HomeMy WebLinkAboutresolution.hpc.033-2014 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION,
DEMOLITION, FAR BONUS,AND VARIANCE APPROVALS FOR THE PROPERTY
LOCATED AT 28 SMUGGLER GROVE RD.,JUKATI SUBDIVISION, LOT 2, CITY
AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO
RESOLUTION #33, SERIES OF 2014
PARCEL ID: 2737-181-23-002
WHEREAS, the applicant, Pagewood LLC, represented by Sara Upton and Brian Rubenstein of
Rowland and Broughton Architecture and Urban Design, requested HPC Major Development
(Conceptual), Relocation, Demolition, FAR Bonus, and Variances approval for the property
located at 28 Smuggler Grove Rd., Jukati Subdivision, Lot 2, City and Townsite of Aspen, CO;
and
WHEREAS, 28 Smuggler Grove Road is listed on the Aspen Inventory of Historic Landmark
Sites and Structures; 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, 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
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
RECEPTION#: 614948, 10/29/2014 at 28 Smuggler Grove Rd.
08:47:27 AM, HPC Resolution#33, Series of 2014
1 OF 9, R $51.00 Doc Code RESOLUTION Page 1 of 4
Janice K.Vos Caudill, Pitkin County, CO
diminish the historic, architectural or aesthetic relationships of adjacent designated
properties; and
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 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,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, in selected circumstances, pursuant to Section 26.415.110.F, the HPC may grant up
to five hundred (500) additional square feet of allowable floor area for projects involving
designated historic properties. To be considered for the bonus, it must be demonstrated
that:
28 Smuggler Grove Rd.
HPC Resolution 433, Series of 2014
Page 2 of 4
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.
WHEREAS, the HPC may grant a variance from the Residential Design Standards upon a
finding that:
a) Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the 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, Sara Adams, in her staff report to HPC dated September 10, 2014, performed an
analysis of the application based on the standards and recommended approval of the project with
conditions; and
WHEREAS, at a meeting on October 22, 2014 continued from September 10, 2014, August 6,
20.14 and July 9, 2014, the Historic Preservation Commission considered the application, the
staff memo and public comments, and found the proposal consistent with the review standards
and approved the project by a vote of three to one (3 -1).
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Conceptual Major Development approval, Variances, and a 276 square
feet FAR Bonus with the following conditions:
1. Demolition of non-historic additions is approved.
2. Relocation of the historic home is approved with the following conditions:
a. A letter demonstrating that the home can be relocated is in the Final Review
application.
b. A bond or letter of credit, or other form approved by the City Attorney, shall be
submitted for $30,000 prior to issuance of a building permit for the relocation of
the home.
3. The 276 sf FAR Bonus is granted.
4. The following variances are granted as shown on Exhibit A:
28 Smuggler Grove Rd.
HPC Resolution#33, Series of 2014
Page 3 of 4
Historic Home: Front yard setback—9'10"provided and 25' required
East sideyard setback—9' provided and 10' required
New Home: Front yard setback— 19'2 '/z"provided and 25' required
West sideyard setback—5' provided and 10' required
5. A Residential Design Standard Variance is granted for building orientation, Section
26.410.040.A.1, as shown on Exhibit A.
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 22"d day of October,
2014.
,ay Ma tin, Chair
Appr ved as to Form:
4
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Str' kland, Chief Deputy Clerk
Exhibit A: Conceptually approved site plan and elevations.
28 Smuggler Grove Rd.
HPC Resolution#33, Series of 2014
Page 4 of 4
I I i
I I
I I
i
I I
I I
I rowlanE+bl Ughton
Ewr c«+wrw I .zMSwcc{sw caows ��
s,wrF.s...F wce
'� c.s.Me,00°wew�.vw ms.,wccEw..wo.E ��
�� § sswucc{rn cworE s
e._
_ kAE�w
Fw"ass nwE O< �=EK J � �o n
" L�ocsw:o"wwsE
JUKATI
RESIDENCES
28 SMUGGLER GROVE
ASPEN.CO81611
i
a s.
<: J, wa
m
I
1 _,ose,A,�� — 1 I I z,n p Aersbws.w,
At.t swlE„e��
ro w I I a
! PROPOSED
SITE PLAN
SCALE:1/8=-
j 1 A1.1
TA.RIDGE A
�s �esrono rrtER �� �t(E,
E
w
Roof orvE mlR rowla nd+bro ughton
w.,.m start mna..a R.xco
y 9 vrowsoos. mmt
TO PLATE A sms«.s.nt mne n>st
y a N,
—R
V6vEER § e
saw i
sT—Dw 1 _. .... ._.___....
LEVEL TWO
... .__... __. __-__vaopsOw _...__ TO PLTA
.... ... ___-_ —.........._ — ...._ __. _ _._..... _. ___ ___. ... roue.
STNS wNEEN __ of]t At.
...... ____.. uiENr RENEW
IL EIT
i .. • m-xsmt.
� mzsmt.
