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 PROPERTY
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 th e 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 approval with conditions; and
WHEREAS, HPC reviewed th e project on January 12, 2022 and February 23, 2022. HPC
considered the application, th e staff memo and public comment, and found the proposal
consistent with the review standards and granted approva l 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.) Provide details related to the proposed drain basins at the foreground of the property for
Final review. Applicant will need to continue working with all relevant City Departments
regarding stormwater mitigation and site drainage.
2.) Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and
vents, for Final review.
3.) Provide a detailed Preservation Plan including documentation of existing conditions,
investigation of historic framing and materials, and proposed restoration/treatme nts. This
document will first be reviewed by staff and monitor prior to building permit submission
but will be considered an iterative document that helps guide the restoration efforts.
4.) A 500 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 ha future request.
5.) The following setback variations for the proposed addition is granted:
• 2’ east side yard setback reduction for the historic bay window.
6.) 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.
7.) 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
prese nted before the Community Develo p ment Department, th e Historic Pres ervation
Co mmission , or th e Aspen City Council are hereby incorporated in such plan develop ment
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.
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 provid ed, and the same shall be conducted and concluded unde r such prior ordinances.
HPC Resolution #__, Series of 202 2
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Sectio n 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 inde pendent 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 February ,
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