HomeMy WebLinkAboutDraft Resolution.233 W Bleeker StHPC Resolution #__, Series of 202 2
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RESOLUTION #__, SERIES OF 20 22
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION,
SETBACK VARIATIONS AND A FLOOR AREA BONUS FOR THE PRO PERTY
LOCATED AT 233 WEST BLEEKER STREET, LOTS A, B, AND C, BLOCK 51, CITY
AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2 735 -124-40-001
WHEREAS, the applicant, 233 West Bleeker Lots ABC LLC, represented by BendonAdams,
has requested HPC approval for Conceptual Major Development, Relocation, Setback Variation s
and a Floor Area Bonus for the property located at 233 West Ble eke r Street, Lots A, B, and C,
Block 51, 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 submitt ed
to the Community Development Director and approved in accordance with the p rocedures
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 determ ine 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 f rom 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 Variation s, 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 mee t the requ i rements 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 th e project on January 12, 2022 . HPC considered the application,
th e 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 202 2
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NOW, THEREFORE, BE IT RESOLVED:
Th at HPC hereby ap proves Conceptual Major Development, Relocation, Se tback Variation s and
Floor Area Bonus for 233 West Bleeker Street, Lots A, B, and C, Block 51, City and Townsite of
Aspen, CO as follo ws:
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 closely with all relevant City Departments to meet all requirements regarding the
transformer, existing easements, and parking requirements for Final Rev iew. Three
parking spaces need to be provided on-site for the two detached d welling units proposed
on the property .
2.) Provide a more detailed storm water mitigatio n plan following discussion with relevant
City Departments for Final Review. No visible stormwater infrastructure to be seen in the
f oregro und of the historic resource.
3.) Provide a detailed Preserv ation Plan including existing conditions documenting
investigation of historic framing and proposed treatment, to be reviewed by staff and
monitor prior to building permit submission.
4.) Provide a detailed roof plan showing the locations of gutters, downspouts, snow clips and
vents for Final Re view.
5.) Lightwe lls and similar features abutting the h istoric structures must have a reduced curb
height 6 ” or less to minimize obstruction of historic material.
6.) 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.
7.) A 500 sf floor area bonus is granted for the a pproved design .
8.) The following setback variation for the proposed addition is granted :
a. 2 ’-0 ” west side yard setback reduction for the historic bay win dow on the two -
story historic home.
9.) A development application for a Final Development Plan shall be submitted within one
(1) y ear of the date of approval of a Conceptual Development Plan. Failure to file such an
app lication 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 e xpiration 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
prese nted before the Community Develo p ment Department, th e Historic Pres ervation
Co mmission , or the Aspen City Council are hereby incorporated in such plan development
approva ls and the same shall be complied with as if fully se t forth herein, unless amended by
other specific conditions or an authorized authority.
HPC Resolution #__, Series of 202 2
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Section 3: Ex isting Litigation
Th is Resolution shall not affect any existing litiga tion and shall not operate as a n 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 su ch 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 co urt of competent ju risdiction, 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 12th day of January, 2022.
Approved as to Form: Approv ed as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorn ey Kara Thompson, Chai r
ATTEST:
________________________________
Mike Sear, Deputy City Clerk