HomeMy WebLinkAbout314_W_Main_Memo_2021_02_24Memorandum
TO:Aspen Historic Preservation Commission
FROM:Sarah Yoon, Historic Preservation Planner
Through:Amy Simon, Planning Director
MEETING DATE:February 24, 2021
RE:314 W. Main - REFERRAL COMMENTS TO CITY COUNCIL: Establishment of Transferable Development Rights (TDR)Applicant /Owner:
314 West Main LLC, Wendi Sturgis, ManagerRepresentative:
BendonAdams LLCLocation:
Street Address:
314 W. Main Street
Legal Description:
Lot B, Historic Landmark Lot Split at 320 W. Main Street, According to the Final Plat Recorded September 3, 2003 in Plat Book 66 at Page 32,City and Townsite of Aspen, ColoradoParcel Identification Number:PID# 2735-124-41-011Current Zoning & Use
MU(Mixed Use); Residential Use
Proposed Zoning & Use:
No change
Summary:
The owners of 314 W. Main Street proposeto convert unused floor area into three Transferable Development Rights (TDRs). Staff Recommendation:Staff supports the application to remove developable floor area from the historic lot containing the carriage house and recommends HPC approve the request as a recommending body to Aspen City Council.
Site Locator Map – 314 W. Main
BACKGROUND:
314 West Main Street is a 4,500 sf lot that was created through a Historic Landmark Lot Split via Ordinance #14, Series of 2002. This lot split approval included a 500 sf floor area bonus for the sole purpose of allowing the existing historic structures to remain in place. No additional floor area bonus is available to the property unless provided through a future amendment to the land use code. 314 W. Main Street contains the historic carriage house that is associated with the Smith-Elisha House on the adjacent lot addressed 320 W. Main Street. An application for a change in use to single-family residential was granted in 2019. The historic carriage house is located towards the alley in its historic location and the open green space faces Main Street.
Figure 1 – Sanborn Map, 1904 Figure 2 – 320 & 314 W. Main, 1991
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following recommendation:
Transferable Development Rights (Section 26.535) for the establishment of three TDRs from the historic property containing the historic carriage house.
The Historic Preservation Commission (HPC) is a recommending body and Aspen City Council is the final review authority.
PROJECT SUMMARY:
314 W. Main Street is a historically designed landmarked property that qualifies for the preservation benefit to sever unused development rights from the parcel by establishing TDRs in increments of 250 sf (section 26.415.110.K). The historic carriage house is a single-family home with a floor area of approximately 1,725 sf. The applicant proposes to remove 750 sf of developable floor area from the property which would effectively sterilize the lot of future development.
STAFF COMMENTS:
Although this is a 4,500 sf lot, due to the slopes on this property the net lot area is 3,431.24 sf. For the purposes of creating TDRs, the maximum floor area for constructing a single-family dwelling on this lot is approximately 2,520 sf. According to the as-built survey provided in the application, the floor area calculations are as follows:
•Allowable Floor Area = 2,520.4 square feet
•Existing floor area = 1,725.24 square feet
•Total floor area remaining = 795.16 square feet
The applicant requests approval to establish up tothree TDRs, which will consume all but 45.16 sf of allowed development rights on the site.
Staff finds that the property demonstrates the existence of unused development rights andthe severing of development rightswill not create or increase any non-conformities on the site. Once the TDRs are created the applicant plans to comply with the required steps of executing and delivering a deed restriction. A draft deed restriction was submitted with the application.In addition, the applicant agrees to disclose information related to the sale, assignment, conveyance or other transfer/change of ownership of the TDRs to the City of Aspen Community Development Department within five (5) days. Staff finds the criteria for establishing TDRs are met.
RECOMMENDATION:
Staffrecommends the Historic Preservation Commission (HPC)support the request toestablish up to three TDRs from the historic property.
Attachments:
Resolution #__, Series of 2021
Exhibit A – Transferable Development Rights (TDR) / Staff Findings
Exhibit B–Application