HomeMy WebLinkAboutresolution.hpc.033-2000I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIII III IIIII IIII IIII
446663 09105/2000 09:06A RE$OLUT! DAVIS $ILV!
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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR MINOR DEVELOPMENT AND
VARIANCES TO REMODEL 419 E. HYMAN AVENUE, THE ROARING FORK
ARMS CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO
Parcel ID #2737-182-160-30
RESOLUTION NO.~, SERIES OF 2000
WHEREAS, the applicant, 419 E. Hyman LLC, represented by Dennis Wedlick
Architects, has requested minor development approval for 419 E. Hyman Avenue, The
Roaring Fork Arms Condominiums, City and Townsite of Aspen. The project involves
remodeling the exterior of a building listed on the "Inventory of Historic Sites and
Structures," and located within the Commercial Core Historic District; 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 26.415.010.B.4 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 from the
architectural character or integrity of a designated historic structure or part thereof;
and
WHEREAS, in order to authorize a variance from the dimensional requirements of Title
26, the HPC must make a finding that the following three (3) cimumstances exist:
The grant of variance will be generally consistent with the purposes, goals,
objectives, and policies of the Aspen Area Community Plan and this Title;
The grant of variance is the minimum variance that will make possible the
reasonable use of the parcel, building or structure; and
Literal interpretation and enforcement of the terms and provisions of this
Title would deprive the applicant of rights commonly enjoyed by other
parcels in the same zone district, and would cause the applicant
unnecessary hardship or practical difficulty. In determining whether an
applicant's rights would be deprived, the board shall consider whether
either of the following conditions apply:
a. There are special conditions and circumstances which are unique to
the parcel, building or structure, which are not applicable to other parcels,
structures or buildings in the same zone district and which do not result
from the actions of the applicant; or
Granting the variance will not confer upon the applicant any
special privilege denied by the Aspen Area Community Plan and
the terms of this Title to other parcels, buildings, or structures, in
the same zone district; and
WHEREAS, Amy Guthrie, in her staff report dated July 12, 2000, performed an analysis
of the application based on the standards, and recommended further discussion of the
application; and
WHEREAS, at their regular meeting on July 12, 2000, 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 3.
THEREFORE, BE IT RESOLVED:
That minor development review and variances for the property located at 419 E. Hyman
Avenue, The Roaring Fork Arms Condominiums, City and Townsite of Aspen as
presented at the July 12, 2000 meeting, be approved on the basis that it meets the minor
development requirements, that the variances are consistent with the AACP, that the
variances are the minimum variances for reasonable residential use of the parcel, and that
literal interpretation and enforcement of the terms and provisions of this title would
deprive the applicant of rights commonly enjoyed by other parcels in the same zone
district, and would cause the applicant unnecessary hardship or practical difficulty.
The conditions of approval are:
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1. Mock-ups of the objects to be installed on the roof shall be reviewed and
approved by the HPC.
2. A design that includes the materials and location of the handrails must be
approved by the HPC.
3. The finish and color of the rooftop mechanical equipment is to be approved by
the staff and monitor.
4. The owner and representatives commit that no trees will be installed in the
planter boxes.
5. Future rooftop furniture that is movable shall not be taller than 6 feet.
Regarding the variances, Gilbert stated in this approval that the variances granted after
viewing the mock-ups would not exceed the ones that are finalized in the application.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day
of July, 2000.
Appr~_~orm:
David/Hoefer, Assistant Cit~Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST:
Kathy'Strickl~md, Chief Deputy Clerk
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446563 89/85/2880 09:08A RE$OLUT! DAVIS SXLV!
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