HomeMy WebLinkAboutresolution.hpc.011-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR HISTORIC LANDMARK
DESIGNATION, CONCEPTUAL DEVELOPMENT, PARTIAL DEMOLITION,
ON-SITE RELOCATION, DEMOLITION EXEMPTION, AND VARIANCES
FOR THE PROPERTY LOCATED AT 328 PARK AVENUE, A METES AND
BOUNDS PARCEL WITHIN THE CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. [/, SERIES OF 2001
WHEREAS, the applicants, 328 Park Avenue LLC, have requested Historic Landmark
Designation, Conceptual Development, Partial Demolition, On-site relocation,
Demolition exemption, and Variances for the property located at 328 Park Avenue, a
metes and bounds parcel within the City and Townsite of Aspen. The property is
currently listed on the "Inventory of Historic Sites and Structures"; and
WHEREAS, Any structure or site that meets two (2) or more of the following standards
may be designated as "H," Historic Overlay District, and/or historic landmark.
Historical importance. The structure or site is a principal or secondary structure or
site commonly identified or associated with a person or an event of historical
significance to the cultural, social, or political history of Aspen, the State of
Colorado, or the United States.
Architectural importance. Based on the building form, use, or specimen, the
structure or site reflects an architectural style that is unique, distinct, or of
traditional Aspen character, or the structure or site embodies the distinguishing
characteristics of a significant or unique architectural type.
Designer. The structure is a significant work of an architect or designer whose
individual work has influenced the character of Aspen.
Neighborhood character. The structure or site is a significant component of an
historically significant neighborhood and the preservation of the structure or site
is important for the maintenance of that neighborhood character.
Community character. The structure or site is critical to the preservation of the
character of the Aspen community because of its relationship in terms of size,
location, and architectural similarity to other structures or sites of historical or
architectural importance; 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:
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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,
exceed the allowed floor area by up to five hundred (500) square feet, or exceed the
allowed site covered by up to five (5) percent, HPC may grant necessary 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 Section 26.520.040(B)(2), for detached
accessory d~velling units, and
2. Standard: The proposed development reflects and is consistent with the
character of the neighborhood of the parcel proposed for development.
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.
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, No approval for partial demolition shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
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.
B. The applicant has mitigated, to the greatest extent possible:
(1) Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions, and
(2) Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions that are compatible in
mass and scale with the historic structure; and
WHEREAS, No approval for on-site relocation shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
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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.
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.
A relocation plan shall be submitted, including posting a bond or other financial
security approved by HPC with the engineering deparmaent, 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, Section 26.415.010.E.11 of the Land Use Code allows the HPC to approve
the demolition of a structure which is located on a historic parcel, but which is considered
"non-contributing;" and
WHEREAS, Amy Guthrie, in her staff report dated March 14, 2001, performed an
analysis of the application based on the standards, and recommended approval of the
project; and
WHEREAS, at their regular meeting on March 14, 2001, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
to be consistent with the "City of Aspen Historic Preservation Design Guidelines" and
approved the application by a vote of 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That Historic Landmark Designation, Conceptual Development, Partial Demolition, On-
site relocation, Demolition exemption, and Variances for the property located at 328 Park
Avenue, a metes and bounds parcel within the City and Townsite of Aspen be approved
with the following conditions:
1. HPC grants a 5 foot front yard variance for the historic house on Park Avenue, a
10 foot front yard variance for the new ADU on Park, and a 5 foot rear yard
setback variance for the structures on Midland Avenue, a 4 foot variance on the
required distance between buildings on the new house and its garage, and a 500
square foot floor area bonus, finding that the review criteria are met.
2. A public hearing will be held to review the floor area variance, which can only be
granted with proof of hardship.
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A more thorough presentation of the restoration of the historic cottage must be
presented at final review. Detailed information on how the existing materials will
be treated, and the materials for the small new addition will be required.
APPROVED BY THE COMMISSION at its regular meeting on the 14th day of
March, 2001.
Approved as to Form:
David ~'~st ~ n~t~C i ~Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Su~za~ Reid, Cha~/
ATTEST:
Kathy Stri~kland, Chief Deputy Clerk
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