HomeMy WebLinkAboutresolution.hpc.029-2006
11111111111I1111111111 :;~7~~~:~ ~0: 271
JANICE K VOS CAUDILL PITKIN COUNTY CO R 11.00 0 0.00
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL)
AND A VARIANCE FROM THE RESIDENTIAL DESIGN STANDARDS FOR 114
NEALE AVENUE, LOT I OF THE 114 NEALE/17 QUEEN STREET HISTORIC
LANDMARK LOT SPLIT, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 29, SERIES OF 2006
PARCEL ID: #2737-073-80-001
WHEREAS, the applicant, Bret Theony, has requested Major Development (Conceptual) for the
property located at 114 Neale A venue, Lot I of the 114 Nealell7 Queen Street Historic
Landmark Lot Split, City and Townsite of Aspen; 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 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 26.41O.020.D of the Municipal Code, that the variance would:
a. 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
b. Be clearly necessary for reasons of fairness related to unusual site specific constraints;
and
WHEREAS, Amy Guthrie, in her staff report on October 25, 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 would be met with restudy of the design, and
recommended a continuance; and
WHEREAS, at their regular meeting on October 25, 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 O.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Conceptual) and a variance from the
Residential Design Standards with the following conditions:
I. The garage is to be moved back to be flush with the face of the Victorian house.
2. The proposed mudroom addition needs to be restudied to expose more of the historic
resource.
3. A variance from the requirements for placement of a garage as expressed in the Residential
Design Standards is granted.
4. 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 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 25th day of Octoher,
2006.
Approved as to Form:
City Attorney
Approved as to content:
HIS 0 C PRESERVATION COMMISSION
~\R--
AT ST:
~~~~
Kathy Stri land, Chief Deputy C k