HomeMy WebLinkAboutresolution.hpc.019-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR A HISTORIC LANDMARK LOT SPLIT
FOR THE PROPERTY LOCATED AT 320 W. MAIN STREET, LOTS N, O, AND
P, BLOCK 44, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 19, SERIES OF 2002
Parcel ID #: 2735-
124-41-005 WHEREAS, the applicants, Scott and Mary Caroline McDonald
requested a Historic Landmark Lot Split for the property located at 320 W. Main Street, Lots N,
O, and P,Block 44, City and Townsite of
Aspen, Colorado; and WF/EREAS, in order to complete a Historic Landmark Lot Split, the
applicant shall meet the following requirements of Aspen Land UseCode: Section26.480.030(A)(
2) and (4),Section 26.470.070(C), andSection26.415.010(D.), which
are asfollows:26.480.030(A)(2), Subdivision
Exemptions, Lot Split The split of a lot for the purpose of the development of
one detached single-family dwelling on a lot formed by a lot split granted subsequent to
November 14, 1977, where all of the
following conditions are met:The land is not located in a subdivision approved
by either the Pitkin County Board of County Commissioners or the City
Council, or the land is described as a metes and bounds parcel which
has not been subdivided after the adoption of subdivision regulations by the
City of Aspen on
March 24, 1969; and No more than two (2) lots are created by the lot split,
both lots conform to the requirements of the underlying zone districL .
4ny lot for which developmentis proposed will mitt'gate for
affordable housing pursuanttoSection26.100.
040(A)(1)(c).c)The lot under consideration, or any part thereof,
was not previously the subject of a subdivision exemption under the provisions of
this chapter or a lot split" exemption pursuanttoSection26.100.040(
C)(1)(a); and 4 subdivision plat which meets the terms of this
chapter, and conforms to the requirements of this title, is submitted and recorded in
the office of the Pitkin CounO~ clerk and recorder after approva~
indicating that no further subdivision may be granted for these lots nor will
additional units be built without receipt of applicable approvals pursuant to
this chapter and growth management allocationpursuant
to Chapter 26.100.Recordation. The subdivision exemption agreement
and plat shall be recorded in the office of the Pitkin CounO~ clerk
and recorder. Failure on the part of the applicant to record the plat within
one hundred eighty (180)
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days following approval by the CiO~ Council shall render the plat invalid and
reconsideration of the plat by the CiO~ Council will be required for a
showing of good cause.
In the case where an existing single-family dwelling occupies a site which
is eligible for a lot spli6 the dwelling need not be demolished prior
to application for a lot
spli~Maximum potential buildout for the two (2) parcels created by a lot
split shall not exceed three (3) units, which may be composed of a duplex and
a single-
family hom~26.480.030(A)(4), Subdivision Exemptions, Historic Landmark
Lot Split The split of a lot that is listed on the Aspen Inventory of Historic Landmark
Sites and Structures for the development of one new single-faro'dy dwelling
may receive a subdivision exemption if it meets
the following standards:a. The original parcel shall be a minhnum of six
thousand (6,000)square feet in size and be located in the R-6, R-15, R-
15A, RMF, or O zone district.b. The total FAR for both
residences shall be established by the size of the parcel and the zone district where the
property is located. The total FAR for each lot shall be
noted on the Subdivision Exemption Plat.In the Office zone district, the following shall
apply to the calculation of maximum floor area for lots created through the historic
landmark lot split. Note that the total FAR shall not be stated on the
Subdivision Exemption Plat because the floor area will be affected by
the use established on the property:If aH buildings on what was the fathering
parcel remain wholly residential in use,the maximum floor area will be as
stated in the R-6 zone district.If any portion of a building on a lot created by
the historic landmark lot split is in commercial/office use, then the allowed floor area for
that lot shah be the floor area allowed for all uses other than residential in
the zone district. If the adjacent parcel created by the lot split remains wholly in residential
use, then the floor area on that parcel shah be limited to the maximum allowed on a
lot of its size for
residential use according to the R-6 standards.If there is commercial/office use
on both newly created lots, the maximum floor area for ali uses other than
residential in the zone district will be applied.
c. The proposed development meets ali dimensional requirements of the
underlying zonedistrict. Thevariancesprovidedin Section 26.415.120(B)(1)(a),Co), and (c) are only
permitted on the parcels that will contains a historic structure. The FAR bonus will
be applied to the
maximum FAR allowed on
the originalparcel; and Page:
2 of 5 06/19/2002 01:04PSILVI¢~ DI~VISPITKIN
WHEREAS, the Historic Preservation Commission has found that the review standards
are met in order to grant a 500 square foot FAR bonus and a waiver of parking spaces that
cannot be provided on the site using the following criteria:
Section 26.415.110.C, Floor .4rea Bonus
1. In selected circumstances the HPC may grant up to five hundred (500)
additional square feet of allowable floor area for projects involving
designated historic properties. To be considered for the bonus, it must be
demonstrated that:
a. The design of the project meets all applicable design guidelines; and
b. The historic building is the key element of the property and the
addition is incorporated in a manner that maintains the visual
integrity of the historic building and/or
c. The work restores the existing portion of the building to its historic
appearance; and/or
d. The new construction is reflective of the proportional patterns
found in the historic bullding's form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition def'mes the old and new portions of the
building; and/or
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained.
