HomeMy WebLinkAboutresolution.hpc.029-2005RESOLUTION 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 920/930 MATCHLESS DRIVE, LOT 5, ALPINE ACRES SUBDIVISION,
CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 29, SERIES OF 2005
PARCEL 1D: 2737-074-22-001
WHEREAS, the applicants, Peter and Chris Dodaro, represented by Kim Raymond Architects,
have requested Major Development (Conceptual), On-site Relocation, Demolition and Variances
for the property located at 920/930 Matchless Drive, Lot 5, Alpine Acres Subdivision, 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 ~he 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; o~r
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, fbr 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
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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 ef/btts 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, 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
b. 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 variance:
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a. Is similar to the pattern, £eaturcs and character of the historic property or district; and/or
h. Enhances or mitigates an adverse impact to thc historic signiticance or architectural character
of thc historic property, an adjoining designated historic propert7 or historic district; and
WHEREAS, Amy Guthrie, in her staff report dated August 10, 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 August 10, 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 approves Major Development (Conceptual), On-site Relocation, Demolition
and Variances for the property located at 920/930 Matchless Drive, Lot 5, Alpine Acres
Subdivision, City and Townsite of Aspen, Colorado with the following conditions:
1. A 500 square foot FAR bonus is granted with the condition that staff and monitor work
with the applicant to determine all reasonable exterior restoration opportunities, including
placing siding on all elevations of the cabin, restoring the location and design of original
windows and doors, and reversing minor alterations.
2. A 4' front yard setback variance is granted to legalize the existing location of the front
porch, and a west sideyard setback variance of up to 5' is granted to accommodate the
proximity of lightwell on the west side of 930 Matchless Drive to the proposed new lot
line.
3. An application for final review shall be submitted for review and approval by the HPC
within one year of August 10, 2005 or the Conceptual approval shall be considered null
and void per Section 26.415.070.D.3.c.3 of the Municipal Code.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of August
2005.
Dav~ Hoefer, Assi~ant City Attorney
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N COMMISSION
Jef~lferty, Chair
~hthy St/~ti~ckland, Chief Deputy Clerk