— —
LEVEL ONE --T
TO PLY A
......... ..... _ _..... 1D]'-0'Y �ttm+WprtRK.EMVx REVIEW
oimmo
I r— r __, 't I NFC MEMO RESONSE
III l___J II
rr--
s III b
II II
TO SIPB A
` J `—J PROPO6ED
NORTH ELEVATION _
A<.1 scalE to,to
T.O.RIDGE A
128f Y
vuNrER I I r,. � I i mnu ROO. �
mEr R
T O.ROOF PlY A
mE,u siw-- mETU NOiw
r JUKATI
RESIDENCES
sortE.—R I.. 1 1 l y •.r _
° s y 28 SN UGGLER GROVE
LEVEL TWO ASPEN,0081611
T O PLY A
L §
LEVEL ONE ,
TO PLYA
II
e_�
3R,GFi adt.
We
III .'
NEW HOUSE
I
it ill
PROPOSED
> ELEVATIONS
6U
O SAB A
—_ — — LE:114.1'-0'
`-` PROPOSED A4.1
2 WEST ELNVATIaON
t A6.1 ScNtE
�I
TO RIDGE A ,
128'.6'Y
euxrEa BErp.D� _ a -
e
Qp
ROFOE TIfi)tN6 A
r.,owclawnd+ebmry.o.mu�hmto,en.
as ro aoDE
P T KATE A m�pswvoeso� �im�
J
CuA55 aaAl"D / §
Covaa��e
O LEVEL
__..._ __ .__ _ ___. .____...._. .. -_ _ ._ ..........._..._ .. _. ... __. ........_.... _ TO PLT A iss+
"'TaEV:Ew
r ❑ / srIX+E VExEtx tr SG NCrurvGEs
NT
p LEVEL ONE
I''. ..._.._.. TO ELY c�Exr aEVlEw
r------- 1 I xec 4EM aESrcN+sE
'I I� EerwLaEViEw
wxT mxcEPrw.a
'I �I
'1 11
TO SLAB A
`-J J PROPOSED
SOUTH ELEVATION
Ad2 surf 1x-11
TO.0.IDGE A
.ETkADD -11
TO ROOF PLY A
- _ — - -_ - - — - - — 12
JUKATI
RESIDENCES
28 SMUGGLER GROVE
LEVEL T/YO ASPEN.CO 81611
TO PLV A
stOxE VFxEEa �. cwEnEDExiRY
vIXtw
LEVEL ONE
...........
1 4 § T T.T.
1 NEW HOUSE
PROPOSED
ELEVATIONS
... .._. . --------- _.__.. TO.SLAB A SGLLE.1Id'•1'-0'
`-` PROPOSED A4.2 _
2
EAST ELEVATION
yI
= +
/f \\
s,o:,EErvce `/f \\\ ton
T
rowland+b
uwGrv..,.mo
sn
a
rvEnr coEr.I�wG rvvc wEEr rc
__ _"--r roeE.vvRaweo R.
d �❑ Rvc vRwECr wa..roR 4
/ ro RE VSVRO.>:oe. ci�i°1Rene.+
_____________________ �y.,w.} = rvxoorvrtvrrvu RE.nEw
I r--
—Ell R
II II
I i rvx wrvr mrcEPrw�Re.�Ew
�I §
I�
�I
PROPOSED
NORTH ELEVATION
Ad.1 .YntE rw.ra
ER BEVOrvU / �w
Srvw.fErvcE 9
` APT
GU<rER wVD
/ \ m
JUKATI
RESIDENCES
Qrorn .... :ree�oarvwe� a
28 SMUGGLER GROVE
-- — - -� - -T} ASPEN.CO81611
d
E❑ � SrorE vErvEER -
r I I
I II
II I I 4
I I�wE�I vELL §
I�Gw�E HISTORIC HOUSE
PROPOSED
L---
ail it ELEVATIONS
3
scALE.va'.ra
—J —J PROPOSED A_ 4.1 _
2 WEST ELEVATION
fI
s,rE�wA.xe� v sE,o.,.eN� rowland brou�g hton
�w n
dui iL [*u TO M
/ tw oow
9 " Q R cae��unn
L , rrc vn6zs[ssiOry
_ o,-
� c U1,16 Ew
l m
m-nzo,.
IIJ -- — — — � ♦ .
r-------------- �I �P<NENOwESOO�sE
I
'I I I'I tv*u.i renew
II i 'I I�� e[zav, rat tort<�d+csvrwi rsnev
PROPOSED
SOUTH ELEVATION
z r y
wo NO
--E EP JUKATI
RESIDENCES
a
s*[-E�cw,urvei scO�Ot ��. � 28 SMUGGLER GROVE
ASPEN.CO 81611
It E ❑❑ ❑ ru
ror��wN.V-Tl a6.rva
s*oNE�NEEr _77 wwNC .E wwoo
s, Em.a,wg
6E -
�` aN �ow
HISTORIC HOUSE
ii PROPOSED
ELEVATIONS
i I I
SCALE v-rm
`-J A4.2
PROPEL
ELEVATION
�I