HomeMy WebLinkAboutResolution.135 W Francis.20210623HPC 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,
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: 2735-124-21-001
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 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. 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 26.415.110.C, Setback Variations; 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
WHEREAS, HPC reviewed the project on June 23, 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 _-_.
HPC Resolution #__, Series of 2021
Page 2 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 Major 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. Work with relevant City Departments regarding comments related to the transformer, new
water line and the stormwater mitigation plan. Minimize visual impact of stormwater features
in the foreground of the historic resource.
2. The lightwell abutting the historic resource must have a curb height of 6” or less.
3. Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and vents,
for Final review.
4. Provide a detailed preservation plan for restoration scope of work.
5. Reduce the size of the skylight located in the patio directly behind the historic resource.
6. Up to 250 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.
7. The following setback variations for the proposed addition is granted:
• 5’-2” rear yard setback reduction for the addition above and below grade, as
represented in the approved application
8. As part of the approval to relocate the historic house on the site, the applicant will be required
to provide a financial security of $30,000 until the house is set on the new foundation. The
financial security is to be provided with the building permit application, along with a detailed
description of the house relocation approach.
9. 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.
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.
HPC Resolution #__, Series of 2021
Page 3 of 3
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 23rd day of June, 2021.
Approved as to Form: Approved as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Chair
ATTEST:
________________________________
Wes Graham, Deputy City Clerk