HomeMy WebLinkAbout227 E Bleeker_ResolutionHPC Resolution #__, Series of 2020
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RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION AND
SETBACK VARIATIONS 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 Conceptual Major Development, Relocation and
Setback Variations 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, 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.C, Relocation of a Designated Property; 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, 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 12, 2020 and continued the hearing for
restudy. On April 8th, 2020 HPC 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 __ to __.
HPC Resolution #__, Series of 2020
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NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation and Setback Variations
for 227 East Main Street, Lot F, Block 74, City and Townsite of Aspen, CO as follows:
Section 1: Conceptual Major Development Review, Relocation and Setback Variations
The approval is subject to these conditions:
1. Continue to investigate whether a transformer will be needed on the site.
2. Continue to review the impact of trees on the adjacent properties relative to the
planned basement excavation.
3. At final, during permit review, and once the property is under construction, additional
study and documentation of the historic resource will be necessary in order to identify
and respond to historic conditions that are currently not visible.
4. As part of the approval to relocate the 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.
5. The following setbacks are approved:
• A 5’10” setback is approved in the front, above and below grade to retain the
historic house in its existing location.
• A 0’ setback is approved on the east and west sides, above and below grade to
retain the historic house in its existing location and to allow basement
excavation.
• A 3’ setback is approved on the east and west sides of the addition, above and
below grade.
• A 5’ setback is approved at the rear yard, above and below grade.
6. 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 2020
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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 a special meeting on the 8th day of April, 2020.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
_________________________________________________________________
Wes Graham, Deputy City Clerk