HomeMy WebLinkAboutresolution.hpc.025-2004 SILVIA DAVIS PITKIN COUNTY CO R 11 .00 D 0.00
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) 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. 25, 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 (Final) 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 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 August 11, 2004, 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 recommended approval with
conditions; and
WHEREAS, at their regular meeting on August 11, 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 with
conditions by a vote of 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Final) with the following conditions:
The front porch is to be constructed in the most historically accurate configuration.
At Conceptual, HPC granted 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.
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3. At Conceptual, HPC granted 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. The paved area on the east side of the restored front porch is to be reduced in size, to be
reviewed and approved by staff and monitor.
5. Eliminate the proposed new lightpost in front of the house. All light fixtures and their
locations are to be reviewed and approved by staff and monitor.
6. Re-install the old front door that has been found in storage and construct the second front
door to match it.
7. Siding on the new addition shall be as represented at the Final Review hearing.
8. 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. Retain any original materials that can be salvaged.
9. 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.
10. 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.
11. 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.
12. 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.
13. 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.
14. The conditions of approval will be required to be primed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
15. 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.
16. 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 11th day of August,
2004.
App~ Form: t
Davi~Hoefer, Assi~ta~t'~ity Attorney
Approv~ as to content:
Jeffrey ~, Chai~ ~
Kathy Stri~kland, Chief Deputy Clerk