HomeMy WebLinkAboutresolution.hpc.020-2001RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
VARIANCES TO RESTORE AND MAKE A ROOFTOP ADDITION TO 428 E.
HYMAN AVENUE, LOT Q AND 25 SQUARE FEET OF LOT R, BLOCK 88,
CITY AND TOWNSITE OF ASPEN, COLORADO
Parcel ID//2737-073-39-011
RESOLUTION NO. 20, SERIES OF 2001
WHEREAS, the applicant, Loma Alta Corporation, represented by Janet Lapin and
Michael Fuller Architects, has requested conceptual development approval and variances
for 428 E. Hyman Avenue, Lot Q and 25 square feet of Lot R, Block 88, City and
Townsite of Aspen. The building is a designated landmark; 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
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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
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:
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 May 9, 2001, performed an analysis
of the application based on the standards, and recommended approval of the application
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 4 to 2.
THEREFORE, BE IT RESOLVED:
That the HPC approves conceptual development and variances for the property located at
428 E. Hyman Avenue, Lot Q and 25 square feet of Lot R, Block 88, City and Townsite
of Aspen, finding that the review standards are met, with the following condition:
1. Restudy the southernmost skylight to make it flatter in profile, and lower the
chimney.
2. The HPC hereby grants a 500 square foot floor area bonus and a 2 foot height
limit variance for the elevator tower.
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APPROVED BY THE COMMISSION at its regular meeting on the 9th day
of May, 2000.
Approv~Q_a~Form:
David~Ioefer, Assistant ~ty Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
Suza~d, Chairmag/
ATTEST:
Kathy S~riekland, Chief Deputy Clerk
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