HomeMy WebLinkAboutresolution.hpc.008-2005RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR RELOCATION 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. 8, SERIES OF 2005
PARCEL ID: 2735-124-33-005
WHEREAS, the applicants, Mary Janss and Stan Gibbs, represented by Joede Schoeberlein of
Civic Forum, have requested Relocation and Variances for the property located at 403 W. Hallam
Street, Lot 1 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, in order to approve relocation, according to Section 26.415.090.C, Relocation of a
Designated Property, it must be determined that:
1. It is considered a non-contributing element of a historic district and its relocation will
not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which
it is located and its relocation will not have an adverse impact on the historic district or
property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given
the character and integrity of the building, structure or object and its move will not
adversely affect the integrity of the historic district in which it was originally located or
diminish the historic, architectural or aesthetic relationships of adjacent designated
properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that ~he building, structure or object is capable of withstanding
the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security; and
WHEREAS, tbr 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:
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, Amy Guthrie, in her staff report dated February 23, 2005, 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 February 23, 3005, 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 6 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Relocation and Variances for 403 W. Hallam Street, Lot I
and the east half of Lot H, Block 36, City and Townsite of Aspen, Colorado with the following
conditions:
1. A structural report demonstrating that the building can be moved and/or information
about how the house will be stabilized from the housemover must be submitted with the
building permit application.
2. 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.
3. A relocation plan detailing how and where the buildings will be stored and protected
during construction must be submitted with the building permit application.
4. A mock-up of the new stone foundation must be provided for review and approval by
staff and monitor. Photographs and other documentation of the existing foundation must
be completed before it is disassembled and the existing stone shall be salvaged if
possible.
5. The new foundation must be detailed so that the outer surface of the stone veneer aligns
with the frame wall above it.
6. HPC hereby grants a west sideyard setback variance to allow the historic house to sit 3
feet from the property line.
APPROVED BY THE COMMISSION at its regular meeting on the 23ra day of February,
2005.
Ap to For :
Dav['d Hoefer, Assistant C~ity Attorney
Appro)ed as toqcontent:
Je~/~y Halferty, Chair
AT~,/ ~ ~
l~a~thy St~c~and, Chief Deputy Clerk S XLVi;q DAVISPITKIN COUNTy CO I![ ?lllO0
508119
Pa~e: 2 of' Z
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