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Home My WebLink Aboutresolution.hpc.027-2012 RECEPTION#: 593974, 11/1512012 at 10:21:43 AM, 1 OF 3, R $21.00 Doc Code RESOLUTION Janice K.Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECOMMENDING THE ASPEN CITY COUNCIL APPROVE HISTORIC LANDMARK DESIGNATION AND PRESERVATION BENEFITS THROUGH THE ASPENMODERN PROGRAM FOR THE PROPERTY LOCATED AT 610 E. HYMAN AVENUE,LOT M, BLOCK 999 CITY AND TOWNSITE OF ASPEN, COLORADO, AND GRANTING CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW APPROVAL RESOLUTION #279 SERIES OF 2012 PARCEL ID: 2737-182-12-004 WHEREAS, on March 28, 2012, the applicant, 610 E. Hyman LLC, Charles Cunniffe, represented by Haas Land Planning, requested that the property located at 610 E. Hyman Avenue, Lot M, Block 99, City and Townsite of Aspen, Colorado, be considered for voluntary historic designation in exchange for specific benefits through the AspenModern negotiation process as described at Section 26.415.025 and Section 26.415.030 of the Municipal Code; and WHEREAS, an AspenModern negotiation period ends 90 days after initiation unless extended by City Council. Council passed Resolution 453, Series of 2012 to extend this negotiation to December 23, 2012; and WHEREAS, an AspenModern negotiation requires that the Historic Preservation Commission, using context papers and integrity scoring sheets for the property under consideration, provide Council with an assessment of the property's conformance with the designation criteria of Section 26.415.030.C.I- When any benefits that are not included in Section 26.415.110 are requested by the property owner, HPC shall also evaluate how the designation, and any development that is concurrently proposed, meets the policy objectives for the historic preservation program, as stated at Section 26.415.010, Purpose and Intent. As an additional measure of the appropriateness of designation and benefits, HPC shall determine whether the subject property is a "good, better, or best" example of Aspen's 20th century historic resources, referencing the scoring sheets and matrix adopted by City Council; and WHEREAS, concurrent with the designation application, Conceptual Major Development and Conceptual Commercial Design Review approval was requested for an expansion to the subject building; 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 ah Code and other Preservation appl�able Code SeSections.peThe HPC 26.415.070.D.3.b.2 and 3 of the Municipal 610 E. Hyman Avenue—AspenModern HPC Resolution#27, Series of 2012 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, the proposed expansion project includes a parking waiver, which HPC may grant according to the review standards of Section 26.415.110.C, Benefits, of the Municipal Code; and WHEREAS, the proposed expansion project includes a reduction to the required Utility/Delivery and Trash Storage area, which HPC may grant based on the review standards of Section 26.430, Special Review; and WHEREAS, the proposed redevelopment includes a height increase, which HPC may grant according to the review standards of Section 26.412, Commercial Design Review, of the Municipal Code; and WHEREAS, Amy Guthrie, in her staff report to HPC dated October 24, 2012, performed an analysis of the application based on the standards. The staff recommendation was that the property should be designated a landmark as it meets the criteria for designation and the integrity score qualifies as the "better/best" category of historic resources. Staff recommended that the proposed incentives were not appropriate within the AspenModern program due to lack of adequate restoration work, and the project did not meet review standards related to Conceptual Design Review. Staff recommended denial of the project; and WHEREAS, at their regular meeting on October 24, 2012, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and recommendation, and public comments, and recommended Council pursue negotiation for landmark designation for this "better/best" example of an AspenModern resource, with conditions. HPC approved Conceptual Major Development and Conceptual Commercial Design with conditions. The vote of the members was 3 to 1. NOW,THEREFORE,BE IT RESOLVED: Block 99, City That HPC hereby finds that the property located at 610 E. Hyman Avenue,Lot M, and Townsite of Aspen, meets the designation criteria of Land Use Code Section 26.415.030.C.1. HPC supports Council negotiation for voluntary designation of this property only with the condition that the applicant is required to restore the original arched form of the ground floor windows. This restoration work is considered necessary to support a package of preservation incentives which include the following: 1. A free market residential floor area increase of 1,546 square feet, making the total free market floor area 3,046 square feet. The combination of the commercial floor area and 610 E. Hyman Avenue—AspenModern HPC Resolution#27, Series of 2012 the residential free market floor area will exceed what is allowed as a total development for the site by 692 square feet. 2. 10 years vested rights. 3. Growth Management affordable housing mitigation waiver for the 1.725 employees generated by the proposed 949 square feet of new net leasable space. (This waiver is available in the Municipal Code for all historic landmarks) 4. On-site parking waiver, and waiver of cash-in-lieu fee for the required 0.95 parking spaces generated by the proposed 949 square feet of new net leasable space. (This waiver is available in the Municipal Code for all historic landmarks) 5. Park Development and Transportation Demand Management mitigation fees generated by residential and commercial expansion. (This waiver is available in the Municipal Code for all historic landmarks) HPC hereby grants Conceptual Major Development and Conceptual Commercial Design Review approval with the following conditions: 1. HPC approves a full waiver of the required on-site Utility, Delivery and Trash Storage Area with the condition that the applicant provides City Council with an acceptable written agreement for shared Trash Storage area amongst adjacent property owner(s) on Block 99, City and Townsite of Aspen. 2. The applicant must restudy the design of the new addition so the project does not exceed a maximum height of 38'. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of October, 2012. Vay a�Vicc Approved as to Form: } Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strick and, �iefeputy Clerk 610 E. Hyman Avenue—AspenModern HPC Resolution#27, Series of 2012