HomeMy WebLinkAbout202 E Main_Notice of Call Up Memo MEMORANDUM
TO: Mayor Torre and Aspen City Council
FROM: Sarah Yoon, Preservation Planner; Community Development
THROUGH: Jennifer Phelan, Interim Community Development Director
MEMO DATE: December 2, 2019
MEETING DATE: December 10, 2019
RE: Call Up Notice, HPC approval for 202 E. Main Street – Conceptual Major
Development, Relocation, Setback Variations, and Floor Area Bonus
APPLICANT:
Rocking Lazy J Properties,
LLC; Jake Vickery and Della
Pegolotti
REPRESENTATIVE:
Jake Vickery, Architect
LOCATION:
202 E. Main Street;
Legally described as Lot 1,
Main Street Victorians
Historic Landmark Lot Split
Subdivision Exemption; PID#
2737-073-99-001
CURRENT ZONING & USE:
Mixed-Use Zone District;
Commercial Use
PROPOSED USE:
Single-Family Residential
SUMMARY : Certain land use approvals granted by HPC trigger a
requirement to notify Council of the decision through a brief staff
summary of the review. During this process, called Call Up Notice, City
Council may uphold the HPC decision. Alternatively, Council may
request more detailed information be provided through a presentation
by staff and the applicant at a future meeting. Council may also remand
it to HPC and require reconsideration of specific issues. HPC’s decision
on remand shall be final.
RECOMMENDATION: Staff recommended approval of the project with
conditions, and HPC voted 6-0 in support. The approval included
setback variations, a 500 sf floor area bonus, and conditions addressing
stormwater mitigation and excavation requirements, design details, and
staff and monitor requirements for the restoration of the historic
resource. The proposal was redesigned after the first HPC hearing, and
HPC found the applicant met all criteria for the setback variations and
the floor are bonus. Staff recommends Council uphold HPC’s decision.
Figure 1 – Site Context (from Main Street)
BACKGROUND: 202 E. Main Street is a designated landmark on a 3,000 sf lot that contains a one-story
miner’s cottage in its original location. The applicant proposes to demolish the non-historic addition,
maintain the historic alignment along Main Street, construct a new basement, and construct a new above
grade addition to the rear of the historic house. At the first Conceptual Major Development hearing on
August 28th, the Historic Preservation Commission (HPC) recommended continuation to restudy the design
compatibility of the new addition and how it connects and relates to the historic resource. The applicant
returned to HPC on October 9th with revisions that incorporated HPC’s comments and recommendations.
A preservation plan to restore the historic resource was provided with the request for a 500 sf floor area
bonus, which was approved. The floor area for a single-family home is limited to 1,920 sf, whereas a
commercial property could be 3,000 sf. The final allowable floor area for this property is 2,420 sf and
the proposed design has a total floor area of 2,394 sf. The approved design will not allow any
Transferable Development Rights (TDRs) to be severed from this site.
The approved design will provide two on-site parking spaces, which is the minimum requirement. Setback
variations were granted in order to maintain the historic pattern of the district and mitigate adverse impacts
to the historic structure. As outlined in the HPC resolution, setback variations were granted specifically for
the existing historic building and elements of the proposed new addition.
Figure 2 – Approved Site Plan
Figure 3 – Proposed East Elevation
Existing
Historic
House
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: N/A
RECOMMENDATION:
Staff recommended approval of the project with conditions, and HPC agreed by a vote of 6-0. Staff
recommends Council uphold HPC’s decision.
Recommended Motion
“I move to uphold HPC’s approval for 202 E. Main Street – Conceptual Major Development,
Relocation, Setback Variations and Floor Area Bonus.”
CITY MANAGER COMMENTS:
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EXHIBITS:
A – HPC memo, October 9, 2019
B – HPC approved plans
C – HPC meeting minutes, October 9, 2019
D – HPC Resolution #18, Series of 2019