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HomeMy WebLinkAboutresolution.hpc.023-2008RECEPTION#: 554124, 11/10/2008 at 10:04:23 AM, 1 OF 6, R $31.00 Doc Code RESOLUTION Janice !(. Vos Caudill, Pitkin County, CO RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL) AND RELOCATION FOR THE PROPERTIES LOCATED AT WILLOUGHBY PARK, LIFT 1 PARK, 233 GILBERT STREET AND 710 S. ASPEN STREET, ASPEN, COLORADO RESOLUTION N0.23, SERIES OF 2008 PARCEL ID: Willoughby Park (PID# 2735-131-16-851), Lift 1 Park (PID# 2735-131-19-851), 710 S. Aspen Street (PID# 2735-131-21-001), and 233 Gilbert Street (PID# 2735-131-19-002) WHEREAS, Community Development Department received a completed application from Roaring Fork Mountain Lodge -Aspen, LLC and the Aspen City Manager, represented by Poss Architecture requesting Major Development (Conceptual) and Relocation for the properties at Willoughby Park (PID# 2735-131-16-851), Skier's Chalet Steakhouse (PID# 2735-131-21-001), which is located at 710 S. Aspen Street, and Skier's Chalet Lodge and ancillary building "pool house" (PID #2735-131-19-002), as legally described in Exhibit A; and WHEREAS, 233 Gilbert Street, Lots 5 through 10 and Lots 4 & 11, Less the West 22' of the Eames Addition Subdivision, was adopted as part of Exhibit A to Aspen City Council Ordinance 48, Series of 2007 as a potential historic resource; and WHEREAS, Section 26.415.025 of the Municipal Code states that "an owner may volunteer to have any proposed work be reviewed by the Historic Preservation Commission pursuant to the procedures and limitations of Chapter 26.415 of the Municipal Code, and if the work is found by HPC to be in conformance with the "City of Aspen Historic Preservation Design Guidelines," an application for building permit shall be issued;" and WHERAS, pursuant to Section 26.415.025.E of the Municipal Code, the property owners initiated the ninety-day negotiation period with the City of Aspen on August 8, 2008; 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, for approval of Relocation of a Designated Property, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.415.090.0 of the Municipal Code, that: 1. It is considered anon-contributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the historic district or property; or 3. The owner has obtained a Certificate of Economic Hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the historic district in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; and 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security; and WHEREAS, Sara Adams, in her staff report dated October 8, 2008, 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 a duly noticed public hearing on August 27, 2008, the Historic Preservation Commission considered the application, and continued the public hearing to September 10, 2008, continued the public hearing to September 24, 2008, and continued the public hearing to October 8, 2008, at which time the Historic Preservation Commission 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. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Major Development (Conceptual) and Relocation for the affected properties with the following conditions: 1. The addition of a platter lift adjacent to the historic Lift One is approved in the location presented. 2. The Skier's Chalet Steakhouse is approved for relocation as presented. 3. The non-historic one story addition to the Steakhouse is approved for demolition. 4. A stair structure addition to the Steakhouse is conceptually approved. 5. The Skier's Chalet Lodge and Pool House are approved for relocation as presented. The exact location of the Pool House will be reviewed and approved during Final Review. 6. A modest roof penetration for an elevator is approved for the Skier's Chalet Lodge as presented. 7. The ticket office non historic rear addition is approved for demolition. 8. The ticket office shall be restored to its 1950 configuration, as illustrated in the photograph provided in the representations. 9. The relocation of the Deep Powder cabins to be incorporated into the Aspen Skiing Company program is approved as represented in the letter by David Bellack attached as Exhibit I, October 8, 2008, with the condition that future historic preservation protection for the cabins is in place and agreed to by the City before they are relocated. Interpretive signage will be incorporated into the Deep Powder cabins in their new location. Staff will have an advisory role regarding repairs to the cabins. 10. The outhouses shall remain in their current locations and shall be stabilized and rehabilitated. 11. A structural report from a licensed housemover must be submitted, demonstrating that the Skier's Chalet Lodge, its Pool House, :and Skier's Chalet Steak House building can be moved and providing information about how it will be stabilized. This information must be submitted as part of the building permit application related to the Skier's Chalet Lodge, Pool House, and Skier's Chalet Steakhouse. 12. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the historic structures (Skiers Chalet Lodge, Pool House, and Skiers Chalet Steakhouse) must be submitted with the building permit application. This dollar figure will be revisited based on the perceived risks involved in moving the buildings when further information about the relocation process is provided. 13. