HomeMy WebLinkAboutresolution.hpc.018-2003RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
ON-SITE RELOCATION, AND VARIANCES FOR THE PROPERTY LOCATED AT
135 E. COOPER AVENUE, LOTS H AND I AND THE EASTERLY 5 FEET OF LOT G,
BLOCK 70, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NOJ~/, SERIES OF 2003
PARCEL ID: 2735-131-04-003
WHEREAS, the applicant, Chris Pat Aspen LLC, represented by Gibson Architects, has
requested Major Development Review (Conceptual), On-Site Relocation, and Variances for the
property located at 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block
70, City and Townsite of Aspen. The property is listed on the "Aspen Inventory of Historic
Landmark Sites and Structures;" and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC
may approve, disapprove, approve with conditions or continue the application to obtain
additional information necessary to make a decision to approve or deny; and
WHEREAS, for approval of Relocation of a Designated Property, the HPC must review the
application, a staff analysis report and the evidence presented at a hearing to determine, per
Section 26.415.090.C of the Municipal Code, that:
1. It is considered a non-contributing element of a historic district and its relocation will
not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which
it is located and its relocation will not have an adverse impact on the historic district or
property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given
the character and integrity of the building, structure or object and its move will not
adversely affect the integrity of the historic district in which it was originally located or
diminish the historic, architectural or aesthetic relationships of adjacent designated
properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding
the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security; and
WHEREAS, for approval of an FAR bonus, the HPC must review the application, a staff'
analysis report and the evidence presented at a heating to determine, per Section 26.415.110.C of
the Municipal Code, that:
a. The design of the project meets all applicable design guidelines; and
b. The historic building is the key element of the property and the
addition is incorporated in a manner that maintains the visual integrity of the historic building
and/or
c. The work restores the existing portion of the building to its historic appearance; and/or
d. The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines the old and new portions of the building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained; and
WHEREAS, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district; and
WHEREAS, Amy Guthrie, in her staff report dated September 10, 2003, performed an analysis
of the application based on the slandards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval; and
WHEREAS, at their regular meeting on September 10, 2003, the Historic Preservation
Commission considered the application, found the application was consistent with the review
standards and "City of Aspen Historic Preservation Design Guidelines" and approved the
application by a vote of 5 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants Conceptual approval, On-site Relocation, and Variances for the
proposed project at 135 E. Cooper Avenue, as represented on September 10, 2003, with the
following conditions:
1. HPC grants the following variances: a 3' west sideyard setback variance for the new
addition only, a 1.5' east sideyard setback variance, an 8'rear yard setback variance for the
residential unit along the alley, a 3' rear yard setback variance for the new garage and a 500
square foot FAR bonus.
2. No skylights or french doors are approved to be added to the existing outbuilding.
3. The proposal to add french doors on the south elevation of the historic house is to be
restudied for Final. No more than one skylight will be considered for the roof of the historic
house at Final review.
4. A landscape plan, lighting, fenestration and detailing, selection of new materials, and
technical issues surrounding the preservation of existing materials will all be addressed at
Final Review.
5. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of September,
2003.
Approved as to Form:
(~""t Assistant City
DaVid Hoefer, Attorney
Approved as to content:
HIS~R~~SSION
Jeffr~ il ferry, Chair
ATTES ~
Kathy Strickland, Chief Deputy Clerk