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RECEPTION#: 715893, R: $43.00, D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 3, 04/09/2026 at 10:54:01 AM
Ingrid K. Grueter, Pitkin County, CO
RESOLUTION #04
(SERIES OF 2026)
• I 1 1 1'• • 1 1 I '
APPROVING WITH CONDITIONSOF APPROPRIATENESS1'
• 1' DEVELOPMENT DEVELOPMENT 1 A FLOOR
ARI A BONUS BENEFIT FOR THE PROPERTY 1 1 AT 504 WEST HALLAM
STF�EET, LEGALLY DESCRIBED AS LOTS R Al�TD S, BLOCK 281 CITY AND
TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO
PARCEL ID: 2735-124-25-006
WHEREAS, the applicant, Scott Hoffman, represented by Sara Adams of
BendonAdams, has requested HPC approval for a Certificate of Appropriateness for Major
Development Final Development Plan Review and a Floor Area Bonus for the property located
at 504 West Hallam Street, City and Townsite of Aspen, Colorado;
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
WTEREAS, for a Certificate of Appropriateness for Major Development Final
Development Plan Review, the HPC must review the application, a staff analysis report, and the
evidence presented at a hearing to determine the pr01ect's conformance with the City of Aspen
Historic Preservation Design Guidelines per Section 26.415.070(d) 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 a Floor Area Bonus Benefit, the application shall meet the
requirements of Aspen Municipal Code Section 26.415.110(f), Floor Area Bonus; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable code sections, standards, and guidelines, and, finding it in general
conformance therewith, recommended approval of the application with conditions; and,
WHEREAS, at a duly noticed public meeting on March 25, 2026, the HPC reviewed the
project, including the application, staff memo, and public comments, and voted four to zero (4 —
0) in support of a motion to approve the request with conditions.
HPC Resolution #04, Series of 2026
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PRESERVATION COMMISSION THAT:
Section 1: Certificate of Appropriateness for Major Develo
ment Final Development Plan
Review
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby approves the request for a Certificate of Appropriateness
for Major Development Final Development Plan Review with the following conditions.
1. Should any concerns come up during the course of construction that result in deviations
from the proposed plans and methods of preservation/restoration, Applicant is to work
with Staff and HPC monitor to review potential changes.
Section 2: Floor Area Bonus
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby approves the request for a 375 square foot floor area
bonus.
Allowable Floor Area
3,240
sf
Existing Floor Area
1,978.5
sf
Approved Floor Area
2,740
sf
Unbuilt Floor Area
(minus approved TDRs)
0
sf
Unbuilt Floor Area w/ Bonus
375
sf
Unbuilt Floor Area w/ Bonus
(if TDRs are not Severed
875
sf
Section 3: 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 4: 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 5: 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.
HPC Resolution #04, Series of 2026
Page 1 of 3
Section 5: 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 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: 504 west Hallam Street.
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 25th day of March
2026.
G�
A
roved a
to Form:
isa B1�rgle, As�i�nt City Attorney
Mike Sear, Deputy City Clerk
L Lnair
HPC Resolution #04, Series of 2026
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