The URL can be used to link to this page

Home My WebLink Aboutresolution.hpc.009-2007 JANICE K VOS CAUDILL PITKIN COUNTY CO R 21.00 o 0.00 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL), DEMOLITION, RELOCATION, AND VARIANCES FOR THE PROPERTY LOCATED AT 214 EAST BLEEKER STREET, LOT B, BRUMDER LOT SPLIT, BLOCK 72, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.9, SERIES OF 2007 PARCEL ID:2737-073-48-002. WHEREAS, the applicant, 214 East Bleeker, LLC represented by Dave Rybak of Rybak Architecture and Development, P.C. requests Major Development (Conceptual), Demolition, Relocation, and Variances for the property located at 214 East Bleeker Street, Lot B, Brurnder Lot Split, Block 72, 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 ofthe 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 1111111111111111111111 ::~~~:;~ ~I :081 JANICE K VOS C~UDILL PITKIN COUNTY CO R 21.00 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 relocation, 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, it must be demonstrated that the application meets anyone of the following criteria: 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 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 followine; criteria must be met: I. It has been determined that the building, structure or object is capable of withstanding the physical impacts ofrelocation; 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. 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 26.4l5.110.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 1111111111111111 1111 II ::~~~~:;~ ~ 1:081 JANICE K VOS CAUDILL PITKIN COUNTY CO R 21.00 0 0.00 significance or architectural character of a designated historic property, an adjoining designated property or a historic district; and WHEREAS, Sara Adams, in her staff report dated March 14,2007, 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 March 14,2007, 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 of5 to O. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby recommends approval for Major Development (Conceptual), Demolition, Relocation, and Variances for the property located at 214 East Bleeker Street, Lot B of the Brurnder Lot Split, Block 72, City and Townsite of Aspen, Colorado with the following conditions; 1. A rear yard setback variance of 7 feet is granted for the primary residence. 2. The sideyard setback variances will be addressed at Final Review. 3. Relocation ofthe historic resource is granted. 4. Demolition of the outbuilding and the 1999 addition is granted. 5. A waiver of one parking space is granted. 6. A structural report demonstrating that the building can be moved and/or information about how the house will be stabilized from the house mover must be submitted with the building permit application. The applicant must provide information as to whether or not the existing floor structure will be maintained and the pro's and con's of the decision for review and approval by staff and monitor. 7. A bond or letter of credit in the amount of $30,000 to insure the safe relocation of the structure must be submitted with the building permit application. 8. A relocation plan detailing how and where the building will be stored and protected during construction must be submitted with the building permit application. 9. 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 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. [ signatures on the following page] 1111111111111111111111 ~~~~~:;! ~ 1:081 JANICE K VOS CAUDILL PITKIN COUNTY CO R 21.00 0 0.00 APPROVED BY THE COMMISSION at its regular meeting on the 14th day of March 2007. Approved as to Form: l - ~. .~ r, Assistant City Attorney Jc......-c..s\r~ Approved as to content: HISTORIC PRESERVATION COMMISSION ;u_~ Vl{4A~