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Home My WebLink Aboutresolution.hpc.015-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR FINAL DEVELOPMENT AND A VARIANCE FOR THE PROPERTY LOCATED AT 328 PARK AVENUE, A METES AND BOUNDS PARCEL WITHIN THE CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. I ~,, SERIES OF 2001 WHEREAS, the applicants, 328 Park Avenue LLC, have requested Final development approval and a Variance for the property located at 328 Park Avenue, a metes and bounds parcel within the City and Townsite of Aspen; 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: 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 26.520.04003)(2), for detached accessory dwelling 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, in order to authorize a variance from the dimensional requirements of Title 26, the HPC must make a finding that the following three (3) circumstances exist: I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIIi III IIIII IIII IIII 454913 05/30/2001 09:27R RESOLUTI DRVI$ $'tLV! I of' 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY CO 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 cireumstances 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 April 11, 2001, performed an analysis of the application based on the standards, and recommended approval of the project; and WHEREAS, at their regular meeting on April 11, 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 Final Development and a Variance are approved for the property located at 328 Park Avenue, a metes and bounds parcel within the City and Townsite of Aspen with the following conditions: HPC grants a 1,364 square foot floor area variance, in addition to those variances approved on March 14~, which were a 5 foot front yard variance for the historic house on Park Avenue, a 10 foot front yard variance for the new cottage 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. 454913 0~/30/2001 09:27A RESOLUT! DRVIS SILV! 2 of* 4 R 20.O0 D 0.00 N 0.00 pITK[fl COUNTY CO 2. Restudy the location of the staircase on the historic cottage, in the interest of preserving the two historic windows. The full HPC must review and approve final design. 3. Provide a structural report demonstrating that the miner's cottage can be moved and information about how the house will be stabilized from the housemover. 4. Provide a bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure. 5. Provide a relocation plan detailing how and where the building will be stored during construction. Measures must be taken to fence off the building, cover windows with plywood, and otherwise protect it from damage. 6. Information on all venting locations and meter locations for the miner's cottage shall be provided for review and approval by staff and monitor when the information is available. 7. Submit a demolition plan, as part of the building permit plan set, indicating exactly what areas of the historic house are to be removed. 8. Submit a preservation plan, as part of the building permit plan set, indicating how the exisfmg materials, which are to be retained, will be restored. The requirement is to retain/repair all original materials and replicate only those that are determined by HPC staff and monitor to be beyond salvage. 9. No elements are to be added to the historic house that did not previously exist. No existing exterior materials other than what has been specifically approved herein may be removed without the approval of staff and monitor. 10. HPC staff and monitor must approve the type and location of all exterior lighting fixtures. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor. 12. The preservation plan described above, as well as the conditions of approval will be required to be printed on the cover sheet of the building permit plan set and ail other prints made for the purpose of construction. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 15. Submit drawings showing the proposed millwork for the restoration of the front porch for review and approval by staff and monitor. 16. Any proposal to move the miner's cottage to a temporary, off-site location will require review and approval by staff and monitor. I IIIlll Illll IIItll IIIIII III IIIII IIIIIII III IIIII Ifil 454913 05/30/2001 09:27R RESOLUT! DRVIS SILVT 3 o~' 4 R 20.00 D 0.00 N 0.00 PITKIH COUHTY CO APPROVED BY THE COMMISSION at its regular meeting on the llth day of April, 2001. Approved as to Form: Daviii'Hoefer, Assistant C~ Attorney Approved as to content: ~ COMMISSION ATTEST: Kathy Stri~kland, Chief Deputy Clerk I IIIIII IIIII IIIIII IIIIII III IIIII IIIIIII III IIIII IIII IIII 454913 05/30/2001 09:27R RESOLUTI DAVIS SILVI 4 of 4 R 20.00 D 0.00 N 0.00 PITKIN COUNTY CO