HomeMy WebLinkAboutresolution.hpc.016-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR LANDMARK DESIGNATION, MINOR
DEVELOPMENT AND A VARIANCE 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. 16, SERIES OF 2001
WHEREAS, the applicant, 419 E. Hyman LLC, represented by Fenton construction and
John Kelly, has requested landmark designation, minor development approval, and a
variance for 419 E. Hyman Avenue, The Roaring Fork Arms Condominiums, City and
Townsite of Aspen. The project involves extending an elevator to the roof; and
WHEREAS, Any structure or site that meets two (2) or more of the following standards
may be designated as
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
~ignificance 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.
C. 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 sties 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 26.415.020.B.4 of the Aspen Land Use Code in order for HPC to grand 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
Page: 2 of 3
~0/24/2002 ]0:12~
SILVIA DAVZS PITKIN COUNTY CO R mmee O emee
parcel ~d wi~ development nn adjacent p~cels wh~ ~c subjem site is in a "H,"
Historic Ov~lay Dis~ct or is adjac~t W ~ HisWfic L~E. For ~sWfic
1~ whge propos~ developm~t wo~d extend ~to ~ont y~ side y~d ~d
r~ ygd setbacks, ext~d ~to ~e ~mm dismce b~ buil~gs on ~e lo~
ex~ ~e ~low~ floor ~ea by up to five h~ (500) sq~e f~h or exc~ ~e
~low~ site ~v~ by up m five (5) p~ HPC may ~t n~ss~ v~s
a~g m~ng a fin~g ~m such v~afion is more ~mpafible in chmctg M~ ~e
hstofic l~k ~d ~e nei~borhood ~ wo~d be developmmt ~ a~rd M~
d~sion~ ~ff~. h no ev~t sh~l v~afiom p~t to ~s S~fion
exc~ ~ose v~afio~ ~low~ mdg S~fion 26.520.~0(B)(2), for demch~
acc~so~ dwell~g ~, ~d
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 sh'uctures 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:
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 Tire
would deprive the applicant of fights 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 right 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
b. 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
The proposed project shall be reviewed by the Wheeler and Hotel Jerome
view planes; 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 with conditions; and
WltEREAS, at their regular meeting on April 11, 2001, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application with conditions by a vote of 6 to 0.
THEREFORE, BE IT RESOLVED:
That the HPC recommends landmark designation be approved by City Council and
approves minor development review and a height variance for the property located at 419
E. Hyman Avenue, the Roaring Fork Arms Condom'miums, City and Townsite of Aspen,
finding that the review standards are met, with the following condition:
I. A height variance of 13 feet is approved to allow for the elevator.
APPROVED BY THE COMMISSION at its regular meeting on the llth day of
April, 2001.
Approved as to Form:
Daw~ Hoefer, Assistant~City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
ATTEST:
'I~athy Str~ckland, Chief Deputy Clerk