HomeMy WebLinkAboutresolution.hpc.055-1999RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT,
PARTIAL DEMOLITION, AND ON-SITE RELOCATION FOR NEW
COMMERCIAL DEVELOPMENT AT 302 E. HOPKINS AVENUE, LOT K,
BLOCK 80, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NOS~ SERIES OF 1999
WHEREAS, the applicant, John Davis, represented by Jake Vickery Architects, has
requested conceptual approval, partial demolition, and on-site relocation approval for the
property located at 302 E. Hopkins Avenue, Lot K, Block 80, City and Townsite of
Aspen. The property is a designated landmark. The project involves demolishing a non-
historic addition to the existing house, relocating the shed on site, and building a new
commercial structure at the rear of the lot; 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 in 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 minimum distance between buildings on the lot or
exceed the allowed floor area by up to 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 Infill 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 f~om the
architectural character or integrity of a designated historic structure or part thereof;
and
WItEREAS, 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,
nanlaly~
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
significance 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
WHEREAS, 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:
1.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
2.Standard: The structure has been demonstrated to be capable of withstafiding
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
3.Standard: A relocation plan shall be submitted, including posting a bond or
other financial security with the engineering department, 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
WHEREAS, Amy Guthrie, in her staff report dated September 22, 1999, performed an
analysis of the application based on the standards, found favorably for the application,
and recommended approval with conditions; and
WHEREAS, at their regular meeting on September 22, 1999, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application with conditions by a vote of 4 to 1.
THEREFORE, BE IT RESOLVED:
That conceptual, partial demolition, and on-site relocation for 302 E. Hopkins Avenue,
Lot K, Block 80, City and Townsite of Aspen, as presented at the September 22, 1999
meeting, be approved, finding that the review standards are met, with the following
conditions:
Further explanation is needed from the architect as to why the existing lightwell is
proposed to be enlarged and why the stairs to the basement cannot be recessed
further from the street than the 2' that is presented in these plans. The HPC requests
a restudy so that the stair start 3'6" back from the west face of the new building:
For final review, the architect is required to identify the location for any future
rooftop mechanical equipment and verify that the equipment can be adequately
screened from the pedestrian view.
HPC recommends that P&Z support the applicant's request for a reduction in on-
site parking and trash storage.
APPROVED BY THE COMMISSION at its regular meeting on the 22nd day
of September, 1999.
Approved as to Form:
Dav~ Hoefer, Assistant ~ty Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
Sua~n~l~id, Chairman
ATTEST:
Kathy Stricl~land, Chief Deputy Clerk