HomeMy WebLinkAboutresolution.hpc.019-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR FINAL DEVELOPMENT, SPECIAL
REVIEW FOR REDUCTION OF ON-SITE UTILITY/TRASH STORAGE AREA,
AND WAIVER OF ON-SITE PARKING FOR 302 E. HOPKINS AVENUE, LOT
K, BLOCK 80, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 19, SERIES OF 2001
WHEREAS, the applicant, MSJ Properties, represented by Philos International, has
requested final approval, special review for reduction of on-site utility/trash storage area,
and waiver of on-site parking 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, ItPC 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 vaxiations 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
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WItEREAS, ail applications for special review to reduce on-site utility/trash storage area
must meet all of the following Development Review Standards of Section 26.575.060.B,
namely:
1. Standard: There is a demonstration that given the nature of the potential uses of the
building and its total square footage, the utility/trash service area proposed to be
provided will be adequate.
2. Standard: Access to the utility/trash service area is adequate.
3. Standard: Measures are provided for enclosing trash bins and making them easily
movable by trash personnel.
4. Standard: When appropriate, provisions for trash compaction are provided by the
proposed development and measures are taken to encourage trash compaction by
other developments on the block.
5. Standard: The area for public utility placement and maintenance is adequate and
safe for the placement of utilities.
6. Standard: Adequate provisions are incorporated to ensure the construction of the
access area; and
WHEREAS, pursuant to Section 26.470.070.D.5.b. of the Land Use Code, the Historic
Preservation Commission may determine that parking cannot be provided on the site's
surface and he consistent with the review standards of Chapter 26.415 (Development
Involving Historic Landmarks), and shall therefore be waived, which determination the
HPC did make; and
WHEREAS, Amy Guthrie, in her staff report dated May 9, 2001, 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 May 9, 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 finai approval, special review for reduction of on-site utility/trash storage area, and
waiver of on-site parking for the property located at 302 E. Hopkins Avenue, Lot K,
Block 80, City and Townsite of Aspen, be approved, finding that the review standards are
met, with the following conditions:
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1. The applicant shall provide a report from a structural engineer or housemover,
verifying that the shed can be safely moved.
2. The applicant shall provide a letter of credit in the amount of $15,000 to ensure the
safe relocation of the shed, along with a plan for how the building will be moved
and stored during construction. As was discussed at conceptual review, it appears
that the outbuilding will likely have to be temporarily stored off-site. The off-site
location and means of protecfmg the building must be approved by staff and
monitor.
3. HPC staff and monitor must review and approve the stone that will be used at the
basement stairwell, and the design for any railing or screen provided around the
lightwell.
4. The applicant and board should discuss any future use of the rooftop on the new
building and address furniture or other objects that would be visible from the
street.
5. The opening into the trash storage area shall be widened to allow easier
maneuvering of the dumpster. The trash area should also be deep enough to
accommodate a compactor.
6. If more intensive uses, such as a restaurant, are added to the property in the future,
the applicant shall be required to retum to HPC or P&Z for approval of a new
trash storage plan, plus revisions or additions to the mechanical equipment.
7. The HPC hereby waives the required on-site parking spaces.
8. The City Forester requires that the Douglas-Fir and Rocky Mountain Juniper
trees in the public right of way be preserved and protected during construction.
9. Information on all venting locations and meter locations not described in the
approved drawings shall be provided for review and approval by staff and
monitor when the information is available.
10. Submit a demolition plan, as part of the building permit plan set, indicating
exactly what areas of the historic house and barn are to be removed as part of the
renovation.
11. HPC staff and monitor must approve the type and location of all exterior
lighting fixtures.
12. There shall be no deviations from the exterior elevations as approved without
first being reviewed and approved by HPC staff and monitor.
13. The conditions of approval will be required to be printed on the cover sheet of
the building permit plan set and all other prints made for the purpose of
construction.
14. 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.
15. The General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit.
16. Submit details of any reconstruction or alterations at the back wall of the historic
house for review and approval by staff and monitor.
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17.
18.
The parapet on the new building must be no taller than 3'0".
The applicant must secure the proper parking permits for construction vehicles
and is asked to be avoid negative impacts on neighboring parcels during the
building process.
APPROVED BY THE COMMISSION at its regular meeting on the 9th day of May,
2001.
Approved as to Form:
David'~toefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Su~ann~ah~l(te~d, Chair V ~
ATTEST:
Kathy~tri~land, Chief Dep/~ty Clerk
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