKIN COUNTY CO R ~0,00 D 0.00
2. Field evidence must be used by the applicant, staff and monitor to guide final
determinations about fenestration on all sides of the miner's cottages and shed, in
addition to the historic roof pitches on the front porch and lean-to addition on 819
E. Hopkins.
3. Any original doors and windows that remain on the miner's cottages or shed must
be preserved, and cut sheets will be required for any approved new doors or
windows, to be approved by staff and monitor.
4. The new roof material on both the 819 and 811 E. Hopkins houses should be cut
cedar shingles and not shakes. A sample of the metal roof material must be
reviewed and approved by staff and monitor.
5. The new foundations on the miner's cottages and shed should be exposed concrete
or painted metal flashing.
6. Staff and monitor shall review the shed to determine whether or not it can be
moved as an intact building. If it appears that it must be dismantled, that
recommendation will be referred back to the full board for approval.
7. The location of the blue spruce trees on the west side of 819 E. Hopkins is of
concern and is subject to review and approval by staff and monitor.
8. A structural report demonstrating that the three buildings can be moved and
information about how they will be stabilized must be submitted from the
housemover prior to building permit application.
9. The applicant must provide HPC staff and monitor with a plan for how the
housemover proposes to lift the buildings, for review prior to submittal of a
building permit. The approach chosen, whether it be to move the houses 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 letter of credit to insure the safe relocation of the structures must be submitted
with the building permit application. The guarantee must be in the amount of
$75,000, based on HPC's standard practice of requiring $30,000 per primary
building and $15,000 per outbuilding.
11. A relocation plan detailing how and where the buildings will be stored and
protected during construction must be submitted with the building permit
application.
12. The applicant must submit a preservation plan with the building permit indicating
what original materials appear to still exist on the structure, and what treatments
will be used to retain them.
13. HPC staff and monitor must approve any changes with regard to the type and
location of exterior lighting fixtures by reviewing a plan prior to wiring,
purchasing, or installing the fixtures.
14. Information on all venting locations and meter locations shall be provided for
review and approval by staff and monitor when the information is available, prior
to any installation activities.
15. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the existing house are to be removed as part of the
renovation.
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$ILVIA D~VIS PITKIN COUNTY CO R 1E.00 D 0.00
16. No elements are to be added to the historic buildings 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 14th day of
April, 2004.
Approved as to Form:
Davi~ Itoef~r, Assis~nt (~ty Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTES~Jeffrey lferty, (~h ~r