HomeMy WebLinkAboutCouncil Memo.211 W Hopkins Ave.20201208
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Mayor Torre and Aspen City Council
FROM: Amy Simon, Interim Planning Director/Historic Preservation Officer
THRU: Phillip Supino, Community Development Director
MEETING DATE: December 8, 2020
RE: First Reading, Ordinance #022, Series of 2020, 211 W. Hopkins Avenue
AspenModern Voluntary Landmark Designation and Notice of Call-Up of
HPC Resolution #25, Series of 2020
APPLICANT /OWNER:
Matt Joblon, 205 S. Detroit
Street , Suite 400, Denver, CO
80206, with the consent of
property owner Vaughan
Capital Partners, LP
REPRESENTATIVE:
Rowland + Broughton
BendonAdams
LOCATION:
Street Address:
211 W. Hopkins Avenue
Legal Description:
Lots F and G, Block 53, City
and Townsite of Aspen
Parcel Identification Number:
PID# 2735-124-63-003
CURRENT ZONING & USE:
Single-family home,
R-6: Medium Density
Residential
PROPOSED ZONING & LAND USE:
Two detached homes,
R-6: Medium Density
Residential
SUMMARY:
The applicant has offered voluntary AspenModern historic
designation of a 1956 Pan Abode home contingent on
acceptance of a proposed redevelopment plan and benefits.
RECOMMENDATION:
Staff and HPC recommend Council support the application,
including HPC’s approval of Conceptual Major Development,
Relocation and Variation review for a project which involves
restoring the Pan Abode to its original appearance,
excavating a basement below it, and constructing a detached
new home along the alley.
Site Locator Map – 211 W. Hopkins Avenue
211
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
211 W. Hopkins is a 6,000 square foot lot
located in the R-6 zone district. The site
contains a 1956 Pan Abode, which is
essentially unaltered. It is still owned by the
same family that originally built it.
REQUEST OF CITY COUNCIL
Council is asked to address the following:
• AspenModern Historic Designation (Section 26.415.025 and Section 26.415.030) for
negotiation of a voluntary designation.
• Notice of Call Up (Section 26.415.120.B) for Council to review HPC’s approval of
Conceptual Major Development and Relocation of a historic resource.
STAFF COMMENTS:
As detailed in Exhibit A, Historic Designation and Benefits, Staff and HPC support the voluntary
landmarking of this property as one of the best and most intact examples of a Pan Abode home
in Aspen. Exhibit A includes the application of a scoring system the City adopted to provide an
objective analysis of the physical integrity of the structure under consideration for designation.
The property has scored of 19 out of a possible 20 points, identifying 211 W. Hopkins as a
particularly significant remaining example of a modest housing type that was common and
important to the early development of the ski resort.
In exchange for designation the applicant has requested the following benefits:
• a tree removal fee waiver of approximately $20,000;
• expedited permit review;
• a floor area bonus of 135 square feet for living space and 19 square feet for deck; and
• a rear yard setback variation
Staff finds these requested benefits to be reasonable in consideration of the community benefit of
preserving this home in perpetuity. The applicant proposes to pay all required development fees
aside from tree removals, including affordable housing mitigation.
The redevelopment plan is an ideal preservation outcome. The cabin is to be preserved with no
addition. New construction will be detached and located at the rear of the site. After an initial
hearing on October 28th, HPC continued the project to November 18th for restudy of a very specific
concern; the northwest corner of the detached structure, where a sympathetic relationship
between the historic resource and the new home sitting behind it was considered to be especially
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
important. At the second hearing, HPC unanimously approved a re-design labeled “Option 4.”
The approved plans and elevations are provided in Exhibit C.
NOTICE OF CALL-UP
As is customary with HPC reviewed projects, Council is provided with a Notice of Call-Up for the
211 W. Hopkins designation and redevelopment project. As prescribed by code, following the
adoption of a resolution approving, approving with conditions or denying a Conceptual
Development Plan application for a certificate of appropriateness for major development,
demolition approval or relocation approval of a designated property, HPC shall promptly notify the
City Council of its action to allow the City Council an opportunity to avail itself of the call-up
procedure. Council may uphold HPC’s decision or may remand it to require reconsideration of
specific issues. HPC’s decision on remand, is a publicly noticed hearing, shall be final.
As described above, after careful review of the project relative to the historic preservation design
guidelines, Conceptual approval was granted by a 5-0 vote with a standard requirement that the
applicant work with other City departments to iron out construction requirements as part of moving
towards building permit. The HPC memo, resolution, application and minutes are attached as
Exhibit B. Staff recommends Council uphold the Commission’s decision and allow the project to
proceed through the designation review which will be presented to Council for First Reading at
this hearing.
RECOMMENDED MOTION: “I move to accept Ordinance #022, Series of 2020 on First Reading
and to uphold HPC’s Conceptual Design approval for 211 W. Hopkins Avenue.”
CITY MANAGER COMMENTS:
____________________________________________________________________________
____________________________________________________________________________
____________________________________________________________________________
ATTACHMENTS:
Ordinance #022, Series of 2020
Exhibit A – Historic Designation and Benefits Criteria/Staff Findings
Exhibit B – Notice of Call-Up, Record of HPC decision
Exhibit C – Approved Drawings
Exhibit D – Application