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HomeMy WebLinkAboutresolution.hpc.001-1998RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR SIGNIFICANT DEVELOPMENT LOCATED AT 414 N. FIRST STREET, ASPEN, COLORADO RESOLUTION NO~ ~ , SERIES OF 1998 WHEREAS, the applicants, Jonathan Lewis and Roberto Posada, represented by The Ememarm Group, have requested approval for significant development, including partial demolition, on-site relocation, and waivers from dimensional requ/rements and the "Residential Design Standards" for the property located at 414 N. First Street. The property is a designated historic landmark; and WHEREAS, all development in an "H," Historic Overlay District or development involving a historic landmark must meet all four Development Review Standards of Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1. Standard: The proposed development is compatible in general design, massing and volume, scale and site plan with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is m a "H," Historic Overlay District or is adjacent to an Historic Landmark. For Historic Landmarks where proposed development would extend into front yard, side yard and rear yard setbacks, extend into the mimmum distance between buildings on the lot or exceed the allowed floor area by up ~o five hundred (500) square feet or the allowed site coverage by up to five (5) percent, HPC may grant such variances after making a finding that such variation is more compatible in character with the historic landmark and the neighborhood, than would be development in accord with dimensional requirements. In no event shall variations pursuant to this section exceed those variations allowed under the Cottage In:fill Program for detached accessory dwelling units pursuant to Section 26.40.090(B)(2). 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. 3. Standard: The proposed development enhances or does not detract from the historic significance of designated historic structures located on the parcel proposed for development or on adjacent parcels. 4. Standard: The proposed development enhances or does not diminish from the architectural character or integrity ora designated historic structure or pan thereof; and WHEREAS, all applications for partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the Development Review Standards of Section 26.72.020(C) of the Aspen Land Use Code in order for HPC to grant approval, namely: 1 .Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure, or the structure does not contribute to the historic s~gnificance of the parcel; and 2.Standard: The applicant has mitigated, to the greatest extent possible: a. Impacts on the historic significance of the structure or structures located on the parcel by limiting demolition of original or significant features and additions. b. Impacts on the architectural character or integrity of the structure or structures located on the parcel by designing new additions so that they are compatible in mass and scale with the historic structure; and WI-IEREAS, all applications for on-site relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, or any structure within an "H" Historic Overlay district, must meet all of the following Development Review Standards of Section 26.72.020(D)(2),(3), and (4) of the Aspen Land Use Code in order for HPC to grant approval, namely: 2.Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structures will not be diminished due to the relocation; and 3.Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation; and 4.Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering depanmem, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure. site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation; and WItEREAS, all applications for appeal from the Residential Design Standards of Section 26.58.040 must meet one of the following statements in order for the Design Review Appeal Committee or other decision making administrative body m grant an exception, namely the proposal must: a) yield greater compliance with the goals of the Aspen Area Community Plan; b) more effectively address the issue or problem a given standard or provision responds to; or e) be clearly necessary for reasons of fairness related to unusual site specific constraints. WHEREAS, Amy Guthrie, in her staff reports dated March 26, 1997 and February 1 I, 1998, recommended approval with conditions, and WHEREAS, a public heating, which was legally noticed, was held at a regular meeting of the Historic Preservation Commission on March 26, 1997, at which time the Commission considered and conceptually approved the application, including variances. A public meeting was held on February 11, 1998, at which time the Commission granted final approval for the project as presented on February 11, 1998, with conditions, by a vote of 7-0. NOW, THEREFORE, BE IT RESOLVED: That significant development approval be granted for the project at 414 N. First Street, Aspen, Colorado, with the following conditions: 1. The garage must be demonstrated m be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation prior to application for building permit. 2. A relocation plan shall be submitted, including posting a bond or other financial security, as approved by the HPC, to insure the safe relocation, preservation and.repair (if required) of the garage, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. The bond shall be in the amount of $30,000. 3. All planting or other elements proposed within the City right-of-way along First Street must be approved by the City Parks Department, staffand monitor. 4. A variance is granted from the "Residential Design Standards" as related to "street oriented entrance." "garages," and "volume." 5. A rear yard setback variance of 4 feet 6 inches is granted for an addition to the garage, which may remain on the west property line. 6. A 500 square foot FAR bonus is granted. APPROVED__~ BY THE COMMISSION at its regular meeting on the/~ day of t~/~.-~ , 1998.