HomeMy WebLinkAboutresolution.hpc.022-2004RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
RECOMMENDING APPROVAL OF A HISTORIC LANDMARK LOT SPLIT,
SUBDIVISION EXEMPTION AND GMQS EXEMPTION TO CITY COUNCIL, AND
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
ON-SITE RELOCATION, AND VARIANCES FOR THE PROPERTY LOCATED AT
308 PARK AVENUE, CITY OF ASPEN, COLORADO
RESOLUTION NO. 22, SERIES OF 2004
PARCEL ID: 2737-181-30-047
WHEREAS, the applicant, Tim Mooney, represented by Alan Richman Planning Services and
Al Beyer Design, has requested Historic Landmark Lot Split, Subdivision Exemption and GMQS
Exemption, Major Development (Conceptual), On-site Relocation, and Variances for the
property located at 308 Park Avenue, Lot 1, Block 2, Riverside Addition, and all that part of
Regent Street lying Southerly of and adjacent to said Lot 1 projected Southerly to the Southerly
line of Regent Street. Also the Northerly 15 feet of Lots 9,10,11 and the Northerly 15 feet of the
Westerly half of Lot 12, Block 2 of the Riverside Addition, City and Townsite of Aspen; and
WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the
following requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section
26.470.070(C), and Section 26.415.010(D;) 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 hearing 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 July 14, 2004, performed an analysis of the
application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval with
conditions; and
Page: 2 of 4
08/12/2004 011:21
SI~_VIA DAVIS PITKIN COUNTY CO R 21.00 O 0.00
WHEREAS, at their regular meeting on July 14, 2004, 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 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
HPC recommends approval of a Historic Landmark Lot Split, Subdivision Exemption and GMQS
Exemption to City Council, and grants approval for Major Development (Conceptual), On-Site
Relocation, and Variances with the following conditions:
1. The HPC hereby approves a 500 square foot FAR bonus.
2. The HPC hereby approves the following setback variances for the South Lot: a 2
foot front yard setback variance, a 2.5 foot north sideyard setback variance (plus any
projection required to accommodate the existing eaveline and log ends), and a 6
foot rear yard setback variance
3. Refine the size of the lightwell that is proposed at the front of the historic cabin to
reduce it's size.
4. Provide a site plan that indicates the location of proposed paving on the site.
5. A structural report demonstrating that the building can be moved and/or information
about how the house will be stabilized from the housemover must be submitted with
the building permit application.
6. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of
the structure must be submitted with the building permit application.
7. A relocation plan detailing how and where the building will be stored and protected
during construction must be submitted with the building permit application.
8. An application for final review shall be submitted for review and approval by the
HPC within one year of July 14, 2004 or the conceptual approval shall be
considered null and void per Section 26.415.070.D.3.c.3 of the Municipal Code.
9. A subdivision plat and subdivision exemption agreement shall be reviewed and
approved by the Community Development Department and recorded in the office of
the Pitkin County Clerk and Recorder within one hundred eighty (180) days of final
approval by City Council. Failure to record the plat and subdivision exemption
agreement within the specified time limit shall render the plat invalid and
reconsideration of the plat by City Council will be required for a showing of good
cause. As a minimum, the subdivision plat shall:
a. Meet the requirements of Section 26.480 of the Aspen Municipal Code;
b. Contain a plat note stating that no further subdivision may be granted for these
lots nor will additional units be built without receipt of applicable approvals
pursuant to the provisions of the Land Use Code in effect at the time of
application;
c. Contain a plat note stating that all new development on the lots will conform
to the dimensional requirements of the R-6 zone district, except the variances
approved by the HPC; and
d. Be labeled to indicate that this proposal will create a North Lot of 4,803
square feet in size with 2,493 square feet of floor area, and a South Lot of
3,010 square feet in size with 1,500 square feet of floor area.
APPROVED BY THE COMMISSION at its regular meeting on the 14th day of July, 2004.
Approved as to Form:
Dav k~Hoefer, ~ssistant ~ity Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
Jeffrey H~h~, C~air- v
ATTEST: XJ
Kathy Str~kland, Chief Deputy Clerk