HomeMy WebLinkAboutResolution.121WBleeker.20210324HPC Resolution #__, Series of 2021
Page 1 of 3
RESOLUTION #__, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION,
DIMENSIONAL VARIATIONS AND A FLOOR AREA BONUS FOR THE PROPERTY
LOCATED AT 121 WEST BLEEKER STREET, THE EAST ½ OF LOT C, ALL OF LOT
D, AND THE WEST ½ OF LOT E, BLOCK 58, CITY AND TOWNSITE OF ASPEN,
COLORADO
PARCEL ID: 2735-124-39-003
WHEREAS, the applicant, 121 W Bleeker LLC, represented by 1 Friday Design, has requested
HPC approval for Conceptual Major Development, Relocation, Setback Variations and a Floor
Area Bonus for the property located at 121 W. Bleeker Street, the East ½ of Lot C, all of Lot D, and
the West ½ of Lot E, Block 58, 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, 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 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 26.415.110.C, Setback Variations; and
WHEREAS, for approval of an exception to the methodology for calculating height, the
application shall meet the requirements of Aspen Municipal Code Section 26.575.020.F.4.j,
Exemption for Lightwells and Basement Stairwells; and
WHEREAS, for approval of Floor Area Bonus, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.F, Floor Area Bonus; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommends continuation; and
HPC Resolution #__, Series of 2021
Page 2 of 3
WHEREAS, HPC reviewed the project on March 24, 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 _-_.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, Dimensional Variations
and Floor Area Bonus for 121 W. Bleeker Street, the East ½ of Lot C, all of Lot D, and the West ½ of
Lot E, Block 58, City and Townsite of Aspen, CO as follows:
Section 1: Conceptual Major Development, Relocation, Dimensional Variations and a Floor
Area Bonus.
HPC hereby approves Conceptual Major Development, Relocation, Dimensional Variations and
Floor Area Bonus as proposed with the following conditions:
1.) Work closely with all relevant City Departments to meet all requirements regarding the
transformer, utility and water lines, and stormwater mitigation plan.
2.) Lightwell curb heights to be 6” or less in height.
3.) Provide a financial assurance of $30,000 for the relocation of the historic home onto a
new basement foundation, to be provided prior to building permit submission.
4.) A 250 sf floor area bonus is granted for the approved design.
5.) An exception to the methodology for calculating height related to the west lightwell is
granted.
6.) The following setback variations for the proposed addition are granted:
a. 3’ rear yard setback reduction for the addition above and below grade, as
represented in the approved application
b. 3’-10” east and west side yard setback reduction for the proposed mechanical
equipment
c. 3’-10” west side yard setback reduction for the proposed exterior staircase
d. 10’ combined side yard setback reduction for the new addition and the mechanical
equipment as represented in the approved application
7.) 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
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.
HPC Resolution #__, Series of 2021
Page 3 of 3
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 24th day of March, 2021.
Approved as to Form: Approved as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Vice Chair
ATTEST:
________________________________
Wes Graham, Deputy City Clerk