HomeMy WebLinkAboutresolution.hpc.032-2005RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
DEMOLITION AND VARIANCES FOR THE PROPERTY LOCATED AT 710 NORTH
THIRD STREET, UNIT A, LOTS 1 & 2, BLOCK 102 OF HALLAM'S ADDITION, CITY
AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 32, SERIES OF 2005
PARCEL ID: 2735-121-27-002
WHEREAS, the applicant, Suzanne Leydecker, represented by Rally Dupps of Consortium
Architects and Mitch Haas of Haas Land Planning, LLC, has requested Major Development
(Conceptual), Demolition and Variances for the property located at 710 North Third Street, Unit
A, Lots 1 & 2, Block 102 of Hallam's Addition, 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 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, 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
fbllowing 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
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Demolition of the structure will be inconsequential to the historic preservation
needs of the area; 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, 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 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 24, 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 24, 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), Demolition and Variances for the
property located at 710 North Third Street, Unit A, Lots 1 & 2, Block 102 of Hallam's Addition,
City and Townsite of Aspen, Colorado with the following conditions:
1. HPC grants the necessary setback variances to legalize the historic house in its existing
location.
2. HPC grants a waiver of the "Residential Design Standards" for the location of the garage.
3. HPC grants a waiver of the "Residential Design Standards" for the location of the
lightwell on Third Street.
4. HPC grants a waiver of one on-site parking space.
5. The applicant is to remove the two parking spaces occupied by Unit A on Gillespie
Street, and the curb cut, and restore the grass prior to issuance of a "Certificate of
Occupancy." The remaining spaces are allocated to Unit B.
6. An application for final review shall be submitted for review and approval by the HPC
within one year of August 24, 2005 or the conceptual approval shall be considered null
and void per Section 26.415.070.D.3.c.3 of the Municipal Code.
7. 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.
APPROVED BY THE COMMISSION at its regular meeting on the 24th day of August
2005.
Approved as to Form:
~'-~ I !~ity Attorney
David"Hoefer, A-ssistan!
Approved as to content:
HIS~RIC~PR~ESERVATION COMMISSION
Jeff~Halferty, Chair
ATTEST:
Kathy-$T'-~kland, Chief Deputy Clerkl
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