HomeMy WebLinkAboutresolution.hpc.013.2021RECEPTION#: 681480, R: $23.00, D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 3, 10/13/2021 at 01:32:23 PM
Janice K. Vos Caudill, Pitkin County, CO
RESOLUTION #13, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION,
SETBACK VARIATIONS AND A FLOOR AREA BONUS FOR THE PROPERTY
LOCATED AT 135 WEST FRANCIS STREET, LOT A AND THE WEST ONE-HALF
OF LOT B, BLOCK 56, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 273.5-124-21-001
WHEREAS, the applicant, Francis Street Holdings LLC, represented by Kim Raymond
Architects + Interiors, has requested HPC approval for Conceptual Major Development,
Relocation, Setback Variations and a Floor Area Bonus for the property located at 135 W. Francis
Street, Lot A and the West One -Half of Lot B, Block 56, 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 detennine the project's
confonnance 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. As a
historic landmark, the site is exempt from Residential Design Standards review. 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, Relocation; and
WHEREAS, for approval of Setback Variations, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.1 10.C, Setback Variations; and
WHEREAS, for approval of Floor Area Bonus, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.1 10.F, Floor Area Bonus; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommends approval with conditions; and
WHEREAS, HPC reviewed the project on June 23, 2021, July 28, 2021 and September 22,
2021. HPC considered the application, the staff memo and public comment, and found the
proposal consistent with the review standards and granted approval with conditions by a vote of
4-0.
HPC Resolution # 13, Series of 2021
Page 1 of 3
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and
Floor Area Bonus for 135 W. Francis Street, Lot A and the West One -Half of Lot B, Block 56, City
and Townsite of Aspen, CO as follows:
Section 1: Conceptual Maior Development, Relocation, Setback Variations and a Floor Area
Bonus.
HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and Floor
Area Bonus as proposed with the following conditions:
1. Continue to work with the relevant City Departments regarding the preliminary stormwater
mitigation and drainage plans for the site and clarify the anticipated visual impacts for the
plan for Final Review. Minimize visible impacts of stormwater features in the foreground of
the historic resource.
2. Provide detailed roof plan showing the location of gutters, downspouts, snow clips and vents,
for Final Review.
3. Lightwell curb heights to be 6" or less in height. Provide curb height information for
lightwell adjacent to the historic resource and appropriate screening will be required.
4. Provide a detailed Preservation Plan including existing conditions documenting investigation
of historic framing and proposed treatment, to be reviewed by staff and monitor prior to
building permit submission. Special attention is required for the front entry porch as part of
this plan.
5. A 60 s.f. floor area bonus is granted for the approved design. All calculations will be
confirmed during building permit review. Bonus floor area not used for this project will
be forfeited and must be earned through a future request.
6. The following setback variation for the proposed addition is granted:
• 2'-8" rear yard setback reduction for the proposed garage, as represented in the
approved application
• 7'-4" rear yard setback reduction for the living spaces on the upper level and below
grade, as represented in the approved application
• 1'-0" west side yard setback reduction for extruded architectural features on the west
elevation of the new addition
• 1'-0" combined side yard setback reduction
7. Provide financial assurances of $30,000 for the relocation of the historic home onto a new
basement foundation, to be provided prior to building pen -nit submission.
8. 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.
Section 2: 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
HPC Resolution #13, Series of 2021
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Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if filly set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: 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 4: Severability
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 22nd day of September,
2021.
Approved as to Form:
Katharine Jo on, Assistant City Attorney
A'I" FEST:
Nicole •Henning, City Clerk
Approved as to Content:
HPC Resolution #13, Series of 2021
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