HomeMy WebLinkAboutresolution.hpc.024-2005RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) AND
VARIANCES FOR THE PROPERTY LOCATED AT 629 WEST SMUGGLER STREET,
LOT A AND THE WEST ½ OF LOT B, BLOCK 21, CITY AND TOWNSITE OF ASPEN
RESOLUTION NO. 24, SERIES OF 2005
PARCEL ID: 2735-124-09-001
WHEREAS, the applicants, Robert and India Wardrop, represented by 1 Friday Design
Collaborative have requested Major Development Review (Final) and Variances for the property
located at 629 W. Smuggler? Lot A and the west ½ of Lot B, Block 21, City and Townsite of
Aspen; 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 Commtmity Development Director and approved in accordance with the procedures
established tbr 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, fbr 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 Mtmicipal Code, that the setback variance:
a. ls similar to the pattern, tbatures 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, fbr approval of parking reductions, 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:
1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by
the HPC that it will enhance or mitigate an adverse impact on the historic significance or
architectural character of a designated historic property, an adjoining designated property or a
historic district: and '
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WHEREAS, Sara Adams, in her staff' report dated June 22, 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 xvere met, and recommended approval with conditions;
and
WHEREAS, at their regular meeting on June 22, 2005, 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 3 to 0.
NOW, THEREFORE, BE IT RESOLVED:
HPC grants approval for Major Developmem Review (Final) and Variances for 629 W. Smuggler,
Lot A and 'the west 'A of Lot B, Block 21, City and Townsite of Aspen with the following
conditions:
1. The applicant must submit a detailed landscape for approval by staff and monitor and
conduct a study of historic maps and/or photographs to determine the historic location of
the walkway(s) to the historic house.
2. 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. The lighting fixtures need to comply with City Municipal Code.
3. Approval must be granted by HPC monitor or staff before any original windows are
replaced.
4. The shape and location of the small window located on the east side of the Victorian
House will be investigated and approved by staff and HPC monitor during demolition to
determine whether it is historic and needs to be retained.
5. The applicm~t is permitted to add only one new opening either on the west or on the north
side of the historic shed. Staff and monitor must be notified if the size, shape, and/or
location of the window differ from the plans presented at Final Review.
6. The applicant must submit a detailed restoration plan for historic material with the
building permit indicating what original materials appear to still exist on the structure,
what treatments will be used to retain them, and which materials need to be replaced.
7. If no historic material exists beneath the aluminum siding on the historic house, then the
exposure of the new wood clapboard must receive approval by HPC monitor or Staff.
8. 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.
9. 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.
10. There shall be no deviations from the exterior elevations or materials as approved without
first being reviewed and approved by HPC staff and monitor, or the full board.
11. 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.
12. 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 thc building permit application indicating that all conditions of
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approval are known and understood and must meet with thc Historic Preservation Officer
prior to applying for the building permit.
13. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
14. The material palette will be reviewed for simplification of texture with staffand monitor.
15. A waver fbr one on-site parking space is granted.
16. The following setback variances are granted: up 6.33' along the west property line for a
lightwell, up to 5' along the east property line for a lightwell, up to a 0' combined
si&yard setback at the rear of the property.
17. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any fhilure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, fhilure to properly record all plats and agreements required to be
recorded, as specified hereim ~vithin 180 days of the effective date of the development
order shall also result in the tbrfeiture of said vested property rights and shall render the
development order void ~vithin the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved, site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the lbllowing fbnn:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 629 West Smuggler Street.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 22nd day of June,
2005.
Approved as to Form:
Davi~Hoefer, Assistant ~ity Attorney
Approved as to content:
H~TORIC PRESERVATION COMMISSION
Jeff~rty, Chair
/ldaihy Striclef~nd, Chief Dc!,u~y ~l~erk
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