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DOC CODE: RESOLUTION
Pg 1 of 4, 02/02/2026 at 12:06:29 PM
Ingrid K. Grueter, Pitkin County, CO
RESOLUTION #14
(SERIES OF 2025)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
DEVELOPMENT FINAL REVIEW, F�ELOCATION, AND SETBACK VARIATIONS
FOR THE PROPERTY LOCATED AT 325 WEST HOPKINS AVENUE, LOTS C AND
WHEREAS, the applicant,
represented by Sara Adams,
PARCEL ID: 273 5-124-64-002
325 W I-IOPKINS LLC, PO BOX 7699, Aspen, CO
BendonAdams, LLC, 300 South Spring Street #202, Asp
81611, has requested HPC approval for a Certificate of Appropriate
en,
81611,
CO
ness for Major Development,
Relocation, and Setback Variations for the property located at 325 West Hopkins Avenue, Lots C
and D. Block 46; 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 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)(3) of
the Aspen Municipal Code and other applicable Code Sections; and
WFEREAS, per Aspen Municipal Code Section 26.580.050, the Community Development
Director may exempt projects, or a portion thereof, from the calculation of Demolition if the
Historic Preservation Commission has determined that non -historic elements of a property on
Aspen's list of Historic Landmarks shall be removed in returning the historic resource to its
original configuration or character; 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 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
compliance with applicable review standards and recommends approval with conditions; and
for
WHEREAS, HPC reviewed the project on December 10, 2025, and 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 six to zero (6=n0).
HPC Resolution # 14, Series of 2025
Page 1 of 4
NOW, THEREFORE, BE IT RESOLVED:
Section 1: Certificate of Appropriateness for Major Development, Relocation, and Setback
Variations
The HPC hereby approves the Certificate of Appropriateness for Major Development, Relocation,
and Setback Variations for 325 West Hopkins Avenue, Lots C and D, Block 46; City and Townsite
of Aspen, Colorado with the following conditions:
1. During the demolition of the non -historic addition and relocation of the historic resource,
if additional historic material is discovered that is evidence of a different original
footprint of the resource, the applicant will revise the proposal for review and approval
by the project monitoring committee.
2. Solar panels on new building are not to be seen from I�opkins Ave.
3. An appropriate roof material for the historic resource is to be proposed with review by
staff and HPC monitor.
4. Metal roof on resource to be minimal rib height and more differenti
construction. To be reviewed by staff and HPC monitor.
ated from the new
5. An appropriate front door for the historic resource is to be proposed with review by staff
and HPC monitor.
6. No more than one sconce light to be placed at entry of historic resource.
7. No dwarf boxwoods are approved in front of the historic resource.
8. Restudy the proposed landscape finish under the trees in the ROW. To be reviewed by
staff and HPC monitor.
9. Picket fence proposed is not to attach to the historic resource.
10. A preservation plan must be provided to and approved by the monitoring committee prior
to construction, and include the following:
a. The proposed details and dimensions of all new windows to be installed in the
historic resource, and historical photographic and/or physical evidence
substantiating the same;
b. The proposed details and dimensions of all new porch columns to be installed on
the historic resource, and historic historical photographic and/or physical evidence
substantiating the same;
c. Study wall assembly thickness on historic resource that requires fire rating for
minimal impact to the increase in thickness.
1 1. Pending further land use approvals consistent with Aspen Land Use Code Sec.
26.415.070, no historic material may be removed or otherwise altered.
HPC Resolution # 14, Series of 2025
Page 2 of 4
12. A relocation plan must be provided for consideration and approval by the project
monitoring committee prior to building permit application submission.
13. Financial assurance of $30,000 for the safe relocation of the historic structure onto a new
basement foundation must be provided to the City upon applying for a building permit.
14. The following variations are approved as amended from conceptual:
a. A 4-feet-13/4-inch reduction of the required 10-feet front setback for the historic
resource above and below grade, resulting in a 5-feet-l01/4-inches front setback.
b. A 84eet4 01/4-inch reduction from the required 10400t side setback for the
historic resource above and below grade, resulting in a 1-foot-13/4-inches side
setback.
c. A 5400t reduction from the required 10400t setback for subgrade construction
under the new building, the lightwell in the southwest corner of the new structure,
mechanical equipment, portion of the lightwell at the rear of the resource, and
outdoor fireplace as depicted in the application, resulting in a 5400t setback.
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
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: Severabili
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 7: Vested Rights
The development approvals granted herein shall constitute asite-specific development plan
vested fora 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
pIan shall not result in the creation of a vested property right.
HPC Resolution #14, Series of 2025
Page 3 of 4
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: 325 W. Hopkins Ave.
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 loth day of December
2025.
Approved as to Form:
�sistant Ci
Clerk
ttorney
Approved as to Content:
HPC Resolution # 14, Series of 2025
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