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Home My WebLink Aboutresolution.hpc.010-2015 RECEPTION#: 618253, 03/18/2015 at 11:20:54 AM, 1 OF 10, R $56.00 Doc Code ; RESOLUTION Janice K.Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) • APPROVING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION, DEMOLITION, FAR BONUS, AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 134 WEST HOPKINS AVENUE, LOT 1 OF THE 134 AND 134.1/, WEST HOPKINS LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION #10, SERIES OF 2015 r PARCEL ID: 2735-124-19-001 r WHEREAS, the applicant, West Hopkins LLC; represented by CCY Architects, requested HPC C-1 Major Development (Conceptual), Relocation, Demolition, FAR Bonus, and Variance approval for the property located at 134 West Hopkins Avenue, Lot 1 of the 134 and 134 '/2 West Hopkins Landmark Lot Split, City and Townsite of Aspen; and o 1 WHEREAS, the application was determined complete on November 26, 2014; 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 diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and RECEPTION#: 619129, 04/17/2015 at 134 West Hopkins Avenue 11:58:46 AM, HPC Resolution #10, Series of 2015 1 OF 10, R $56.00 Doc Code Page 1 of 4 RESOLUTION Janice K. Vos Caudill, Pitkin County, CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION(HPC) APPROVING MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION, DEMOLITION, FAR BONUS,AND VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 134 WEST HOPKINS AVENUE, LOT 1 OF THE 134 AND 134 YZ WEST HOPKINS LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO RESOLUTION#10, SERIES OF 2015 PARCEL ID: 2735-124-19-001 WHEREAS, the applicant, West Hopkins LLC, represented by CCY Architects, requested HPC Major Development (Conceptual), Relocation, Demolition, FAR Bonus, and Variance approval for the property located at 134 West Hopkins Avenue, Lot 1 of the 134 and 134 '/2 West Hopkins Landmark Lot Split, City and Townsite of Aspen; and WHEREAS, the application was determined complete on November 26, 2014; 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 J 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 diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and 134 West Hopkins Avenue HPC Resolution#10, Series of 2015 Page 1 of 4 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 26.415.1101, 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: a) The design of the project meets all applicable design guidelines; 134 West Hopkins Avenue HPC Resolution#10, Series of 2015 Page 2 of 4 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, Sara Adams, in her staff report to HPC dated March 11,2015, performed an analysis of the application based on the standards and recommended approval of the project with conditions; and WHEREAS, at a duly noticed public hearing on March 11, 2015, 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 four to two (4-2). NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants Conceptual Major Development.approval, Waivers, Variances, and 116.4 square feet FAR Bonus with the following conditions: 1. The site plan, mass and scale are approved as shown in Exhibit A with the following condition: a. The deck on top of the connecting element is approved. The glass railing on the connector needs to be low iron glass with no seams. 2. In addition to the requirements in Land Use Code Section 26.415, the following shall be addressed during Final Review: a. Provide details of the fence along First Street. b. Provide details of the at grade skylight. c.- The Hopkins Street entrance shall be the primary entrance. d. Provide details of the foundation material and document the existing relationship to grade. 3. Demolition of non-historic additions is approved as represented in the application. 4. Relocation of the historic home is approved: a. Temporary storage of the home offsite is approved as represented. b. A protection plan from an engineer or house mover shall be submitted with the building permit. c. Provide a letter from a structural engineer demonstrating that the building is able to moved. d. At building permit, provide a $30,000 letter of credit or cashier's check to insure the safe relocation of the house. 5. A 116.4 square feet FAR bonus is granted. 134 West Hopkins Avenue HPC Resolution#10, Series of 2015 Page 3 of 4 a. Front yard (Hopkins Ave.)—9'2" b. Side yard (First St.) - 5' up to 1'3.5" c. Side yard (interior lot line)— 5' up to 1'3.5" d. Combined— 27" 7. 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 II1h day of March, 2015. Ja es�DeFr ncia, Chair Approved as to Form: James R. True, City Attorney ATTEST: Kathy Stric and, thief Deputy Clerk Exhibit A: conceptually approved site plan and elevations. Exhibit B: approved setback variances 134 West Hopkins Avenue HPC Resolution#10, Series of 2015 Page 4 of 4 • i ! I I II it I \ ro 0: Kiri v ___ ---------- � C Eo vti `- 7777 0 0 ISTSTREr N(DK: j SITE PLAN - 1/4" WEST HOPKINS LLC. � 4 WAST 'iDFK NS AVErvu_ ` 1 " AP? 'ATO\ FOR CERT ELATE OF v22 .l0':5 P,EVi51i1N5 I FYRC ^RiATE^E^5 FOR MAJOR HFC: DEVELOPMENT 1.2j.2p':4 SUBMISSION DATE C C Y A R i ( l C � � � i i � • InQl z" ol� ow s. I ✓w. ---- -- i -----___-.-.-_-_- _-_-_-.--__-_-.- ___ � 1 I I I I 1 I I I WEST ELEVATION - 1/8" = 1'-0" SOUTH ELEVATION - 1/8" = 1'-0" r 1' 3 211 �jl_ r 3 3 -. -_---------------- r I 1 1 I I — — — — — -----------------------------7---- - ='— — —----- -------------- EAST — -------EAST ELEVATION - 1/8" = 1'-0" NORTH ELEVATION - 1/8" = 1'-0" WEST HOPKINS LLC. IC 134'JEST FiOPK NS AVENU Y APP iCAT:iN FOR CERT:F LATE CSF 5 REVISIi]NS AFYROPR A?"ENESS FOR MAJOR HPC DEVELGPMENT 7.25.20'4 � BMISSICN DAT t1 l �' �a Ni As kV 1 j � h A � r a r 12li * I3 j(� r HI ' �s. ,s'��'S'S' �}y ! f��,.�Tp,,,• _ s e�� L� {,��gl�� ;E ,� 1; ��g i s � '�� ,��,� :r;x%' r",'} � ��{ 3�``1 �" # �•� �"g�� €€ �`� �r1 t ��Srw is ��qs� � 'N" �- _•_ , b ii fl a i t i ; PERSPECTIVE FROM CORNER OF 1 ST STREET AND HOPKINS AVENUE }- WEST HOPKINS LLC. 1 4. ^Esr HOPKINS AvENu'= APP'iC,AT ON FOR CERT F C:ATE OF u2.252015 P.EVISIONS i - —,— APFROPR ATENE55 FOR MAJOR HPC DEVELOPMENT 1.25.201:4 SUBMISSION DATE � C C Y A C- I lrz Moo Min v- -`a - MAI vie �' a" a t 1 - �l To Nis spin? OUT gk t fff x tow i a v ru _ — k M ? _ "�' � t�� ;. �8 t��'�� s v f{: �• I�' t tea.. I r r ..,� _r oil — s 71 1 ' XT PERSPECTIVE FROM WEST SIDE OF 1ST STREET WEST HOPKINS ILC. 134 WEST -IOP'KINS AVENU'_ __ __ APPLICATION FOR CERTIFICATE OF .11151014 REVISIONS � C `. 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