HomeMy WebLinkAboutresolution.hpc.006-2012 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION,
DEMOLITION AND VARIANCES APPROVAL FOR THE PROPERTY LOCATED AT
217 E. BLEEKER STREET,LOT 1, EAST BLEEKER HISTORIC LANDMARK LOT
SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF
COLORADO
RESOLUTION #6, SERIES OF 2012
PARCEL ID: 2737-073-20-013
WHEREAS, the applicant, Karen Kribs, represented by BHH Partners, has requested HPC
Major Development (Conceptual), Relocation, Demolition and Variance approval for the
property located at 217 E. Bleeker Street, Lot 1, East Bleeker Historic Landmark Lot Split, City
and Townsite of Aspen, Colorado, City and Townsite of Aspen, County of Pitkin, State of
eA Colorado; and
P. WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
P. shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
r designated historic property or district until plans or sufficient information have been submitted
03 to the Community Development Director and approved in accordance with the procedures
U' 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
1,4‘ 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
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diminish the historic, architectural or aesthetic relationships of adjacent designated
• properties; and
RECEPTION#: 589370, 05/29/2012 at 217 E. Bleeker Street
09:07:31 AM, HPC Resolution#6, Series of 2012
1 OF 4, R $26.00 Doc Code RESOLUTION
Janice K.Vos Caudill, Pitkin County, CO Page 1 of 4
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 move&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 two hundred fifty (250) additional square feet of
allowable floor area for projects involving designated historic properties according to Section
26.415.110.F, Floor Area Bonus and the specific Historic Landmark Lot Split Ordinance granted
for this parcel. 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
217 E. Bleeker Street
_ HPC Resolution#6, Series of 2012
Page 2 of 4
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 March 14, 2012, 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 March 14, 2012, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and granted approval with conditions by a vote of 3 to 0.
NOW,THEREFORE,BE IT RESOLVED:
That "HPC hereby grants HPC Major Development (Conceptual), Relocation, Demolition and
Variances for the property located at 217 E. Bleeker Street with the following conditions:
1. A 250 square foot FAR bonus is approved with the condition that no new openings may
be added to the historic structure.
2. HPC approved a modified version of Option 1 of the March 14, 2012 submittal, including
sideyard and rear setback variances. The historic structure and basement below it may be
3'9" from the west property line. The new garage and basement below it may be 3'9"
from the east property line. The historic structure and basement may be 1' from the rear
property line.
3. Wavier of the Residential Design Standards for"Build-to-Lines" is approved.
4. Materials and fenestration will be discussed more fully at Final Review.
5. A development application for a Final Development Plan shall be submitted within one
(1) year of March 14, 2012, the date of approval of a Conceptual Development Plan.
217 E. Bleeker Street
HPC Resolution#6, Series of 2012
Page 3 of 4
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 March,
2012.
Ann Mullins, Chair
Approved as to Form:
James R. True, City Attorney
ATTEST:
athy St"ckland, Chief Deputy Clerk
217 E. Bleeker Street
HPC Resolution#6, Series of 2012
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