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Home My WebLink Aboutresolution.hpc.021-2006 I III\\\lI\ 11111 11111 II 111\ 111111 1111 II III ~:~~ ~~;~ : 1:2 IF JANICE K vas CAUDILL PITKIN COUNTY CO R 21.00 0 0.00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), RELOCATION, DEMOLITION, AND VARIANCES FOR THE PROPERTIES LOCATED AT WILLOUGHBY PARK, LIFT 1 PARK, AND 710 S. ASPEN STREET, ASPEN, COLORADO RESOLUTION NO. 21, SERIES OF 2006 PARCEL ID: Willoughby Park (PID# 2735-131-16-851), Lift 1 Park (PID# 2735-131-19-851), and 710 S. Aspen Street (PID# 2735-131-21-001) WHEREAS, the applicants, Roaring Fork Mountain Lodge- Aspen, LLC, with authorization by the Aspen Historical Society and the City of Aspen, and represented by Poss Architecture and Planning have requested Major Development (Conceptual), Relocation, Demolition and Variances for the properties at Willoughby Park (PID# 2735-131-16-851), which is located on the comer of Dean and South Aspen Streets and is described as Lots 1-14, Block 7 and Lots 1-3, Block 8, Eames Addition to the City and Townsite of Aspen, Colorado, Skier's Chalet Steakhouse (pID# 2735-131-21-001), which is located at 710 S. Aspen Street and is described as Lots 12, 13, and 14, Block 8, Eames Addition to the City and Townsite of Aspen, Colorado and Lift I Park (PID# 2735- 131-19-851) which is bounded by Gilbert Street and Hill Street and is described as Lots 3, 4 (partial), 11 (partial) and 12 of Block 9, Eames Addition to the 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, 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: 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; or 3. The owner has obtained a Certificate of Economic Hardship; or 1111I1111111111111111111 ~~;~~~;!:1 : 2H JANICE K vas CAUDILL PITKIN COUNTY CO R 21.00 D 0.00 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 Additionallv. for 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 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 designflted 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 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 26.415.11 O.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, Amy Guthrie, in her staff report dated August 9, 2006, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen 530468 Page: 3 of 4 D 0.00 Historic Preservation Design Guidelines have been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on August 9, 2006, with a quorum present for the meeting, 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 3 to O. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Major Development (Conceptual), Relocation, Demolition and Variances for the affected properties with the following conditions: I. The approved site plan is labeled as "Iteration B." For Final Review, the applicant is required to restudy the eastern stair and elevator exit from the garage to potentially incorporate them into the museum structure, reinforcing the prominence of the museum along Dean Street. 2. HPC approves the following variances related to the existing Skiers Chalet Steakhouse: a 5 foot front yard setback variance, and 5 foot setback variances on both sideyards. 3. Additional details on the rehabilitation of the historic resources (the Skier's Chalet Steakhouse, Lift Towers, Outhouses, Ticket Office, and Deep Powder Cabins) on the affected properties will be required at Final HPC Review. Details on the relocation and renovation of the Skier's Chalet Lodge shall also be provided. 4. Once the Skier's Chalet Lodge has been relocated to Willoughby Park, the landmark designation of Willoughby Park will be amended to recognize the Lodge (the new museum) as a contributing historic resource. 5. An application for final review shall be submitted for review and approval by the HPC within two years of August 9, 2006 or the Conceptual approval shall be considered null and void per Section 26.415.070.D.3.c.3 of the Municipal Code. 6. For Final HPC Review, the board requires the applicant to restudy leaving the large conifer tree, currently proposed for relocation, in its current location. 6. For Final HPC Review, the applicant is required to restudy the spacing of the vertical slats in the revised western egress building (Option B). 7. A structural report from a licensed or the housemover must be submitted, demonstrating that the Skier's Chalet Lodge building can be moved and providing information about how it will be stabilized. This information must be submitted as part of the building permit application related to the Skiers Chalet Lodge. 8. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the historic structures (Skiers Chalet Lodge and Lift Towers) must be submitted with the building permit application. This dollar figure may be revisited based on the perceived risks involved in moving the buildings when further information about the relocation process is provided. 9. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. APPROVED BY THE COMMISSION at its regular meeting on the 9th day of August 2006. Approved as to Form: 11111\\ 11\\\11\1\\11\11\111 1III 111111\ III 11\11 III1 1111 ~:~~ ~~;~ : 1:2 IF JANICE K VOS CAUDILL PITKIN COUNTY CO R 21.00 D 0.00 ity Attorney Davi Approved s to content: HISTO SE TION COMMISSION \" ASPEN CITY OF 130 S GALENA ST ASPEN CO B1611 CLERK 530468 PLEASE RET 130 S. GALEN~RN TO CITY CLERK ASPEN . CO 81611