HomeMy WebLinkAboutresolution.hpc.015-2011 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), ON -SITE RELOCATION,
DEMOLITION, FAR BONUS, VARIANCES AND HALLAM LAKE BLUFF REVIEW
APPROVAL FOR THE PROPERTY LOCATED AT 320 LAKE AVENUE, PARCEL 1
OF THE MARSHALL LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF
PITKIN, STATE OF COLORADO
RESOLUTION #15, SERIES OF 2011
PARCEL ID: 2735- 124 -01 -002
WHEREAS, the applicant, contract purchaser, SC Acquisitions LLC, represented by Bill Guth
and CCY Architects, has requested HPC Major Development (Conceptual), On -Site Relocation,
Demolition, FAR Bonus, Variances and Hallam Lake Bluff Review approval for the property
located at 320 Lake Avenue, Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen,
Colorado. The current owner of the property, Ronnie Marshall, has consented to the application;
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
nrouerties; and
RECEPTION #: 585431, 12/28/2011 at 320 Lake Avenue
03:52:15 PM, HPC Resolution #15, Series of 2011
1 OF 4, R $26.00 Doc Code RESOLUTION Page 1 of 4
Janice IC Vos Caudill, Pitkin County, CO
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, 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
320 Lake Avenue
HPC Resolution #15, 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 development in the Hallam Lake ESA if the development is
found to meet the review standards of Section Sec. 26.435.060, Hallam Lake Bluff review; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated December 14, 2011, performed an
analysis of the application based on the standards, found that the review standards could be met
with revisions and recommended restudy; and
WHEREAS, at their regular meeting on December 14, 2011, the Historic Preservation
Commission considered the application and restudy presented at the 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 4 to 2.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), On -Site Relocation,
Demolition, FAR Bonus, Variances and Hallam Lake Bluff Review approval for the property
located at 320 Lake Avenue, Parcel 1 of the Marshall Lot Split, City and Townsite of Aspen,
Colorado with the following conditions:
1. HPC hereby grants a 500 square foot FAR bonus.
2. HPC hereby grants a setback variance to allow a combined sideyard of 13'9" instead of
17'8."
3. HPC hereby grants a north sideyard setback variance to allow a yard of no less than 1'7"
exclusively in the area where a 1'7" north sideyard setback exists in the current
development. For Final review, the applicant is to restudy the plan so that all other new
construction adjacent to the northern property line conforms with the minimum sideyard
setback of 5.'
4. No development, excavation or fill, other than native vegetation planting, shall take place
below the top of slope.
5. All development within the fifteen -foot setback from the top of slope shall be at grade.
All development outside the fifteen -foot setback from top of slope shall not exceed a
height delineated by a line drawn at a forty -five- degree angle from ground level at the top
of slope.
6. Native vegetative screening of no less than fifty percent (50 %) of the development as
viewed from the rear (slope) of the parcel is required. All vegetative screening shall be
maintained in perpetuity and shall be replaced with the same or comparable material
should it die.
320 Lake Avenue
HPC Resolution #15, Series of 2011
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7. All exterior lighting shall be low and downcast with no light(s) directed toward the nature
preserve or located down the slope and shall be in compliance with Section 26.575.150.
8. No fill material or debris shall be placed on the face of the slope. Historic drainage
patterns and rates must be maintained. Pools or hot tubs cannot be drained down the
slope.
9. A development application for a Final Development Plan shall be submitted within one
(1) year of December 14, 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 14th day of December,
2011.
An�s, Vice -Chair
Approved as to Form:
im True, Special Counsel
ATTEST*
_ i i /
Kathy Stric d, Chief Deputy Cler
320 Lake Avenue
11PC Resolution #15, Series of 2011
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