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HomeMy WebLinkAboutresolution.hpc.004-2011 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), DEMOLITION, RELOCATION, A SETBACK VARIANCE, PARKING REDUCTION, AND REDUCTION OF TRASH/UTILITY/RECYCLE SERVICE AREA DIMENSIONS THE PROPERTY LOCATED AT 518 WEST MAIN STREET LOTS P, Q AND1 /2 OF LOT 0, BLOCK 30, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION # 4, SERIES OF 2011 PARCEL ID: 2735 -12- 443 -006 WHEREAS, the applicant, Fat City Holdings manager Peter Fomell, has requested Major Development (Conceptual) for a Historic Landmark Property, Demolition, Relocation, a Setback Variances, a Parking Reduction and Waiver, and a Reduction of the Trash/Utility/Recycle service Area Dimension for the property located at 518 West Main Street, Lots P, Q and Yz of 0, Block 30, City and Townsite of Aspen, Colorado; and WHEREAS, 518 West Main Street is listed on the Aspen Inventory of Historic Landmark Sites and Structures; and WHEREAS, 518 West Main Street is located within the Main Street Historic District and is a considered a contributing building to the integrity of the Historic District; 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 any one 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 518 West Main Street RECEPTION #: 578767, 03/30/2011 at HPC Resolution #4, Series of 2011 10:11:00 AM, 1 OF 6, R $36.00 Doc Code RESOLUTION Page 1 of 5 Janice K. Vos Caudill, Pitkin County, CO 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 Additionally, for approval to demolish, all of the following criteria must be met: 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 relocation, 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, it must be demonstrated that the application meets any one of the following criteria: 1. It is considered a non - 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. 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 26.415.110.0 of the Municipal Code, that: 518 West Main Street HPC Resolution #4, Series of 2011 Page 2 of 5 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 2. Pursuant to Section 26.515.040 Special Review Standards: A Special Review for establishing, varying, or 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 the potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on to 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, 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 26.415.110.0 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 reduction of trash/utility /service area dimensions, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.575.060.B and Section 26.430 of the Municipal Code, that the reduction: 1. There is a demonstration that, given the nature of the potential uses of the building and its total square footage, the utility /trash/recycle service area proposed to be provided will be adequate. 2. Access to the utility /trash/recycle service area is adequate. 3. Measures are provided for enclosing trash bins and making them easily movable by trash personnel. 4. When appropriate, provisions for trash compaction are provided by the proposed development and measures are taken to encourage trash compaction by other development in the block. 518 West Main Street HPC Resolution #4, Series of 2011 Page 3 of 5 5. The area for public utility placement and maintenance is adequate and safe for the placement of utilities. 6. Adequate provisions are incorporated to ensure the construction of the access area. WHEREAS, Sara Adams, in her staff report to HPC dated March 23, 2011 performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on February 23, 2011 continued to March 9, 2011 and continued again to March 23, 2011, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and public comments, and found the proposal consistent with the review standards and recommended approval with conditions by a vote of four to three (4 — 3). NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Conceptual), Demolition, Relocation, Setback Variance, Parking Waiver, and a Reduction of Trash, Utility and Recycle Area Dimensions for the property located at 518 West Main Street, Lots P, Q and 1/2 of 0, Block 30, City and Townsite of Aspen, Colorado with the following conditions: 1. Conceptual Major Development approval is granted with the following to be submitted in the Final Major Development application, in addition to the Land Use Code requirements: a. A sloped roof is approved for both new buildings with further refinement and approval during HPC Final Review. b. A flat roof with deck access will replace the shed roof on the second story of the new building located behind the historic resource for review during Final Review. c. Provide circulation diagram and hardscape materials in addition to specific plantings proposed for the landscape. d. Provide details on front porch rehabilitation (the Aspen Historical Society may have a photograph to aid in the rehabilitation). e. Provide actual material samples for the all proposed materials (i.e. roof, siding dimensions, foundation, window components etc). f. Provide a detail for all of the front doors, specifically for the historic resource to match a typical 19 century front door on a modest miner's cottage. 2. Demolition of the 1968 garage and 2 non - historic additions to the historic landmark are approved as proposed. 3. Relocation of the historic home is approved with the following to be submitted with the initial building permit application: a. 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 advantages and disadvantages s of the decision for review and approval by staff and monitor. 518 West Main Street HPC Resolution #4, Series of 2011 Page 4 of 5 b. 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. c. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. 4. Parking is reduced to 8 parking spaces provided on site, as shown in Exhibit A to the Resolution. 3 dedicated offsite spaces or other alternatives, one of which may be cash in lieu payment for the 3 spaces, are to be reviewed and approved during Final HPC Review. 5. Utility /Trash/Recycle Service Area is reduced to 20' wide by 8' deep by 8.5' high. 6. Setback Variance is granted pursuant to the attached site plan, Exhibit A to the Resolution, for the following: a. 3.5' west side yard setback for lightwells where 5' is required and 1.5' is provided. 7. 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 23 day of March, 2011. 4 arch Broughton, air Approved as to Form: im True, Special Counsel ATTEST: Kathy Stric and, Chief Deputy Clerk Exhibit A: Approved Conceptual site plan 518 West Main Street HPC Resolution #4, Series of 2011 Page 5 of 5 .SL 3N11 10 _ gezAu�l'S 4 2011 r --r _. (( -' S -- I ice..- �, rte! n i a $ Al � n 0 n I m m m i , co ,1111 W' ;`ail '1L j j Hi rairaMiail 111111=1 1 it �_ �SI 1 1 1 i ■ i _ s� ,, r of I' rl �,i� D r' t o oi l r i r IL . . 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