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Home My WebLink Aboutresolution.hpc.022-2003 Page: !, o; '~ 95/28/2964 09:57~ 5ILVI~q DAVIS PITKIN COUNTY CO R 16.00 O 0,00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), ON-SITE RELOCATION, AND VARIANCES FOR THE PROPERTY LOCATED AT 811/819 E. HOPKINS, LOTS C-F, BLOCK 31, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 22, SERIES OF 2003 Parcel ID #: 2737-182-08-032 WHEREAS, Tom and Darlyn Fellman, represented by Rally Dupps, Consortium Architects, and Mitch Haas, Haas Land Planning, LLC, have requested Major Development approval (Conceptual), On-Site Relocation, and Variances, for the property located at 811/819 E. Hopkins, Lots C-F, Block 31, City and Townsite of Aspen, Colorado; 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, the application included a request for approval of on-site relocation of the historic houses and shed. In order to approve Relocation of a historic structure, per Section 26.415.090.C, the HPC must find that the proposal meets any one of the following standards: 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 Page: 2 of' 3 05/28/2004 09:57~ SILVI~ DI~VI$ PITK;N COUNTY O0 R 16,00 13 0,00 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 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, for approval of parking reductions, 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: 1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, for approval of a variance from the open space requirement, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine that: 1. The grant of variance will be generally consistent with the purposes, goals, objectives, and policies of the Aspen Area Community Plan and this Title; 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and 3. 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: 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 Page: 3 of 3 05/28/2004 09:57fl SILVIR DnVIS PITKIN COUNTY CO R 16.00 D 0.00 WHEREAS, Amy Guthrie, in her staff report dated December 10, 2003 performed an analysis of the application based on the standards, and recommended the application be approved; and WHEREAS, at a regular meeting held on December 10, 2003, the Historic Preservation Commission considered the application, found the application to meet the standards, and approved the application by a vote of 4 to 0. THEREFORE, BE IT RESOLVED: That the HPC approves Major Development (Conceptual), On-Site Relocation, and Variances for the property located at 811/819 E. Hopkins, Lots C-F, Block 31, City and Townsite of Aspen, Colorado finding that the review standards are met, with the following conditions: 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. 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 l0th day of December, 2003. DavYd H-oefer, Assista~ City Attorney Approved as to Content: HIS~ IRIC PRkESERVATION COMMISSION Jeffre lalferty, ~hair "~ v - ATTI Kathy Strickland, Chief Deputy Clerk