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HomeMy WebLinkAboutresolution.hpc.007-2005RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), ON-SITE RELOCATION, DEMOLITION AND VARIANCES FOR THE PROPERTY LOCATED AT 530, 532 AND 534 EAST HOPKINS AVENUE, THE EAST 7.6 FEET OF LOT P, AND ALL OF LOTS Q, R, AND S, BLOCK 93, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 7, SERIES OF 2005 PARCEL ID: 2737-073-31-003/004/005 WHEREAS, the applicant, Austin Lawrence Partners, LLC, represented by Greg Hills, along with Mitch Haas, Haas Land Planning, and Michael Noda, Oz Architecture, has requested Major Development Review (Conceptual), On-site relocation, Demolition and Parking Waiver for the property located at 530, 532 and 534 E. Hopkins Avenue, the east 7.6 feet of Lot P, and all of Lots Q, R, and S, Block 93, City and Townsite of Aspen, Colorado; and WHEREAS, based on the October 8, 2004 submittal date of this application, which predated amendments to the Commercial Core Zone District adopted through Ordinance 28a, Series of 2004, permitted uses for this redevelopment include office space in a ground floor location, as well as detached residential. While the application is protected fi'om those newly adopted Commercial Core Zoning provisions that could adversely affect the proposal, it is permitted to benefit from any provisions of Ordinance 28a, Series of 2004 that help to accommodate the proposal; 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 Itistoric 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 intbrmation 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 Page: 1 or 4 03/25/2005 10:27g SILVIA DAVIS PITKIN COUNTY CO R 21.00 D 0.00 Page: 2 or" 4 03/25/200§ $ILVZR D~VZS PZTKZN COUNTY CO R zz.ee D e,ee 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; ~ 3. The owner has obtained a Certificate of Economic Hardship; ~ 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, in order to authorize a demolition, according to Section 26.415.080, Demolition of designated historic properties, it must be demonstrated that the application meets any one of the following criteria: a. The property has been determined by the city to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen, or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally~ for approval to demolish~ all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area; 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, Amy Guthrie, in her staff report dated February 23, 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 23, 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 by a vote of 6 to 0. NOW, THEREFORE, BE IT RESOLVED: HPC grants approval for Major Development (Conceptual), On-Site Relocation, Demolition and Variances for 530, 532 and 534 E. Hopkins Avenue, the east 7.6 feet of Lot P, and all of Lots Q, R, and S, Block 93, City and Townsite of Aspen with the following conditions: 1. The project will generate a requirement for 7 parking spaces for the office/commercial use. The applicant cannot provide any more than the 6 spaces needed for the residences, therefore HPC has waived the office/commercial on-site parking and cash- in-lieu payment. 2. A structural report demonstrating that the buildings can be moved and/or information about how the house will be stabilized from the housemover must be submitted with the building permit application. 3. A bond or letter of credit in the amount of $30,000 per cabin must be submitted with the building permit application to insure the safe relocation of the structures. 4. A relocation plan detailing how and where thc buildings will be stored and protected during construction must be submitted with the building permit application. 5. An application for final review shall be submitted for review and approval by the HPC within one year of February 23, 2005 or the conceptual approval shall be considered null and void per Section 26.415.070~D.3.c.3 of the Municipal Code. 6. 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. 7. HPC supports the P&Z granting an exemption from reviewing the encroachment into the Courthouse View Plane through a PUD process. The project is approximately 15 feet below the maximum height limit, at half of the allowed floor area, and is on the edge of the view plane's eastern boundary. APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of February, 2005. Approved as to Form: David HoOfer, Assistant C~ty Attorney SILVIA DAVIS PITKIN COUNTY CO R 23..00 0 0.00 Approved as to content: HIS~TORI~ PRESERVATION ,COMMISSION K~a~l~ S~iekland, Chief Deputy Clerk SILVIA DAVIS PITKIN COUNTy CO R 21.0~) D 0.00 '