HomeMy WebLinkAboutresolution.hpc.022-2006RECEPTION#: 551130, 07/15/2008 at
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~ OF 3, R $16.00 Doc Code RESOLUTION
Janice K. Vos Caudill, Pitkin County, CO
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
DEMOLITION, RELOCATION, VARLANCES, AND 330 SQUARE FOOT FAR BONUS FOR
THE PROPERTY LOCATED AT 135 WEST HOPKINS AVENUE, LOT A AND THE WEST 22
'/: FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION N0.22, SERIES OF 2006
PARCEL H): 2735-124-59-112.
WHEREAS, the applicant, John Key, represented by Gretchen Greenwood of Gretchen Greenwood and
Associates, Inc., has requested Major Development (Conceptual), variances, and FAR bonus for the
property located at 135 West Hopkins Avenue, Lot A and the west 22'/~ feet of Lot B, Block 60, 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
I\ WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff
C 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
y" 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
-` 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,
a b. The structure is not structurally sound despite evidence of the owner's efforts to
~o properly maintain the structure,
i~ 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 followin¢ 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
eJ
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
v c. Demolition of the structure will be inconsequential to the historic preservation
oL
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 26.415.110.0 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 an FAR bonus, the HPC must review the application, a staff analysis report
and the evidence presented at a hearing to determine, per Section 26.415.110.0 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
WHEREAS, Sara Adams, in her staff report dated August 9th, 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 with conditions; and
WHEREAS, at their regular meeting on August 9, 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 4 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends approval for Major Development (Conceptual), Demolition, Relocation,
Variances, and a 330 square foot FAR bonus for the property located at 135 West Hopkins Avenue, Lot
A & the west 22 'h of Lot B, Block 60, City and Townsite of Aspen, Colorado, as proposed with the
following conditions;
1. A 330 square foot FAR bonus is granted for proposed rehabilitation to the historic home to be
used for the approved design.
2. Demolition is granted for the non-historic rear outbuilding.
3. Relocation is granted for the historic home.
4. The proposed door on the east elevation of the historic home will be reviewed at Final.
5. The skylights proposed for the flat portion of the historic roof will be reviewed at Final.
6. Carry the sloped skylights on the one story element across the entire east side of the one story
roof edge.
7. Minimize the size of the lightwell located at the rear of the historic home to an L-shape and pull
the south comer about 18 inches away from the edge of the historic home, to be approved at
Final Review.
8. Reduce the size of the landing in front of the historic home to be located within the property line.
_,. 9. The applicant will bring the depth of the porch into compliance with the 6 foot minimum
_ required by the Residential Design Standards.
'~" 10. Residential Design Standard variances are granted for the "Secondary Mass" and "Street
Oriented Entrance" requirements.
1 1. A waiver of 2 parking spaces is granted.
12. The following setback variances are granted for the historic home: a 10 foot front yard setback, 2
foot east side yard setback, 5 foot west side yard setback, 7 foot combined side yard setback.
13. The following setback variances are granted for the new detached residence: an 8 foot rear yard
setback variance for the new house, a 2 foot east side yard setback, a 2 foot combined side yard
setback.
14. Staff and monitor will review and approve the height of the historic home and foundation during
the relocation phase of the building.
I5. A development application for a Final Development Plan shall be submitted within one (1) 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 discretion and for good cause
shown, grant cone-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.
16. Restudy the front porch element to be more in scale with the historic home, to be reviewed at
Final
APPROVED BY THE COMMISSION at its regular meeting on the 9th day of August 2006.
Approv s to Form:
,~. V, 1
David Hoefer, Assistant ty Attorney
Approved as to content:
HISTORIC PRESERVATION COMMISSION
G~ArC
Je rey lferty, Chair
A
-- -- - --~
Kathy Stri land, Chicf Deputy Clerk
~, .
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPe)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL),
DEMOLITION, RELOCATION, VARIANCES, AND 330 SQUARE FOOT FAR BONUS FOR
THE PROPERTY LOCATED AT 135 WEST HOPKINS AVENUE, LOT A AND THE WEST 22
Yz FEET OF LOT B, BLOCK 60, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 22, SERIES OF 2006
PARCEL In: 2735-124-41-007.
WHEREAS, the applicant, John Key, represented by Gretchen Greenwood of Gretchen Greenwood and
Associates, Inc., has requested Major Development (Conceptual), variances, and FAR bonus for the
property located at 135 West Hopkins Avenue, Lot A and the west 22;1, feet of Lot B, Block 60, 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 26.4I5.070.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 ofthe 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 followinl! criteria mnst he 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
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Jl=INICE K VOS CAUDILL PITKIN COUNTY CO R 16.00 0 0.00