HomeMy WebLinkAboutresolution.hpc.008-2011 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION,
DEMOLITION AND VARIANCES APPROVAL FOR THE PROPERTY LOCATED AT
205 S. SPRING STREET, LOTS H & I, BLOCK 99, CITY AND TOWNSITE OF ASPEN,
COUNTY OF PITKIN, STATE OF COLORADO
RESOLUTION #8, SERIES OF 2011
PARCEL ID: 2737 - 182 -12 -002
WHEREAS, the applicant, 635 E. Hopkins, LLC, represented by Oz Architecture and Haas
Land Planning, has requested HPC Major Development (Conceptual), Relocation, Demolition
and Variance approval for the property located at 205 S. Spring Street, Lots H & I, Block 99,
City and Townsite of Aspen, County of Pitkin, State of 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 approve Relocation, according to Section 26.415.090.C, Relocation of a
Designated Property, it must be determined that:
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:
RECEPTION #: 583423, 10/11/2011 at 205 S. Spring Street
03:36:22 PM, HPC Resolution #8, Series of 2011
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Janice K. Vos Caudill, Pitkin County, CO
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, in order to approve Demolition, according to Section 26.415.080.A.4, Demolition
of Designated Historic Properties, it must be determined that:
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
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, the HPC may grant up to five hundred (500) additional square feet of allowable
floor area for projects involving designated historic properties according to Section 26.415.110.F,
Floor Area Bonus. To be considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines;
b. The historic building is the key element of the property and the addition is
incorporated in a manner that maintains the visual integrity of the historic building;
c. The work restores the existing portion of the building to its historic appearance;
d. The new construction is reflective of the proportional patterns found in the historic
building's form, materials or openings;
e. The construction materials are of the highest quality;
f An appropriate transition defines the old and new portions of the building;
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
205 S. Spring Street
HPC Resolution #8, Series of 2011
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WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.1.a,
Variances. In granting a variance, the HPC must make a finding that such a 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, the HPC may approve variances to the Residential Design Standard Variances
according to Section 26.410.020(D)(2). HPC must make a finding that a variance:
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting,
or a broader vicinity as the board feels is necessary to determine if the exception is
warranted; or,
b) Be clearly necessary for reasons of fairness related to unusual site - specific constraints;
and
WHEREAS, Amy Guthrie, in her staff report to HPC dated September 21, 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 September 21, 2011, the Historic Preservation
Commission considered the application, the staff memo and public comments, and found the
proposal consistent with the review standards and recommended approval with conditions by a
vote of 4 to 1.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), Relocation, Demolition and
Variances for the property located at 205 S. Spring Street with the following conditions:
1. Materials and fenestration will be discussed more fully at Final Review. Restudy of
materials that better address the specific context of this project is recommended. The
proposed multi -paned windows on the new structure should be simplified to have a better
relationship with the Victorian structures and should be designed to meet the Residential
Design Standards.
2. The landscape plan will be discussed more fully at Final Review. Restudy the entry paths
to emphasize the Victorian as an independent unit with its own walkway. Restudy the
fence around the Victorian to reflect the type of fencing that was used historically.
3. Restudy the north facade of the new structure to be more compatible in size and scale
with the historic house, and to inflect towards the height of the historic house.
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HPC Resolution #8, Series of 2011
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4. A 500 square foot FAR bonus is approved.
5. A 7' reduction in the front yard (Hopkins) setback is approved.
6. A 5' reduction in the combined sideyard setback is approved.
7. Wavier of the Residential Design Standards for "Street oriented entrance and principal
window" are approved.
8. New public notice that accurately reflects the proposed rear yard setback variance will be
required at Final Review. The applicant is to study the character of the alley and consider
the amount of rear yard setback that can be provided.
9. If a duplex is proposed, Conditional Use review will be conducted at Final Review.
10. If a duplex is proposed, review of waiver of two on -site parking spaces will be conducted
at Final.
11. A development application for a Final Development Plan shall be submitted within one
(1) year of September 21, 2011, 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 21st day of September,
2011.
Ann Mullins, Vice -Chair
Approved as to Form:
• True, Special Counsel
ATTEST:
Kathy Strickland, Chief Deputy Clerk
205 S. Spring Street
HPC Resolution #8, Series of 2011
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