HomeMy WebLinkAboutresolution.hpc.026-2006
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
DEMOLITION, RELOCATION, VARIANCES, ON SITE PARKING WAIVER FOR THE
PROPERTY LOCATED AT 320 WEST HALLAM STREET, LOTS NAND 0, BLOCK
42, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 26, SERIES OF 2006
PARCEL ID: 2735-124-00-221.
WHEREAS, the applicant, Argent Wood LLC, represented by Mitch Haas of Haas Land
Planning, LLC and Derek Skalko of I Friday Design Collaborative has requested Major
Development (Conceptual), Variances, and an Onsite Parking Waiver for the property located at
320 West Hallam Street, Lots N and 0, Block 42, Uhl Historic Landmark Lot Split, 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 Conceptual 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, in order to authorize a demolition, according to Section 26.415.080, Demolition of
designated historic properties, it must be demonstrated that the application meets anyone of the
following criteria:
a. The property has been determined by the city to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in
Aspen, or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance, and
Additionallv. for approval to demolish. all ofthe followinl!: criteria must be met:
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a. The structure does not contribute to the significance of the parcel or historic
district in which it is located, and
b. The loss of the building, structure or object would not adversely affect the
integrity of the historic district or its historic, architectural or aesthetic relationship
to adjacent designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation
needs of the area; 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.IIO.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, for approval of parking reductions, HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.4l5.110.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
WHEREAS, Sara Adams, in her staff report dated September 27th, 2006, 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 September 27, 2006, 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 5 to O.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends approval for Major Development (Conceptual), Demolition,
Relocation, Variances, and an Onsite Parking Waiver for the property located at 320 West
Hallam Street, Lots N and 0, Block 42, Uhl Historic Landmark Lot Split, City and Townsite of
Aspen, Colorado, as proposed with the following conditions;
I. Restudy the height of the front(south) elevation proposed for the new detached residence
to create a better relationship with the height of the front porch eave.
2. The front porch will be opened and restored to its original design.
3. The applicant will remove the non-historic shed dormer on the south elevation.
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4. The following setback variances are granted: 5' rear yard setback variance for the
Victorian; 2' rear yard setback variance and 2' east side yard setback for the new
detached residence; and a 5' combined side yard setback variance.
5. A waiver of one onsite parking space is granted.
6. The Victorian will be relocated I' east of its original location and will maintain its current
orientation to Hallam Street.
7. The height of the Victorian and porch will remain unchanged when the house is relocated.
8. The chimney will be documented and dismantled, and sound bricks will be reused in the
reconstruction of the chimney to mimic its original form.
9. Demolition of the non-historic rear addition on the Victorian and the three rear sheds is
approved.
10. A structural report demonstrating that the building can be moved and/or information
about how the house will be stabilized from the house mover must be submitted with the
building permit application. The applicant must provide information as to whether or not
the existing floor structure will be maintained and the pro's and con's of the decision for
review and approval by staff and monitor.
11. 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.
12. A relocation plan detailing how and where the building will be stored and protected
during construction must be submitted with the building permit application.
13. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 27th day of September
2006.
Approved as to Form:
~~ )~
Dav' Hoefer, Assistant ity Attorney
Approved as to content:
HI~TORIC PRESERVATIO COMMISSION
~
J ffrey alferty, Chair
I .
AlfTEST:
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Kathy StrIckland, Chief Deputy Clerk