HomeMy WebLinkAbout227 E Bleeker_Resolution 13HPC Resolution #13, Series of 2020
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RESOLUTION #13, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT REVIEW AND GROWTH MANAGEMENT
CHANGE IN USE REVIEW FOR THE PROPERTY LOCATED AT 227 EAST MAIN STREET,
LOT F, BLOCK 74, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2737-073-28-003
WHEREAS, the applicant, 227 East Main LLC, represented by Kim Raymond Architecture +
Interiors, has requested HPC approval for Final Major Development and Growth
Management for the property located at 227 East Main Street, Lot F, Block 74, City and
Townsite of Aspen, Colorado. As a historic landmark, the site is exempt from Residential
Design Standards review; 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, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommended approval with conditions; and
WHEREAS, HPC reviewed the project on May 27, 2020, considered the application, the staff
memo and public comments, and found the proposal consistent with the review standards and
granted approval with conditions by a vote of 5 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Final Major Development, Relocation Growth Management Change
in Use for 227 East Main Street, Lot F, Block 74, City and Townsite of Aspen, CO as follows:
Section 1: Conditions
The approval is subject to these conditions:
1. Specific plant selections for the site must be reviewed by staff and monitor to ensure
that the height of the plant materials will not interfere with the historic structure. An
approximately 6” wide gravel border is required around the base of the resource to
hold plants and irrigation a few inches away from the resource.
2. The applicant must document the extent and condition of all historic materials on the
Victorian and provide information on preservation techniques, for review and approval
by staff prior to building permit submittal. The original clapboard, if present, must be
restored if possible.
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3. All historic doors, including the existing front screen door, if original, and windows are
to be restored. The detail over the front gable end windows, seen in historic photos,
must be replicated, with the design to be approved by staff prior to permit submittal.
4. Detailed drawings of the front porch restoration and brick chimney restoration are
required, using physical evidence and historic photos to guide determinations.
Drawings are to be approved by staff prior to permit submittal, with project monitor
input as needed.
5. The roof on the Victorian is to be natural wood shingles. Gutter and downspout style
and location must be reviewed by staff, along with details regarding flashing and
snowclips, prior to permit submittal.
6. The applicant must provide the location of all wall and roof vents for review and
approval by staff and monitor prior to permit submittal.
7. The insulation and foundation details on the Victorian require additional review by
staff prior to permit submittal to ensure appropriate techniques.
8. All exterior light fixtures must be confirmed to meet code, with frosted glass lenses.
9. Prior to building permit submittal, the applicant must work with Engineering to finalize
the stormwater design, sidewalk plan, and the utilities plan, and work the Parks
Department to resolve tree preservation on the west lot line. HPC project monitor
approval will be sought as needed.
10. To comply with the Change in Use criteria, mitigation for the entire floor area of the
home will be calculated according to Section 26.470.090.A of the Municipal Code,
single-family mitigation.
11. Three years vested rights shall be established by the date on which a Development
Order is issued by the Community Development Department.
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 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 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
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be deemed a separate, distinct and independent provision and shall not affect the validity of
the remaining portions thereof.
APPROVED BY THE COMMISSION at a special meeting on the 27th day of May, 2020.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
_________________________________________________________________
Wes Graham, Deputy City Clerk