HomeMy WebLinkAboutresolution.hpc.017-2012 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), COMMERCIAL DESIGN
STANDARD REVIEW (CONCEPTUAL), DEMOLITION, AND VARIANCE OF
TRASH/UTILITY/RECYCLE SERVICE AREA DIMENSIONS THE PROPERTY
LOCATED AT 420 EAST HYMAN AVENUE LOT 0, BLOCK 88, DUVIKE
CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION # 17, SERIES OF 2012
PARCEL ID: 2737-037-39-020 THRU -027
AND 2737-073-39-801
WHEREAS, the applicant, Duvike Inc., has requested Major Development (Conceptual),
Conceptual Commercial Design Standard Review, Demolition, and a variance of the
Trash/Utility/Recycle service area dimensions for the property located at 420 East Hyman
Avenue, Lot 0, Block 88, City and Townsite of Aspen, Colorado; and
WHEREAS, 420 East Hyman Avenue is located within the Commercial Core Historic District
and is not 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, 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 City of Aspen Commercial, Lodging and Historic District Design
Objectives and Guidelines per Section 26.412.040.A.2, Commercial Design Standards Review
Procedure, 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:
RECEPTION#: 591420, 08/16/2012 at 420 East Hyman Avenue
11:15:04 AM, HPC Resolution#17, Series of 2012
7 OF 3, R $21.00 Doc Code RESOLUTION Page 1 of 3
Janice K.Vos Caudill, Pitkin County, CO
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, 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.
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 July 25, 2012 performed an analysis
of the application based on the standards, found that the review standards had not been met, and
recommended continuation; and
WHEREAS, at their regular meeting on July 25, 2012, continued from June 27, 2012, the
Historic Preservation Commission considered the application during a duly noticed public
420 East Hyman Avenue
HPC Resolution #17, Series of 2012
Page 2 of 3
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 three to two (3 - 2).
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), Conceptual Commercial Design
Standard Review, Demolition, and a variance of Trash, Utility and Recycle Area Dimensions for
the property locatedaat 420 East Hyman Avenue, Lot 0, Block 88, City and Townsite of Aspen,
Colorado with the following conditions:
1. The height of the building is limited to 38 feet.
2. The third floor has a 15 feet setback from Hyman Avenue.
3. Utility/Trash/Recycle Service Area is approved as designed.
4. Off-site Public Amenity is approved subject to Parks Department approval.
5. A full review of mass and scale with materials shall occur at Final HPC Review.
6. 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 25th day of July, 2012.
l
Ann Mullins, Chair
Approved as to Form:
i7
,i),(„1/Debbie Quinn, Assistant City Attorney
ATTEST:
/et.,?/-Kathy Strickland, Chief Deputy Clerk
420 East Hyman Avenue
HPC Resolution #17, Series of 2012
Page 3 of 3