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HomeMy WebLinkAboutresolution.hpc.017-2006 ""--- 1- o 0.00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), DEMOLITION AND COMMERlCAL DESIGN REVIEW FOR THE PROPERTY LOCATED AT 508 EAST COOPER STREET, A PORTION OF LOTS L M, AND N, BLOCK 95, CITY AND TOWNSITE OF ASPEN, COLORADO. RESOLUTION NO. 17, SERIES OF 2006 PARCEL 10: 2737-182-24-007. WHEREAS, the applicant, Joshua Saslove, represented by Poss Architecture + Planning and Haas Land Planning, has requested Major Development (Conceptual), Demolition, and Commercial Design Review for the property located at 508 E. Hopkins Avenue, a portion of Lots L, M and N, Block 95, 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 anyone 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 Additionallv, for approval to demolish. all of the followine 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 ..--.-.+- 11111111111111111111111111111 ~~;~ ~~;~ ~ 1:18. JRNICE K vas CAUDILL PITKIN COUNTY CO R 16.00 0 0.00 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 Commercial Design Review, HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine, per Section 26.412 of the Municipal Code, that the project conforms with the following criteria: I. The proposed development meets the requirements of Section 26.412.060, Commercial Design Standards or any deviation from the Standards provides a more-appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justifY a deviation from the Standards. Compliance with Section 26.412.070, Suggested Design Elements, is not required but may be used to justifY a deviation from the Standards. 2. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial Design Standards, to the greatest extent practical. Amendments to the fayade of the building may be required to comply with this section. 3. For properties listed on the Inventory of Historic Sites and Structures or located within a Historic District, the proposed development has received Conceptual Development Plan approval from the Historic Preservation Commission, pursuant to Chapter 26.415. This criterion shall not apply if the development activity does not require review by the Historic Preservation Commission; and WHEREAS, Sara Adams, in her staff report dated July 12, 2006, 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; and WHEREAS, at their regular meeting on July 12, 2006, 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 5 to O. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby recommends approval for Major Development (Conceptual), Demolition, and Commercial Design Review for the property located at 508 East Cooper Street, a portion of Lots L, M & N, Block 95, City and Townsite of Aspen, Colorado, as proposed with the following conditions; I. A development application for a Final Development Plan shall be submitted within one (I) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole -I discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 12th day of July 2006. Approved as to content: HISTORIC PRESERVATION COMMISSION ~- ~~ 11"gR,II1'~~M;;~~~~t:,. ,.