HomeMy WebLinkAboutresolution.hpc.001-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT AND
EXEMPTION FROM THE PARTIAL DEMOLITION REVIEW STANDARDS
TO RENOVATE A NON-HISTORIC BUILDING AT 434 E. MAIN STREET,
CITY AND TOWNSITE OF ASPEN, COLORADO
Parcel ID# 2737-073-22-016
RESOLUTION NO. 1, SERIES OF 2002
WHEREAS, the applicant, 434 E. Main LLC, represented by Seedorf + Howie
Parmership, has requested approval for conceptual development approval and exemption
from the partial demolition review standards for a renovation of 434 E. Main Street, City
and Townsite of Aspen. The building is not historic but is located in the Commercial
Core Historic District; 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:
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.
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
WItEREAS, staff has determined that the proposed design should be restudied to better
meet the Historic Preservation Design Guidelines 13.4 and 13.14 related to the design of
the alley fa9ade of the building; and
WHEREAS, No approval for exemption fi.om the review standards for partial demolition
can be granted unless all of the following standards are met:
a. The structure is not identified on the Inventory of Historic Sites and Structures.
b. The structure is considered to be non-contributing to the historic district.
c. The structure does not contribute to the overall character of the historic district,
and its demolition, partial demolition, off-site relocation, on-site relocation, or temporary
relocation does not impact the character of the historic district.
d. The demolition, partial demolition, off-site relocation, on-site relocation or
temporary relocation is necessary for the redevelopment of the parcel.
e. The redevelopment or new development is reviewed by the Historic Preservation
Commission pursuant to Section 26.415.010; and
WHEREAS, Amy Guthrie, in her staff report dated January 9, 2002, performed an
analysis of the application based on the review standards and the "City of Aspen Historic
Preservation Design Guidelines," and recommended approval of the application with
conditions; and
WHEREAS, at their regular meeting on January 9, 2002, 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, with conditions, by a vote of 7 to 0.
THEREFORE, BE IT RESOLVED:
That the HPC approves conceptual development and exemption fi.om the partial
demolition review standards for 434 E. Main Street with the following condition:
1. For final review, study ways to create more visual interest on the alley fagade.
APPROVED BY THE COMMISSION at its regular meeting on the 9th day
of January, 2002.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to Content:
HISTORIC PRESERVATION COMMISSION
ATTEST:
Kathy Strickland, Chief Deputy Clerk