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SILVIA DAVIS PITKIN COUNTY CO R 10.00 0 0.00
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL)
AND VARIANCES FOR THE PROPERTY LOCATED AT 403 WEST HALLAM
STREET, LOT I AND THE EAST HALF OF LOT H, BLOCK 36, CITY AND
TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 19, SERIES OF 2004
PARCEL ID: 2735-124-33-005
WHEREAS, the applicants, Mary Janss and Stan Gibbs, represented by Joede Schoeberlein of
Civic Forum, have requested Major Development (Conceptual) and Variances for the property
located at 403 W. Hallam Street, Lot I and the east half of Lot H, Block 36, 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 Conceptual 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, for approval of an FAR bonus, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, that:
a. The design of the project meets all applicable design guidelines; and
b. The historic building is the key element of the property and the
addition is incorporated in a manner that maintains the visual integrity of the historic building
and/or
c. The work restores the existing portion of the building to its historic appearance; and/or
d. The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines the old and new portions of the building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
WHEREAS, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, that the setback variance:
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a. Is similar to the pattern, features and character of the historic property or district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district; and
WHEREAS, for approval of a variance from the Residential Design Standards, HPC must
review the application, a staff analysis report and the evidence presented at a hearing to
determine, per Section 26.410.020.C of the Municipal Code, that the variance would:
1. Provide an appropriate design or pattern of development considering the context in which
the development is proposed and the purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting,
or a broader vicinity as the board feels is necessary to determine if the exception is
warranted; or
2. Be clearly necessary for reasons of fairness related to unusual site specific constraints;
and
WHEREAS, Amy Guthrie, in her staff report dated June 23, 2004, performed an analysis of the
application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Desigh Guidelines have been met, and recommended approval with
conditions; and
WHEREAS, at a special meeting on June 29, 2004, the Historic Preservation Commission
considered the application, found 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 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Conceptual) and Variances, per the
revised drawings reviewed on June 29, 2004, with the following conditions:
1. The front porch is to be constructed in the most historically accurate configuration.
2. HPC hereby grants the following variances: a 2 foot west sideyard setback reduction for
the new addition and a 5 foot rear yard setback reduction for the new addition. Subject to
confirmation by the Zoning Officer of the exact variances needed for the east lightwell as
represented on June 29, 2004, the HPC grants up to a 5 foot east sideyard setback
reduction, up to a 7 foot combined sideyard setback reduction and a variance from the
Residential Design Standards related to lightwells.
3. HPC hereby grants an FAR bonus of up to 350 square feet in order accommodate the
approved design and still leave a balance of 500 square feet available to use for two
TDR's. The bonus is not approved for additional construction beyond what is
represented in the approved plans.
4. 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
$[LVI~ O~V]$ PITKIN COUNTY CO R [6.0~t D 0.0e
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.
APPROVED BY THE COMMISSION at its regular meeting on the 29th day of June, 2004.
ApproX. Form: t
David'~Ioefer, Assistan~City Attorney
Approved as to content:
HISTOIIIC PRE~.,RVATION COI~_MISSION
Jeffre~r~, Chli~
~ath~ Str~and, Chief Depu~ Clerk