HomeMy WebLinkAboutresolution.hpc.01.2026RECEPTION#: 715833, R: $43.00, D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 4, 04/07/2026 at 12:21:52 PM
Ingrid K. Grueter, Pitkin County, CO
RESOLUTION #O19
(SERIES OF 2026)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
DEVELOPMENT, COMMERCIAL DESIGN REVIEW, A F�ECOMMENDATION ON
GROWTH MANAGEMENT QUOTA SYSTEM REVIEW, AND AMEN
All
SUBDIVISION, ASPEN, PITKIN COUNTY, COLOR
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PARCEL ID: 2735-124-41-0 l 0
WHEF�EAS, the applicant, West Main Holdings LLC, Scott Kay, Manager, and represented by
Sara Adams, BendonAdams LLC, has requested HPC approval for Certificate of Appropriateness
for Minor Development, for the property located at 320 West Main Street, Lot A of the Historic
Landmark at 320 'West Main Street Subdivision, Aspen, Pitkin County, 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
WHEF�EAS, for approval of a Certificate of Appropriateness for Minor Development, 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(c) 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
WHEF�EAS, for approval of Commercial Design Review, the HPC must
meets the requirements of Aspen Municipal Code Section
26.412and
;
ication
find the appl
WHEREAS, HPC is requested to make a recommendation to City Council on the following
reviews: Planned Development to allow for the use as a Boutique Lodge with less than the
required number of lodge units, and Growth Management Quota System; and
WHEREAS, to recommend approval of Planned Development —Project Review, the HPC must
find the application meets the requirements of Aspen Municipal Code Section 26.445, Planned
Development; and
WHEREAS, to recommend approval of Growth Management Quota System, the HPC must fend
the application meets the requirements of Aspen Municipal Code Section 26.470.080, General
HPC Resolution # 1, Series of 2026
Page 1 of 4
Review ►S'tanaaras, 26.470.100, Planning and Zoning Commission Growth ivianagement review;
and
WHEREAS, Community Development Department staff reviewed the application for compliance
with the applicable review standards and recommended approval of a Certificate of
Appropriateness for Minor Development and Commercial Design Review; and
WHEREAS, Community Development Staff reviewed the application for compliance with the
applicable review standards for Planned Development and Growth Management Quota System
reviews and recommend that HPC recommend approval of the project to City Council; and,
WHEREAS, the HPC reviewed the project on January 14, 2026, and considered the application,
the staff memo, and public comments, and found the proposal consistent with the review standards
and granted approval of HPC Resolution #01, Series of 2026 by a vote of seven to zero (7goisO).
NOW, THEREFORE, BE IT RESOLVED:
Section I: Certificate of Appropriateness for Minor Development, Commercial Design
Review:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby grants a Certificate of Appropriateness for Minor
Development and Commercial Design Review for the property located at 320 West Main Street,
legally described as Lot A of the Historic Landmark at 320 West Main Street Subdivision, City
and Townsite of Aspen, Colorado, with the following condition(s):
1. Should the project receive Planned Development approval as a Boutique Lodge, no
alterations shall be made to significant interior features, specifically:
a. Fireplaces and surrounds.
b. Main stair area including railings, newel posts, and other wood detailing.
c. Historic doors including hardware and transoms.
d. Historic wood molding/trim.
e. Historic door surrounds.
f. Historic window surrounds.
g. Any other elements agreed to by owner and HPC after a site visit to be finalized at
Detailed Review.
h. Any proposed alterations to these elements require staff and monitor review.
2. A detailed preservation plan for the interior of the resource is to be provided at Detailed
Review.
Section 2: Planned Development- Project Review:
The HPC recommends approval of Planned Development Project Review specifically to vary the
minimum required lodge keys for the Boutique Lodge use from ten (10) keys to six (6). An
approved Boutique Lodge shall be subject to the other required standards for a Boutique Lodge
described in Section 26.425.035.
Section 3: Growth Management Review:
I�PC Resolution # l , Series of 2026
Page 2 of 4
HPC recommends that Council approve the Change in Use from Commercial to Lodge, and the
allocation of 12 pillows in the GMQS allotment system.
HPC takes no formal position on the proposed mitigation method for required affordable housing
mitigation.
Section 4: 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
if fully set forth herein, unless amended by other specific conditions or
shall be complied with as
an authorized authority.
Section 5: 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 6: 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 7: Vested Rights
The development approvals granted herein shall constitute asite-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 asite-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: 320 West Main Street.
HPC Resolution #l, Series of 2026
Page 3 of 4
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 h
period of time permi
of publication of
ereby shall be subject to all rights of referendum and judicial review; the
tted by law for the exercise of such rights shall not begin to run until the date
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 14th day of January
20260
Approved as to Form: Approved as to Content:
A TTTC�T_
Deputy City Clerk
1
HP C Chair
HPC Resolution #1, Series of 2026
Page 4 of 4