HomeMy WebLinkAbout227_E_Bleeker_Resolution_2021_02_24HPC Resolution #__, Series of 2021
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RESOLUTION #__, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT REVIEW FOR THE PROPERTY
LOCATED AT 227 EAST BLEEKER STREET, LOT 2, EAST BLEEKER HISTORIC
LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOF FILED ON RECORD IN
PLAT BOOK 78 AT PAGE 5 AS RECEPTION NO. 521939, CITY AND TOWNSITE OF
ASPEN, COLORADO
PARCEL ID: 2737-073-20-014
WHEREAS, the applicant, 227 East Bleeker LLC, represented by Kim Raymond Architects +
Interiors, has requested HPC approval for Final Major Development for the property located at
227 East Bleeker Street, Lot 2, East Bleeker Historic Lot Split, according to the Final Plat Book 78
at Page 5 as Reception No. 521939, 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 Final 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.4.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, 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 February 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 Final Major Development for 227 East Bleeker Street, Lot 2, East Bleeker
Historic Lot Split, according to the Final Plat Book 78 at Page 5 as Reception No. 521939, City and
Townsite of Aspen, CO as follows:
Section 1: Final Major Development Review
HPC hereby approves Final Major Development as proposed with the following conditions:
1.) As required in the Conceptual approval, Resolution #26, Series of 2020, investigate the
historic framing for any evidence of historic material and openings. Fenestration changes to
be reviewed and approved by staff and monitor before proceeding.
HPC Resolution #__, Series of 2021
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2.) As required in the Conceptual approval, Resolution #26, Series of 2020, 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.
3.) As required in the Conceptual approval, Resolution #26, Series of 2020, lightwell curb
heights and other similar features to be 6” or less in height.
4.) As approved during Conceptual approval, Resolution #26, Series of 2020, the following
setback variations for the addition are granted:
a. 3’-3” rear yard setback reduction for the addition above and below grade, as
represented in the approved application
b. 2’-0” front yard setback reduction for the roof feature over the historic window
5.) As approved during Conceptual approval, Resolution #26, Series of 2020, a 250 sf Floor are
bonus is granted for this proposal.
6.) The proposed stormwater mitigation plan is not approved. Finalize stormwater mitigation
plan with all relevant City Departments and maintain a solution that does not create a visual
impact to the foreground of the historic resource. Final plan to be reviewed and approved
by staff and monitor prior to building permit submission.
7.) Front walkway shall be 3’ or less in width to meet Design Guideline 1.6.
8.) Restudy the roof eave detail on the new addition and the fenestration on the north elevation
of the new addition to be more compatible with the historic resource, to be reviewed and
approved by staff and monitor prior to building permit submission.
9.) Replace glass floor patio adjacent to the historic home with a compatible material, to be
reviewed and approved by staff and monitor prior to building permit submission.
10.) Provide detailed roof plan showing all proposed vents, flues, meters, and downspouts, to
be reviewed and approved by staff and monitor prior to building permit submission.
11.) Provide detailed planting schedule for landscape plan to be reviewed and approved by
staff and monitor prior to installation.
12.) All restoration details for the historic resource, including but not limited to the foundation
and chimneys, must reviewed and approved by staff and monitor.
13.) Provide financial assurances of $30,000 for the relocation of the historic home onto a new
basement foundation, to be provided prior to building permit submission. Relocation shall
be performed by contractors who specialize in moving historic structures.
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
HPC Resolution #__, Series of 2021
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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.
Section 5: Vested Rights
The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order. However,
any failure to abide by any of the terms and conditions attendant to this approval shall result in
the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to
properly record all plats and agreements required to be recorded, as specified herein, within 180
days of the effective date of the development order shall also result in the forfeiture of said
vested property rights and shall render the development order void within the meaning of Section
26.104.050 (Void permits). Zoning that is not part of the approved site-specific development
plan shall not result in the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to
obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the City of
Aspen, a notice advising the general public of the approval of a site specific development plan
and creation of a vested property right pursuant to this Title. Such notice shall be substantially in
the following form:
Notice is hereby given to the general public of the approval of a site specific development plan,
and the creation of a vested property right, valid for a period of three (3) years, pursuant to the
Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes,
pertaining to the following described property: 227 E. Bleeker.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the
date of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado
Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 24th day of February,
2021.
HPC Resolution #__, Series of 2021
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Approved as to Form: Approved as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Vice Chair
ATTEST:
________________________________
Wes Graham, Deputy City Clerk