HomeMy WebLinkAboutresolution.hpc.013-2005RESOLUTION 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 629 WEST SMUGGLER STREET, LOT A AND THE WEST 1/2 OF LOT
B, BLOCK 21, CITY AND TOWNSITE OF ASPEN
RESOLUTION NO. 13, SERIES OF 2005
PARCEL ID: 2735-124-09-001
WHEREAS, the applicants, Robert and India Wardrop, represented by 1 Friday Design
Collaborative have requested Major Development Review (Conceptual), On-site relocation,
Demolition and Variances for the property located at 629 W. Smuggler, Lot A and the west t/2 of
Lot B, Block 21, 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 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; orr
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, tbr approval to relocate all of the following criteria must be met:
SILVIA D~VZ$ PZTK]N COUNTY CO R Zt.ee O e.ee
i. it has been dete~ined that the building, structure or object is capable of withstanding
the physical impacts of relocation; and
2. Am appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation o£ thc building, structure or object including the provision of thc 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
Additionall¥~ 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, tbr 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
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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 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 April 13, 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 April 13, 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 3 to 1.
NOW, THEREFORE, BE IT RESOLVED:
HPC grants approval for Major Development (Conceptual), On-Site Relocation, Demolition and
Variances for 629 W. Smuggler, Lot A and the west ½ of Lot B, Block 21, City and Townsite of
Aspen with the following conditions:
1. HPC should evaluate the scale of the gable end of the new construction that faces the
alley.
2. HPC hereby grants a 500 square foot FAR bonus.
3. HPC hereby grants setback variances of up to 10 feet along the rear property line for the
historic shed and new construction, up to 6.33' along the west property line for a new
garage, and up to 5 feet along the east property line for the shed, as represented on the
conceptual review plans.
4. HPC hereby grants a waiver to the "Residential Design Standards" related to garages.
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5. A structural report demonstrating that the buildings can be moved and/or information
from the housemover about how they will be stabilized 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
house, and $10,000 for the small shed must be submitted with the building permit
application.
7. A relocation plan detailing how and where the buildings will be stored and protected
during construction must be submitted with the building permit application.
8. Final review will require noticing of a request to waive one on-site parking space, and a
setback variance for lightwells.
9. The skylight proposed on the Victorian is to be deleted.
10. An application for final review shall be submitted for review and approval by the HPC
within one year of March 9, 2005 or the conceptual approval shall be considered null and
void per Section 26.415.070.D.3.c.3 of the Municipal Code.
11. 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.
12. Minimize the foundation on the relocated shed.
APPROVED BY THE COMMISSION at its regular meeting on the 13th day of April, 2005.
Approved as to Form:
David'Hoefer, A~sistant City Attorney
Approved as to content:
HISI~O_~RIC I~RESERVATION COMMISSION
Jeffr/~alferty, Chair
ATTEST:
Kathy Sti'ickland, Chief Deputy Clerk