HomeMy WebLinkAboutresolution.hpc.10.2025RECEPTION#: 712683, R: $43.007 D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 9, 10/17/2025 at 02:08:07 PM
Ingrid K. G rueter, Pitki n County, CO
RESOLUTION #10
(SERIES OF 2025)
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28, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO
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WHEREAS, the Community Development Department received an application on May 9,
2025, from Scott Hoffman (applicant/owner), represented by Sara Adams of BendonAdams, for
demolition of non -historic additions, relocation of the resource, construction of a new single -story
addition with subgrade space, a rear yard setback variation, and the creation of two Transferable
Development Rights, which requires the following land use review approvals:
• Certificate of Appropriateness for Major Development — Conceptual Development Plan
Review, pursuant to City of Aspen Land Use Code Section 26.415.070(d)(3);
• Relocation, pursuant to City of Aspen Land Use Code Section 26.415.0900
• Benefits — Variations, pursuant to City of Aspen Land Use Code Section 26.415.110;
• Benefits — Transferable Development Right (TDR), pursuant to City of Aspen Land Use Code
Section 26.415.110
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
established for their review, and
Director and approved in accordance with the procedures
WHEREAS, for a Certificate of Appropriateness for Major Development —Conceptual
Development Plan 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. 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, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.090(c), Relocation of a Designated Property; and
WHEREAS,
for approval of Setback Variations, the application shall meet the
requirements of Aspen Municipal Code Section 26.415.110(c), Setback Variations; and
HPC Resolution # 10, Series of 2025
Page 1 of 3
WHEAIFLEAS, to recommend approval
ind the application meets the requirements
Transferable Development Rights; and
of Transferrable Development Rights, HPC must
of Aspen Municipal Code Section 26.535.070,
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable code sections, standards, and guidelines, and, finding it in general
conformance therewith, recommended approval of the application with conditions; and,
WHEFCEAS, at a duly noticed public meeting on July 9th 2025, the HPC reviewed the
project, including the application, staff memo, and public comments, and voted four to zero (4-0)
in support of a motion to continue the application to a date certain of September 10, 2025; and,
WHEREAS, at a duly noticed public meeting on September 10, 2025, the HPC reviewed
the project, including the application, staff memo, and public comments, and voted four to zero
(4 — 0) in support of a motion to approve the request with conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN HISTORIC
PRESERVATION COMMISSION THAT:
Section I: Certificate of Appropriateness for Major Development Conceptual Review and
Relocation
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby approves the request for a Certificate of Appropriateness
for Major Development Conceptual Review, Relocation, based on representations described in
Exhibit A with conditions as described in Section 5 of this Resolution.
Section 2: Variations
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby approves the request for a variation to the rear yard
setback requirements. The approval allows for a 3' -10" x 8' -9 1/4" lightwell to be built 3' -10" into
the rear yard setback at the northwest portion of the property, as represented in Exhibit A.
Section 3: Transferable Development Rights
The HPC recommends that Aspen City Council approve the request for the creation of two
Transferable Development Rights Certificates that upon issuance, would sever 500 square feet of
development right from the property. A separate Ordinance with City Council is necessary to
approve the issuance of TDR(s). Final floor area calculations may be adjusted prior to final review
and at permit but shall not exceed the maximum allowed square footage minus the approved TDRs.
Allowable Floor Area
3,240
sf
Existing Floor Area
1,978.5
sf
Proposed Floor Area
2,458
sf
Unbuilt Floor Area
(following approval of proposal)
782
sf
Unbuilt Floor Area After
Removal of Two TDRs
282
sf
HPC Resolution # 10, Series of 2025
Page 1 of 3
Section 4: Floor Area Bonus
Subject to verification by staff that this benefit can be requested during the meeting even though it
was not included in the application, the HPC would like to approve a benefit for a floor area bonus
of 375 square feet. Staff will evaluate the request and determine if it is valid or if it needs to be
included in the final application for review and recommendation.
Section 5: Conditions of A
royal
l . Mechanical equipment location to be specified on provided plans at Final Review.
2. Following Final Review and approval, applicant shall proceed with selective demolition of
the additions to allow Historic Preservation staff and Historic Preservation Commission
monitor to evaluate the resource and confirm that the additions slated for removal do not
retain historic material.
Section 6: Material Representations
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
before the Community Development Department, the Historic Preservation Commission, or the
Aspen City Council are hereby incorporated in such plan development approvals and the same
shall be complied with as if fully set forth herein, unless amended by other specific conditions or
an authorized authority.
Section 7: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 8: Severabili
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed
a separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the loth day of September
2025.
Lui
ved as to Form:
i stant C i
ttorney
Appro
as to Content:
1 - -
HPC Resolution #10, Series of 2025
Page 1 of 3
ATTEST:
ear, Deputy City Clerk
Attached as Exhibit A: floor plans, site plan, elevations
HPC Resolution # 10, Series of 2025
Page 1 of 3
Plotlea: B/17/2025 9:09 MI BY Rck Donn
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