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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (CONCEPTUAL)
AND VARIANCES FOR THE PROPERTY LOCATED AT 507 GILLESPIE STREET,
LOT B OF THE BECK HISTORIC LOT SPLIT, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. 10, SERIES OF 2007
PARCEL 10: 2735-121-11-007.
WHEREAS, the applicant, Randall and Alison Bone, represented by Karen Wood and Rich Carr
of CCY Architects, request Major Development (Conceptual) and Variances for the property
located at 507 Gillespie Street, Lot B of the Beck Historic Landmark Lot Split, 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 Conceptual 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.b.2 and 3 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 setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.11 O.C of
the Municipal Code, that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural character
of the historic property, an adjoining designated historic property or historic district; and
WHEREAS, for approval of a variance from the ADD Design Standards, per section 26.
520.050, the HPC must review the application, a staff analysis report and the evidence presented
at a hearing to determine, per Section 26.520.080.D of the Municipal Code, that the variation
meet the criteria:
I. The proposed ADD or Carriage House is designed in a manner which promotes the
purpose of the ADD and Carriage House program, promotes the purpose of the zone
district in which it is proposed, and promotes the unit's general livability.
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2. The proposed ADU or Carriage House is designed to be compatible with, and
subordinate in character to, the primary residence considering all dimensions, site
configuration, landscaping, privacy, and historical significance of the property.
3. The proposed ADU or Carriage House is designed in a manner which is compatible
with or enhances the character of the neighborhood considering all dimensions, density,
designated view planes, operating characteristics, traffic, availability of on-street parking,
availability of transit services, and walking proximity to employment and recreational
opportunities; and
WHEREAS, Sara Adams, in her staff report dated March 28th, 2007, performed an analysis of
the application based on the standards, found that the review standards for setback variances and
the ADU design standard variances were not met, and recommended HPC not approve the
requested variances; and the "City of Aspen Historic Preservation Design Guidelines have been
met for Conceptual Review, and recommended approval with conditions; and
WHEREAS, at their regular meeting on March 28,2007, the Historic Preservation Commission
considered the application, found the application was inconsistent with the review standards for
the setback variances, and was consistent with the special review criteria for granting a variance
from the Accessory Dwelling Unit Design Standards and the "City of Aspen Historic
Preservation Design Guidelines" and approved the application by a vote of 3 to O.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends approval for Major Development (Conceptual), and denies the
applicant's request for variances from setback requirements and ADU Design Standards, for the
property located at 507 Gillespie Street, Lot B of the Beck Historic Landmark Lot Split, City and
Townsite of Aspen, Colorado, as proposed with the following conditions;
I. A variance from the ADU design standards is granted for the subgrade detached
affordable dwelling unit.
2. The development will conform to all sideyard setback requirements as stated in the
Municipal Code.
3. The lightwells located off the two bedrooms will be reduced to the minimum 9 square
feet required by IRC for egress.
4. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of March
2007.
[signatures on following page)
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Approved as to Form:
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. True, City Attorney
Michael Hoffman, Vice Chair
ATTEST:
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Kathy Stric and, Chief Deputy Clerk
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PlEASE RETURN TO CITY CLERi.
130 S. GALENA
ASPEN, CO 81611