HomeMy WebLinkAboutresolution.hpc.027-2005SILVIA DAVIS PITKIN COUNTY CO R 16.00 D 0.00
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) FOR THE
PROPERTY LOCATED AT 470 N. SPRING STREET, LOT 2, BLOCK 4, OKLAHOMA
FLATS ADDITION TO THE CITY AND TOWNSITE OF ASPEN, ALONG WITH A
METES AND BOUNDS PARCEL, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 27, SERIES OF 2005
PARCEL ID: 2737-073-08-002
WHEREAS, the applicants, Dennis and Andrea Young, represented by Lipkin Warner Design
Partnership, have requested Major Development Review (Final) for the property located at 470
N. Spring Street, Lot 2, Block 4, Oklahoma Flats Addition to the City and Townsite of Aspen,
along with a metes and bounds parcel, Aspen, Colorado. The property is listed on the "Aspen
Inventory of Historic Landmark Sites and Structures;" 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.4.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, Sara Adams, in her staff report dated July 27, 2005 performed an analysis of the
application based on the standards, and recommended that the project be approved with
conditions; and
WHEREAS, at their regular meeting on July 27, 2005, the Historic Preservation Commission
considered the application, found the application was consistent with the "City of Aspen Historic
Preservation Design Guidelines" and other applicable sections of the Municipal Code 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:
1. Staff and monitor must be notified if there is evidence in the framing that relates to the
location, size, and proportion of the windows on the historic structure.
2. The material of the windows on the historic building and any new front porch railings
must be wood.
3. The posts on the west and east faqade of the new construction are to be simplified.
4. The round window of the new addition will be altered to a shape that is more in character
with the Victorian era, to be reviewed by Staff and HPC monitor.
5. The molding around the large double hung window and the window above it on the
primary historic fagade will reflect that of the 1968 photograph.
6. Exterior doors must be approved by HPC staff and monitor before purchase or
installation.
7. Fish scale shingles in the south gable of the historic house will be restored as per the
historic 1968 photograph.
8. The exposure of the clapboard siding on the historic structure will be between 4" and 6".
9. The applicant must submit a detailed landscape for approval by staff and monitor.
10. 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.
11. 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.
12. 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.
13. 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.
I4. 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.
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.
17. The applicant shall be required to finalize all necessary lot line adjustments before any
building permit will be issued for this development.
18. 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 failure 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, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within 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
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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 following form:
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: 470 North Spring 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 27th day of July, 2005.
Approved as to Form:
David l~oef~r, Assistant C~{y Attorney
Approved as to content:
HISI 'ORIC PRESERVATION COMMISSION
Jeffr~ Ialferty, Chair
ATTE5 :
Kathy Sffickland, Chief Deputy Clerk