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. 14. A development application for a Final Development Plan shall be submitted within two (2) years 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 aone-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. 15. The applicant will work with the Parks Department to retain and/or restore existing vegetation and native grasses in Willoughby and Lift One Parks. 16. A phasing plan for relocation, construction and development of the historic resources in the context of the entire Lift One Mater Plan will be reviewed at Final Review. 17. The Skiers Chalet Lodge and Pool House will be submitted for landmark designation and the designated boundaries of the Skiers Chalet Steakhouse will be amended to reflect the building's new location as required and outlined in the City of Aspen City Council Ordinance approving the Lift One COWOP Master Plan. The conceptual approval set forth herein and the Lift One COWOP Master Plan are considered the appropriate culmination of negotiations commenced pursuant to Ordinance 48 regarding the property located at 233 Gilbert Street. The HPC recommends to City Council approval of the Lift One COWOP Master Plan and approval of the results of negotiations pursuant to Ordinance 48 regarding the property at 233 Gilbert Street. APPROVED BY THE COMMISSION at its regular meeting 2008. / / ~ Hoffman, Chair Approved as to Form: ~C_~- im True, Special Counsel ATTEST: Kathy S •ickland, Chief Deputy. r Exhibit A -Legal Descriptions A. Property of Aspen Land Fund II, LLC South Aspen Street Subdivision/Planned Unit Development Lots 1, 2, and 3, as described on the plat thereof recorded Apri127, 2007 with the Pitkin County Clerk and recorder as reception number 537080 in Book 83, Page 50. B. Property of Aspen Skiing Company 1. Land Under Contract with Roaring Fork Mountain Lodge -Aspen, LLC which is included in the Lift One Lodge Application: Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13 and 14, Block 10, and Lots 1, 2, 3, 4, 5, 6 and 7, Block 12, EAMES ADDITION TO THE CITY AND TOWNSITE OF ASPEN, TOGETHER WITH an easement and right of way for the construction, erection, operation and maintenance of a cable ski chair lift, as created, defined and established by Easement Agreement between the Board of County Commissioners of the County of Pitkin and Friedl Pfeifer recorded October 24, 1962, in Book 199 at Page 489, and, TOGETHER WITH an easement and right of way for skiing purposes, as created, defined and established by Easement Agreement by and between the City of Aspen and Aspen Skiing Corporation recorded October 17, 1969, in Book 244 at Page 31, and TOGETHER WITH that portion of the alleyway for Block 10 vacated in Book 259 at Page 83. 2. Land Area generally adjacent to and south of the Lift One Lodge Site: That property owned by the Aspen Skiing Company extending generally to the south from the southwesterly boundary of the Mountain Queen Condominiums, the southerly boundary of Block 12, Eames Addition to the City and Townsite of Aspen, the south end of the South Aspen Street Right-of--way and the southerly boundary of the Shadow Mountain Condominiums to the southerly boundary of the City of Aspen. C. Property of Roaring Fork Mountain Lodge -Aspen, LLC Lots 12, 13 and 14, Block 8, together with that portion of the alley in Block 8 abutting said lots, Eames Addition to the City and Townsite of Aspen, Eames Addition, City and Townsite of Aspen (Skiers Chalet Steakhouse); Lots 5, 6, 7, 8, 9 and 10, Block 9, together with Lots 4 and 11, Block 9, less the west 22 feet thereof, Eames Addition to the City and Townsite of Aspen, and that portion of the alley in said Block 9 vacated by the City of Aspen in Ordinance No. 4, Series of 2006, recorded April 11, 2006 under Reception No. 522845 (Skiers Chalet Lodge); and Lots 1, 2, 13 and 14, Block 9, Eames Addition to the City and Townsite of Aspen, together with that portion of the vacated alley between Lots 1 and 14 and the west 20 feet of the vacated alley between Lots 2 and 13, Block 9, Eames Addition to the City and Townsite of Aspen (Holland House). D. Property owned or maintained by the City of Aspen. Willoughby Park: Lots 1-14, Block 7 and Lots 1-3, Block 8 Eames Addition, City and Townsite of Aspen, and that portion of Juan Street east of South Aspen Street between Blocks 7 and 8, Eames Addition, City and Townsite of Aspen and that portion of the alley in Block 8 adjacent to Lots 1, 2, and 3 Block 8, Eames Addition, City and Townsite of Aspen. Lift One Park: Lots 3 and 12 Block 9 and the western 22 feet of Lots 4 and 11, Block 9 Eames Addition, City and Townsite of Aspen. Public rights-of--way: • South Aspen Street south of Durant Avenue. • All unvacated portions of Dean Street west of Monarch Street. • Juan Street between South Aspen Street and Garmisch Street. • The alleyway between Lots 1, 2 and 3 and Lots 12, 13, and 14, Block 8, Eames Addition, City and Townsite of Aspen (unopened). • Garmisch Street from Juan Street to Durant Avenue. • Gilbert Street west of Monarch Street. • Hill Street west of Monarch Street (unopened). • Summit Street west of Monarch Street (unopened). • A one-block section of alleyway between Hill Street and Summit Street east of South Aspen Street (unopened). • A one-block section of alleyway south of Summit Street east of South Aspen Street (unopened).