HomeMy WebLinkAboutresolution.hpc.005-2005A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) AND A
RESIDENTIAL DESIGN STANDARDS VARIANCE FOR 114 NEALE AVENUE, LOT 2
OF THE 114 NEALE/17 QUEEN STREET HISTORIC LANDMARK LOT SPLIT, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 5, SERIES OF 2005
PARCEL ID: 2737-073-83-002
WHEREAS, the applicant, Alice Brien, represented by John Muir Architects, has requested
Major Development (Final) and a variance from a "Residential Design Standards" for the
property located at 114 Neale Avenue, Lot 2 of the 114 Neale/17 Queen Street Historic
Landmark Lot Split, City and Townsite of Aspen; 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 tbr their review;" and
WHEREAS, for Final 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 a variance from the Residential Design Standards, HPC must
review the application, a staff analysis report and the evidence presented at a hearing to
determine, per Section 26.410.020.C of the Municipal Code, that the variance would:
1. Provide an appropriate design or pattern of development considering the context in which
the development is proposed and the purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting,
or a broader vicinity as the board feels is necessary to determine if the exception is
warranted; or
2. Be clearly necessary for reasons of fairness related to unusual site specific constraints;
and
WHEREAS, Amy Guthrie, in her staff report dated February 9, 2005, 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
WHEREAS, at their regular meeting on February 9, 2005, 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 with
conditions by a vote of 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby ,grants approval for Major Development (Final) and a "Residential Design
Standards" variance with the following conditions:
1. The material palette represented to the board at the Feb. 9th meeting through a drawing of
the west elevation is approved. Staff and monitor will review and approve amendments of
the other facades to be consistent with this scheme.
2. A complete lm~dscape plan must be reviewed and approved by staff and monitor. This plan
shall include the reduction of the front walkway to 6 feet or less in width, as agreed to by
the applicant.
3. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
4. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
5. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
APPROVED BY THE COMMISSION at its regular meeting on the 9Ih day of February,
2005.
Approved as to Form:
David Hoefer, AssiItant City Attorney
Approved as to content:
HISTORIC PRESERVATION COMM.ISSION
Kathy S~rickland, Chief Deputy Clerk
SILVIA DAVIS PlTKIN COUNTY CO R 11.00 D 0.00