HomeMy WebLinkAboutresolution.hpc.052-2001RESOLUTION NO. 52, SERIES OF 2001
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING A CONCEPTUAL REVIEW REQUEST FOR PHASE II OF THE
CHRISTMAS INN EXPANSION FOR A PROPERTY LOCATED AT 232 WEST
MAIN STREET, LOTS K, L, M, AND WESTERLY HALF OF LOT N, BLOCK 51,
CITY AND TOWNSITE OF ASPEN, COLORADO
Parcel ID: 2 735-124-40-007
WHEREAS, the applicant, Seven Seas Investment, LLC, represented by Stan
Clauson Associates, LLC, is requesting Conceptual Review approval for Phase II for the
expansion of the Christmas Inn, a property located at 232 West Main Street, Lots K, L,
M, and the westerly one-half of Lot N, Block 51, City and Townsite of Aspen; and
WHEREAS, Phase II (to be addressed in a Conceptual Review) includes the
following:
1)
Remodeling the existing lobby area by enclosing the current covered car pull-in /
unloading area off Main Street, eliminating the curb cut on Main Street, and
adding an entry vestibule for the front door, and
2)
Partial demolition and replacement of the rear portion of the structure in order to
add a new 3-story section in the rear of the structure, to accommodate 8 new
lodge rooms and 3 affordable housing units as well as remodeling the interior
courtyard; and
WHEREAS, the property is currently located in the Office Zone District with
Lodge Preservation and Main Street Historic District Overlays; and
WHEREAS, the Community Development Department determined the
Application for Conceptual Review for Phase II meets the applicable review standards,
and recommended approval with conditions; and
WHEREAS, at a public hearing, which was legally noticed and held at a regular
meeting of the Historic Preservation Commission on October 24th, 2001, at which time
the Aspen Historic Preservation Commission considered and found the application to meet
the review standards, and approved the Conceptual Review for Phase II for the Christmas
Inn, with conditions, by a vote of six to one (6 - 1); and
WItEREAS, the Aspen Historic Preservation Commission has reviewed and
considered the development proposal under the applicable provisions of the Municipal Code
as identified herein, has reviewed and considered the recommendation of the Community
Development Director, the applicable referral agencies, and has taken and considered public
comment at a public hearing; and
VOtEREAS, the Aspen Historic Preservation Commission finds that the
development proposal meets or exceeds all applicable development standards and that the
approval of the development proposal, with conditions, is consistent with the goals and
elements of the Aspen Area Community Plan and the Historic Preservation Guidelines; and
WHEREAS, the Aspen Historic Preservation Commission finds that this Resolution
furthers and is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Mtmicipal Code,
the requests for Conceptual Review approval for Phase II, a property located at 232 West
Main Street Lots K, L, M, and westerly half of Lot N, Block 51, City and Townsite of
Aspen, Colorado is approved with the following conditions:
That the applicant shall submit a demolition plan, as part of the building
permit plan set upon receiving Final Approval, indicating exactly what areas
are to be removed as part of the renovation;
That no elements are to be added to the lodge that did not previously exist
outside of approval granted by the HPC and no existing exterior materials
other than what has been specifically approved herein may be removed
without the approval of staff and monitor;
That the HPC staff and monitor must approve the type and location of all
exterior lighting fixtures in compliance with the City's Lighting Ordinance
pursuant to Section 26.575.150;
That there shall be no deviations from the exterior elevations as approved
without first being reviewed and approved by appropriate Staff and designated
HPC monitor;
That the conditions of approval will be required to be printed on the cover
sheet of the building permit plan set and all other prints made for the purpose
of construction;
That the applicant shall be required to provide the contractor with copies of
the HPC Final Review Resolution applicable to this project. The contractor
must submit a letter addressed to HPC staff as part of the building permit
application indicating that all conditions of approval are known and
understood and must meet with the Historic Preservation Officer prior to
applying for the building permit;
7. That the General Contractor and/or Superintendent shall be required to obtain
a specialty license in historic preservation prior to receiving a building permit;
That the HPC monitors for this project shall be appointed by the HPC at the
public hearing to be designated as Rally Dupps and Teresa Melvile or other
appropriate designees as assigned; and
That the Applicant shall be required to return the HPC, as part of Final
Review, to present a restudied entrance vestibule on the Main Street fafade as
described herein.
10. That the Applicant shall be required to restudy the roof forms on the third
story masses as well as the articulation of the third story walls.
Section 2:
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 Historic Preservation Commission, are hereby
incorporated in such plan development approvals and the same shall be complied with as if
fully set forth herein, unless amended by an authorized entity.
Section 3:
This Resolution shall not effect 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:
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.
APPROVED BY THE COMMISSION at its regular meeting on the 24th day of
October, 2001.
Approved as to Form:
David Hoefer, Assistan-~i~ity Attorney
HISTORIC PRESERVATION COMMISSION
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ATTEST:
/l~t~y St~ckfaad, Deputy City Cl~k
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