2. Granting of additional allowable floor area is not a matter of right but is
contingent upon the sole discretion of the HPC and the Commission's
assessments of the merits of the proposed project and its ability to
demonstrate exemplary historic preservation practices. Projects that
demonstrate multiple elements described above will have a greater likelihood
of being awarded additional floor area.
3. The decision to grant a Floor Area Bonus for Major Development projects
will occur as part of the approval of a Conceptual Development Plan,
pursuant to Section 26.415.070(D). No development application that includes
a request for a Floor Area Bonus may be submitted until after the applicant
has met with the HPC in a work session to discuss how the proposal might
meet the bonus considerations.
Section 26.415.110.C, Parking Variance,
Parking reductions are permitted for designated historic properties on sites unable
to contain the number of on-site parking spaces required by the underlying
zoning.Commercial designated historic properties may receive waivers of
payment-in-lieu fees
for parking reductions.1. The parking reduction and waiver of payment-
in-liue fees may be approved upon a f'mding by the HPC that it
will enhance or mitigate
adverse impact on the historic significance or architectural character of a
designated historic property, an adjoining designated property or a historic
district; and
WltEREAS, Amy Guthrie, in her staff report dated May 8, 2002 performed an analysis
of the application based on the standards, and recommended the application be approved
with conditions; and
WglEREAS, at a regular meeting held on May 8, 2002, the Historic Preservation
Commission considered the application, found the application to meet the standards, and
approved the application by a vote of 4 to 2.
TI:IEREFORE, BE IT RESOLVED:
That the HPC recommends Council approval of a Historic Landmark Lot Split into two
4,500 square foot lots for 320 W. Main Street, Lots N, O, and P, Block 44, City and
Townsite of Aspen, Aspen, Colorado, with the following conditions:
1. The HPC hereby approves a 500 square foot FAR bonus, for the purpose of
allowing the existing construction to remain in place. The bonus is not being
awarded to allow any expansion on the property.
2. In order to qualify for the bonus, the applicant must meet design guideline 2.2. A
plan for repair and repainting of the Smith-Elisha house must be submitted
to HPC staff by June 30, 2002, and the work must be completed by December
31,
2002.3. The HPC hereby waives any of the required parking that cannot be contained
on the site in the form of legal sized
spaces.4. A subdivision plat and subdivision exemption agreement shall be reviewed
and approved by the Community Development Department and recorded in the
office of the Pitkin County Clerk and Recorder within one hundred eighty (180) days
of final approval by City Council. Failure to record the plat and
subdivision exemption agreement within the specified time limit shall render the plat
invalid and reconsideration of the plat by City Council will be required for a showing
of good cause. As a minimum, the subdivision plat
shall:a. Meet the requirements of Section26.480 of the Aspen Municipal
Code;b. Contain a plat note stating that the lots contained therein shall
be prohibited from further subdivision and any development of the lots
will comply with the applicable provisions of the Land Use Code in effect
at the time of
application;c. Contain a plat note stating that all new development on the lots
will conform to the dimensional requirements of the Office zone
district,except the variances approved by the
HPC.5. The FAR on the two lots created by this lot split shall be based on the use of
the buildings. At this time the Smith-Elisha house is intended to be a
residence and the carriage house is mixed-use. The maximum FAR for each lot
may be affected by applicable lot area reductions (i.e., slopes, access
easements, etc.). The applicant shall verify with the City Zoning Officer the total
allowable FAR on Page:
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2002 Ol:04P ILVIA DClVIS P~TKIN COUNTYCO R 25.00
each lot, taking into account any and all applicable lot area reductions. The
property shall be subdivided into two parcels, Lots A and B, each 4,500 square
feet in size.
6. Sidewall Curb and Gutter - The site is located on Main Street, where pedestrian improvements
are an important goal. The applicant must refer to the City Eng/
neeringDepauh,entfor required Sidewalk, Curb, and Gutter in from of the property.
7.
Vff~thregard to any future development of these properties, the HPC wishes to state that
there are unique historic qualities to the site that will require strict compliance with
the "City of Aspen Historic Preservation Design Guidelines. These qualifies include
the historic relationship between the primary structure (the Smith-Elisha
house) and the secondary structure (the carriage house), the overall setting, open
lawn area, and historic landscape, and the high visibility that the carriage house and
the eastern side of the Smith-Elisha house have now. The board has
reservations that strict compliance with the guidelines will allow the maximum allowable
floor area to be
achieved.8. No fence shall be permitted to separate the Smith-Elisha house and
the carriage house. This shall be recorded on the plat as
a note.APPROVED BY THE COMMISSION at its regular meeting on the
8th day of
May, 2002.Appr~
aa~ Form:David'Hoefer, Assistant C~
y Attorney Approved as
to Content:Sutm~na~ ~t~
id,
Chair ATTESV KathyStricid'a~d, Chief