HomeMy WebLinkAboutresolution.hpc.033-2012 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), COMMERCIAL DESIGN
STANDARD REVIEW (CONCEPTUAL), AND VIEWPLANE FOR THE PROPERTY
LOCATED AT 434 EAST COOPER AVENUE, LOTS Q, R, AND S, BLOCK 89, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION #33, SERIES OF 2012
PARCEL ID: 2737-182-16-011.
WHEREAS, the applicant, 434 East Cooper Avenue, LLC with consent from the owner Bert
Bidwell Investments Corporation, represented by Haas Land Planning, LLC and Charles
Cunniffe Architects, has requested Major Development (Conceptual), Conceptual Commercial
Design Standard Review, and Viewplane Reviews the property located at 434 East Cooper
Avenue, Lots Q, R, and S Block 89, City and Townsite of Aspen, Colorado; and
WHEREAS, 434 East Cooper Avenue is located within the Commercial Core Historic District;
and
WHEREAS, 434 East Cooper Avenue received Demolition approval by the Historic
Preservation Commission on May 24, 2006 via Resolution number 14, Series of 2006; 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
RECEPTIONM 595907, 01/08/2013 at 434 East Cooper Avenue
09:18:55 AM,
HPC Resolution# 33, Series of 2012 1 OF 3, R $21.00 Doc Code RESOLUTION Page 1 of 3
Janice K.Vos Caudill, Pitkin County, CO
WHEREAS, pursuant to 26.435.050.C., Mountain Viewplane Review Standards, of the Land
Use Code, no development shall be permitted within a mountain view plane unless the Planning
and Zoning Commission or the Historic Preservation Commission makes a determination that the
proposed development complies with all requirements set forth below.
I. No mountain view plane is infringed upon, except as provided below.
When any mountain view plane projects at such an angle so as to reduce the maximum
allowable building height otherwise provided for in this Title, development shall proceed
according to the provisions of Chapter 26.445 as a Planned Unit Development so as to
provide for maximum flexibility in building design with special consideration to bulk and
height, open space and pedestrian space and similarly to permit variations in lot area, lot
width, yard and building height requirements and view plane height limitations.
The Planning and Zoning Commission, after considering a recommendation from the
Community Development Department, may exempt a development from being processed
as a Planned Unit Development when the Planning and Zoning Commission determines
that the proposed development has a minimal effect on the view plane.
When any proposed development infringes upon a designated view plane, but is located
in front of another development which already blocks the same view plane, the Planning
and Zoning Commission shall consider whether or not the proposed development will
further infringe upon the view plane and the likelihood that redevelopment of the adjacent
structure will occur to re-open the view plane. In the event the proposed development
does not further infringe upon the view plane and re-redevelopment to reopen the view
plane cannot be anticipated, the Planning and Zoning Commission shall exempt the
development from the requirements of this Section; and
WHEREAS, during the December 12, 2012 meeting the applicant demonstrated compliance
with Land Use Code Section 26.304.035 Neighborhood Outreach; and
WHEREAS, Sara Adams, in her staff report to HPC dated December 12, 2012 performed an
analysis of the application based on the standards, found that the review standards had not been
met and recommended continuation of the hearing to restudy the mass; and
WHEREAS, at their regular meeting on December 12, 2012, the Historic Preservation
Commission considered the application during a duly noticed public 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 five to zero (5 - 0).
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), Conceptual Commercial Design
Standard Review, and Viewplane Review for the property located at 434 East Cooper Avenue,
Lots Q, R, and S, Block 89, City and Townsite of Aspen, Colorado with the following
conditions:
434 East Cooper Avenue
HPC Resolution# 33, Series of 2012
Page 2 of 3
I. Conceptual approval is granted as presented in the application.
2. The applicant shall restudy the parapet/cornice in greater detail for Final Review.
3. Off-site public amenity improvements to the Pedestrian Malls is approved in accordance
with Land Use Code Section 26.575.030.C(2) Off-site provision of public amenity and is
subject to review and approval by the Parks Department. The improvements shall equal
or exceed the value of the cash in lieu payment of$67,500.
4. The trash/utility area is approved as presented with the following conditions:
a. A detailed mechanical plan shall be submitted for Final Review.
b. Trash/alley access for all of the retail spaces shall be demonstrated and reviewed
at Final Review.
5. The proposal is determined to have a minimal impact on the viewplane due to the existing
development that already blocks the viewplane and is hereby exempt from being
processed as a PUD in accordance with Section 26.435.050.C.1. Any mechanical
equipment placed within the viewplane shall comply with Section 26.435.050, which may
require a new viewplane 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.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn, Assistant City Attorney
ATTEST:
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Kathy Strie and, Chief Deputy Clerk
434 East Cooper Avenue
HPC Resolution# 33, Series of 2012
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