HomeMy WebLinkAboutresolution.hpc.008-2002RESOLUTION NO. 8, SERIES OF 2002
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING A FINAL REVIEW REQUEST FOR 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 Final 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 Significant 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 2 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 Final 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
WHEREAS, at a public heating, which was legally noticed and held at a regular
meeting of the Historic Preservation Commission on March 27, 2002, at which time the
Aspen Historic Preservation Commission considered and found the application to meet the
review standards, and approved the Final Review for Phase II for the Christmas Inn, with
conditions, by a vote of four to one (4 - 1); and
Page: 2 of 4
WHE~AS, the Aspen Historic Prese~ation Co~ission h~ reviewed ~d
considered ~e development proposal ~der ~e applicable provisions of ~e M~cipal Code
as identified herein, h~ reviewed ~d considered ~e r~o~en~tion of the Co~mty
Developmmt Director, ~e applicable refe~al agencies, ~d h~ t~en ~d consid~ed public
cogent at a public he~ng; ~d
~E~AS, the Aspm Historic Prese~ation Co~ssion finds ~at ~e
development proposal meets or exceeds fll applicable development smd~ds ~d ~at the
approval of ~e development proposal, wi~ conditions, is consistent wi~ the goals ~d
elemems of the Aspen ~ea Co~ty PI~ ~d ~e Historic Prese~ation Guide~nes; ~d
~E~AS, the Aspen Historic Prese~ation Co~ission finds ~at ~s Resolution
f~hers ~d is necess~ for the promotion of public health, safety, ~d welf~e.
NOW, THEREFORE, BE IT RESOLVED:
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code,
the requests for Final 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;
That the Applicant shall be required to provide Staff and monitor, prior to the
application for building permits, a landscape plan and the necessary approvals
from the Parks Department that includes any required tree removal permits as
well as approval for any plantings proposed in any of the City's Right-of-
Ways as may be required;
10.
The Applicant shall be required to consult with the City Engineering
Department at such time as the curb cut along Main Street is removed. The
Applicant shall be required to install curb, sidewalk and gutter as required by
City of Aspen Engineering standards.
! 1. That the Applicant shall be required to return the Staff and monitor to present
a restudied entrance vestibule on the Main Street faCade; and
12.
That the Applicant shall not construct any belvederes on any of the existing
Christmas Inn Structure. The HPC finds that belvederes are appropriate on the
proposed new 3rd story structures to be constructed.
Section 2:
All material representations and commitments made by the applicant pursuant to the
development proposal approvals as herein awarded, whether in public heating 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 anconstitutional 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.
3
APPROVED BY THE COMMISSION at its regular meeting on the 27th day of
March, 2002.
Approved as to Form:
Davi~~ssi:n?~i~y Attorney
ATTEST:
SuzaKnah P~ Chair
Kathy StrickF~nd, Deputy City Clerk