HomeMy WebLinkAboutresolution.hpc.016-2009RECEPTION#: 561934, 08/13/2009 at
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1 OF 3, R $16.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
AND DEFERRING SPECIAL REVIEW FOR PARKING TO FINAL HPC REVIEW FOR
THE PROPERTY LOCATED AT 320 EAST HYMAN AVENUE LOTS P, Q, R AND S,
BLOCK 81, CITY AND TOWNSITF. OF ASPEN, COLORADO
RESOLUTION NO. 16 SERIFS OF 2009
PARCEL ID: 2737-073-38-851.
WHEREAS, the applicant, Wheeler Opera House, 320 East Hyman Avenue, Aspen, CO
represented by Gram Slaton, Executive Director, Wheeler Opera House; Farewell Mills Gatsch
Architects, LLC; and Rowland + Broughton Architecture and Urban Design has requested Major
Development (Conceptual) Review and Special Review for Parking for the property located at
320 East Hyman Avenue, lots P, Q, R and S, Block 81, City and Townsite of Aspen, Colorado;
and,
WHEREAS, the subject property, the Wheeler Opera Ilouse, qualifies as an "arts,
cultural, and civic use" pursuant to Section 26.104.100; and,
WHEREAS, the subject property, the Wheeler Opera House, serves an essential public
purpose by serving the needs of the general public and Aspen community, and therefore is
categorized as an F,ssential Public Facility, pursuant to Section 26.104.100; and,
WHEREAS, the subject property is zoned CC, Commercial Core Historic District; and,
WHEREAS, the subject property is a designated local landmark; 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 the establishment of Parking Requirements, the HPC must review the
application, a staff analysis report and the evidence presented at a hearing to determine, per
Section 26.415.040 of the Municipal Code. A Special Review for establishing, varying, or
HYC Resolution 16, Series of 2009
August 4, 2009
Page 1 of 3
waiving off-street parking requirements may be approved, approved with conditions, or denied
based on conformance with the following criteria:
1. The parking needs of the residents, customers, guests, and employees of the project
have been met, taking into account potential uses of the parcel, the projected traffic
generation of the project, any shared parking opportunities, expected schedule of parking
demands, the projected impacts onto the on-street parking of the neighborhood, the
proximity to mass transit routes and the downtown area, and any special services, such as
vans, provided for residents, guests and employees.
2. An on-site parking solution meeting the requirement is practically difficult or results in
an undesirable development scenario.
3. Existing or planned on-site or off-site parking facilities adequately serve the needs of
the development, including the availability of street parking; and,
WHEREAS, the Historic Preservation Commission voted to defer the Special Review to
establish parking requirements to Final Major Development Review; and,
WHEREAS, Sara Adams, in her staff reports dated June 24, 2009, July 8, 2009 and
August 4, 2009 performed an analysis of the application based on the standazds, found that the
review standards and the "City of Aspen i iistoric Preservation Design Guidelines have been met,
and recommended approval with conditions; and,
WHEREAS, during a duly noticed public hearing on June 24, 2009, continued to July 8,
2009, continued to August 4, 2009 the Historic Preservation Commission considered the
application, found the application was consistent with the applicable review standards and "City
of Aspen Historic Preservation Design Guidelines" and approved the application by a vote of
three to zero (3 - 0.)
NOW, THEREFORE, BF. IT RESOLVF,D:
That HFC hereby grants approval for Major Development (Conceptual) and defers Special
Review to Establish Parking Requirements to Major Development (Final) for the property
located at 320 East Hyman Avenue, Lots P, Q, R and S, Block 81, City and Townsite of Aspen,
Colorado, as proposed with the following conditions;
Section 1: Maior HPC Conceptual Ueveloament
The HPC hereby grants conceptual major development approval for mass, location, height and
scale for Alternate ik4, presented on August 4, 2009. "fhe proposed height exceeds that which is
allowed in the Commercial Core Zone District and must be vazied through the Planned Unit
Development (PUD) process for this approval to be valid. Additional locations for the existing
HPC Resolution 16, Series of 2009
August 4, 2009
Page 2 of 3
mechanical equipment on top of the Wheeler Opera House will be submitted as part of the Final
HPC Major Development application.
Section 2: Final Development Plan
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 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.
APPROVED BY THE COMMISSION at its regular meeting on the 4th day of August
2009.
Mic ael Hoffman, Chair
Approved as to Form:
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ames R. True, Assistant City Attorney
ATTEST:
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Kathy Stri land, Chief Deputy Clerk
HPC Resolution 16, Series of 2009
August 4, 2009
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