HomeMy WebLinkAboutresolution.hpc.008-2013 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT AND VARIANCE APPROVAL
FOR THE PROPERTY LOCATED AT 114 NEALE AVENUE, LOT 1, 114 NEALE/17
QUEEN HISTORIC LOT SPLIT SUBDIVISION, COUNTY OF PITKIN, STATE OF
COLORADO
RESOLUTION#8, SERIES OF 2013
PARCEL ID: 2737-073-83-001
WHEREAS, the applicant, DWS Family Trust, represented by Forum Phi Architecture, requested
HPC Conceptual Major Development and Variance approval for the property located at 114
Neale Avenue, Lot 1, 114 Neale/17 Queen Historic Lot Split Subdivision; 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,the HPC may approve setback variances according to Section 26.415.110.C.La,
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 grant up to five hundred (500) additional square feet of allowable
floor area for projects involving designated historic properties according to Section 26.415.110.F,
Floor area bonus. In granting a floor area bonus, the applicant must demonstrate to HPC 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;
RECEPTION#: 598159, 03129/2013 at 114 Neale Ave.
11:28:29 AM, HPC Resolution 48, Series of 2013
1 OF 3, R $21.00 Doc Code RESOLUTION Pagel of 3
Janice K. Vos Caudill, Pitkin County, CO
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.
Granting of additional allowable floor area is not a matter of right but is contingent upon the sole
discretion of the HPC and the Commission's assessments of the merits of the proposed project
and its ability to demonstrate exemplary historic preservation practices; and,
WHEREAS, Justin Barker, in his staff report to HPC dated March 20, 2013, performed an
analysis of the application based on the standards and recommended approval with conditions;
and
WHEREAS, at their regular meeting on March 20, 2013, 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 7 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Conceptual Major Development and Variance approval for the property
located at 114 Neale Avenue with the following conditions:
1. HPC grant a front yard variance of 6 feet for the subgrade space.
2. HPC grant a 400 square foot floor area bonus.
3. 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.
114 Neale Ave.
HPC Resolution#8, Series of 2013
Page 2 of 3
APPROVED BY THE COMMISSION at its regular meeting on the 20th day of March,
2013.
Ann Mullins, Chair
Approved as to F?rm:
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Debbie°Quinn, Assistant City Attorney
ATTEST:
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Kathy Str ckland, Chief Deputy Clerk
114 Neale Ave.
HPC Resolution#8, Series of 2013
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