HomeMy WebLinkAboutresolution.hpc.035-2006
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) AND
VARIANCES FOR THE PROPERTY LOCATED AT 320 WEST HALLAM AVENUE,
LOTS NAND 0, BLOCK 42, UHL HISTORIC LANDMARK LOT SPLIT, CITY AND
TOWNSITE OF ASPEN, COLORADO
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Jr:lNICE K vas Cl=lUDILL PITKIN COUNTY CO R 21.00
RESOLUTION NO. 35, SERIES OF 2006
PARCEL In: 2735-124-00-221.
WHEREAS, the applicants, Argent Wood LLC, represented by Mitch Haas of Haas Land
Planning, LLC and Derek Skalko of I Friday Design Collaborative, have requested Major
Development Review (Final) and Variances for the property located at Lots N and 0, Block 42,
Uhl Historic Landmark Lot Split, City and Townsite of Aspen, Colorado. The property is listed on
the "Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, Section 260415.070 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 2604I5.070.Do4.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 2604I5.110.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, for approval of Residential Design Standard variances, the HPC must review the
application, a staff analysis report and the evidence presented at a hearing to determine, per
Section 2604IO.020.D of the Municipal Code, that the setback variance:
a. Provide an appropriate design or pattern of development considering the context in which the
development is proposed and the purpose of the particular standard. In evaluating the context as
it is used in the criteria, the director may consider the relationship of the proposed development
with adjacent structures, the immediate neighborhood setting, or a broader vicinity as the director
feels it necessary to determine ifthe exception is warranted; or,
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b. The proposed design is clearly necessary for reasons offairness related to unusual site specific
constraints; and
WHEREAS, Sara Adams, in her staff report dated November 15,2006 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 November 15, 2006, 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 O.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Final) and Variances with the
following conditions:
I. HPC hereby grants a waiver from the Residential Design Standards related to windows.
2. HPC hereby grants a variance of 3 feet on the combined distance between buildings, in
addition to the variances previously approved at Conceptual.
3. The new window on the west wall ofthe Victorian is approved with the condition that no
historic openings arc discovered along the west elevation during construction.
4. Replacement of any historic window units must be reviewed in the field prior to final
authorization to do so.
5. Apply shingles to the west facing dormer on the historic house.
6. The historic turned porch post should be replicated as closely as possible to maintain the
overall character of this feature. It is appropriate to replicate missing historic features in
this manner.
7. Pull the lightwell (smaller size presented at meeting on November 15,2006) from the
corner of the east fayade and bay window (kitchen area), and relocate it: Two options
discussed were to center it beneath the double hung windows on the east fayade or move
it to the west fayade or move it to the north side of the bay window on the east elevation-
to be reviewed by staff and monitor prior to construction.
8. 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.
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. No elements are to be added to the historic house that did not previously exist. No
existing exterior materials other than what has been specifically approved herein may be
removed without the approval of staff and monitor.
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 ofthe 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.
18. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of tocee (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
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: 320 West Hallam Street
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval ofthe 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
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JANICE K VOS CAUDILL PITKIN COUNTY CO R 21.00 0 0.00 .
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 15th day of November
2006.
Approved as to Form:
JJ~J*
David Hoefer, Assistan City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
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JANICE K VOS CAUDILL PITKIN COUNTY CO R 21.00 D 0.00