HomeMy WebLinkAboutresolution.hpc.042-2005RESOLUTION OF THE ASPEN HISTORIC pRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) AND A
VARIANCE FOR THE PROPERTY LOCATED AT 710 NORTH THIRD STREET,
UNIT A, LOT I & 2 BLOCK 102 OF HALLAM'S ADDITION, CITY AND TOWNSITE
OF ASPEN, COLORADO
RESOLUTION NO. 42, SERIES OF 2005
PARCEL ID: 2735-121-27-002
WHEREAS, the applicant, Suzanne Leydecker, represented by Rally Dupps of Consortium
Architects and Mitch Haas of Haas Land Planning, LLC, has requested Major Development
(Final) and Variances for the property located at 710 North Third Street, Unit A, Lot 1 & 2 Block
102 of Hallam's Addition, 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 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, 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:
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 October 26, 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 October 26, 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 with conditions by a vote of 4 to 0.
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NOW, THEREFORE, BE 1T RESOLVED:
That HPC hereby approves Major Development (Final) and a Variance for the property located at
710 North Third Street, Unit A, Lot 1 & 2 Block 102 of Hallam's Addition, City and Townsite of
Aspen, Colorado with the following conditions:
1. HPC previously granted the necessary setback variances to legalize the historic house in
its existing location.
2. HPC previously granted a waiver of the "Residential Design Standards" for the location
of the lightwell and the garage on Third Street.
3. HPC previously granted a waiver of one on-site parking space.
4. HPC previously granted a front yard setback variance for the proposed new garage, and
grants an 8 foot south sideyard setback variance as well.
5. The applicant is to remove the two parking spaces occupied by Unit A on Gillespie
Street, and the curb cut, and restore the grass prior to issuance of a "Certificate of
Occupancy." The remaining spaces are allocated to Unit B.
6. The sidewalk and driveway should be made of different materials to avoid the curb cut
seeming to be excessively wide.
7. Staff recommends that input be sought from the Parks Department related to new trees at
the front of the site, and that the design be reviewed with the applicant, staff, and monitor,
in more detail.
8. HPC staff and monitor must review and approve the finish and color of the stained Yvood
on the new addition.
9. 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.
10. HPC staff and monitor must approve the type and location of exterior lighting fixtures by
reviewing a plan prior to wiring, purchasing, or installing the fixtures.
11. All lightwells around the historic house and addition must be covered with grates.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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.
17. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
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APPROVED BY THE COMMISSION at its regular meeting on the 26th day of October
2005.
Approved as to Form:
David Hoefer, ~.ssistant~ity Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
jeff re'i?~xx
ATTEST:
.
Kathy Strict~and, Ch~
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