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RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING AN APPLICATION FOR MAJOR DEVELOPMENT (FINAL) AND
VARIANCES FOR THE PROPERTY LOCATED AT 214 EAST BLEEKER STREET,
LOT B OF THE BRUMDER LOT SPLIT, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION NO. 13 , SERIES OF 2007
PARCEL ID: 2737-073-48-002.
WHEREAS, the applicants, 214 East Bleeker, LLC, represented by Rybak Architecture and
Development, PC, have requested Major Development Review (Final) for the property located at
Lot B of the Brurnder Lot Split, City and Townsite of Aspen, Colorado. The property is listed on
the "Aspen Inventory of Historic Landmark Sites and Structures;" 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 Final 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.4.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 26.415.110.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, Sara Adams, in her staff report dated April I I, 2007 performed an analysis of the
application based on the standards, and recommended that the project be approved with
conditions; and
WHEREAS, at their regular meeting on April II, 2007 the Historic Preservation Commission
considered the application, found the application was consistent with the "City of Aspen Historic
Preservation Design Guidelines" and other applicable sections of the Municipal Code and
approved the application with conditions by a vote of 5 to O.
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JANICE K VOS CAUDILL PITKIN COUNTY CO R 16.00 0 0.00
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants approval for Major Development (Final), and Variances for the property
located at 214 East Bleeker Street, Lot B of the Brurnder Lot Split, Block 72, City and Townsite of
Aspen, Colorado with the following conditions;
I. A combined sideyard setback variance is granted for 5 feet, where 15 feet is required.
2. The replacement of a historic window with a door on the east elevation is not approved.
3. The lightwell at the southeast corner of the historic resource will be reduced 3 feet from
Bleeker Street.
4. The proposed transom windows will be removed from the historic resource.
5. The stone steps will be reused in the reconstruction of the front porch.
6. The foundation, chimney, and porch will be documented and photographed prior to
dismantling, and the foundation height will remain consistent with historic photographs.
7. The lighting fixtures will be approved by staff and monitor.
8. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the historic front porch, and what treatments will
be used to retain them.
9. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
10. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
I I. 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.
12. The applicant shall be required to provide the contractor with copies of the HPC
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.
13. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
14. The development approvals granted herein shall constitute a site-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
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JANICE K VOS CAUDILL PITKIN COUNTY CO R 16.00 D 0.00
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: 214 East Bleeker 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 11th day of April 2007.
Approved as to Form:
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/m True, City Attorney
Approved as to content:
HISTORIC PRESERVATION OOMMISSION
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PlEASE RETURN TO CITY CLERK
130 S. GALENA
^SPEN, CO 61611