HomeMy WebLinkAboutresolution.hpc.004-2012 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING CONCEPTUAL MAJOR DEVELOPMENT, CONCEPTUAL
COMMERCIAL DESIGN REVIEW, ON-SITE RELOCATION, SPECIAL REVIEW
AND MOUNTAIN VIEW PLANE REVIEW FOR THE PROPERTY LOCATED AT 302
E. HOPKINS AVENUE,LOT K, BLOCK 80, CITY AND TOWNSITE OF ASPEN
RESOLUTION# 4, SERIES OF 2012
PARCEL ID: 2737-073-29-005
WHEREAS, the applicant, Hillstone Restaurant Group, represented by Vann Associates,
submitted an application for Conceptual Major Development, Conceptual Commercial Design
Review, On-Site Relocation, Special Review and Mountain View Plane Review for the property
located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen. The
application is authorized by the current property owner, MJS Properties, LLC and Brooke
Peterson; and
WHEREAS, the property is located within the designated boundaries of the Commercial Core
Historic District as described in City Council Ordinance number 49, Series of 1974; 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 Conceptual Commercial Design 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 Commercial, Lodging, and Historic District Objectives and Guidelines per
Section 26.412.040 of the Municipal Code. 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
RECEPTION#: 587480, 03/15/2012 at
09:51:00 AM,
1 OF 3, R $21.00 Doc Code RESOLUTION 302 E. Hopkins Avenue
Janice K. Vos Caudill, Pitkin County, CO HPC Resolution#4, Series of 2012
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, HPC may grant parking variances based on the review standards of Section
26.415.110.0 and Section 26.515.040; and
WHEREAS, HPC may grant reductions to the utility trash storage area based on the review
standards of Section 26.575.060; and
WHEREAS, HPC may confirm that a project complies with Mountain View Plane requirements
based on the review standards of Section 26.435.050; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated February 8, 2012, performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval of the project with conditions; and
WHEREAS, at their regular meeting on February 8, 2012, the Historic Preservation
Commission considered the application during a duly noticed public hearing, the staff memo and
recommendation, and public comments, and found the building to be consistent with the criteria
by a vote of 4 to O.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Conceptual Commercial Design
Review, On-Site Relocation, Special Review and Mountain View Plane Review with the
following conditions:
1. HPC approves the accessible ramp as represented at the meeting.
2. The HPC approves the size of the utility/trash area as designed.
3. For Final review, redesign the utility trash area so that the west side is not enclosed, in
order to provide access to the back of the historic shed. Restudy the two foot area
between the south side of the historic shed and the new addition.
302 E.Hopkins Avenue
HPC Resolution#4, Series of 2012
4. The applicant is not required to provide 1.7 on-site parking spaces generated by the
project, or the cash-in-lieu fee.
5. 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 8th day of February,
2012.
Oef
Ann Mullins, Chair
Approved as to Form:
/Jim True, Special Counsel
•
ATTEST:
J /
athy Stri• and,Chief Deputy Clerk
302 E.Hopkins Avenue
HPC Resolution#4, Series of 2012