HomeMy WebLinkAboutresolution.hpc.031-2005RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
RECOMMENDING APPROVAL OF HISTORIC DESIGNATION, AND GRANTING
APPROVAL FOR MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION,
DEMOLITION AND VARIANCES FOR THE PROPERTY LOCATED AT 435 W. MAIN
STREET, LOTS A-I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 31, SERIES OF 2005
PARCEL ID: 2735-124-81-001
WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Alan
Richman Planning Services and Arthur Chabon, architect, has requested Historic Designation,
Major Development (Conceptual), Relocation, Demolition, and Variances for the property
located at 435 W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen; and
WHEREAS, Section 26.415.050 of the Aspen Municipal Code establishes the process for
Designation and states that an application for listing on the Aspen Inventory of Historic
Landmark Sites and Structures shall be approved if HPC and City Council determine sufficient
evidence exists that the property meets the criteria; 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 Major Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the prqject'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, ~br 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:
I. 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; o~r
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
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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:
I. 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 eflbrts 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 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:
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 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 August 10, 2005, performed an analysis of
the application based on the standards, found that the review standards have been met, and
recommended approval; 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
approved the application by a vote of 5 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends Council approval of Historic Designation for 435 W. Main Street
and approves Major Development (Conceptual), Relocation, Demolition, and Variances with the
following conditions:
1. Relocation of 3 historic cabins is part and parcel to this plan, and relocation of the cabins
indicated on the site plan will meet the standard of being the best preservation
solution. Final resolution of this matter is delayed until a satisfactory receiver site is
identified. The method to relocate the buildings will be evaluated by HPC.
2. HPC has evaluated all surface parking schemes raised and all will have negative
consequences except the one proposed. Also, the other designs do not meet the Design
Guidelines. The board is prepared to approve a parking waiver at Final review, once City
Council determines the number of on~site spaces that would have been required.
3. HPC hereby grants the required setback variances for the historic cabins. HPC will be
asked to approve setback variances for the new building at Final review.
4. 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.
Apl~s to Form:
David Hoefer, A~sistafft City Attorney
Appro~ed a~ to. content:
HIST~RIC~ ~I~SERVATION COMMISSION
e rlyJtalferty, Chair
ATT~T: ~-~.._~ ,~
y Striedgland, Chief Deputy Clerk
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