HomeMy WebLinkAboutcoa.lu.ec.635 W Bleeker St. Historic Lot Split HPC013-02
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
HPC013-02
2735-124-44001
635 W. Bleeker Historic landmark l.ot Split
635 W. Bleeker
Amy Guthrie
Historic landmark lot Split
Kruidener Charitable Foundation
Randall Bone
08/19/02
ORD 34-2002
APPROVED
12/05/02
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MEMORANDUM
TO:
Mayor Klanderud and City Council
THRU:
Joyce Ohlson, Deputy Planning Director~
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
635 W. Bleeker Street- Historic Landmark Lot Split, Emergency
Ordinance, Ordinance #34, Series of2002
DATE:
August 19,2002
SUMMARY: City Council approved a Historic Landmark Lot Split at 635 W. Bleeker
Street on July 22,2002, via Ordinance #23, Series of2002. Subsequently, it was realized
that staff had erred in noting the sizes of the new parcels that were created, which would
create a problem for the applicant, who needs to file their Subdivision Exemption Plat
and complete a sale of the property.
The City Attorney's Office advised that a new Ordinance, adopted under the Emergency
Ordinance procedures would be a proper and timely method to correct this error. The
correction being made is to note that instead of subdividing the original parcel into two
4,500 square foot lots, the applicant is creating one lot of 4,200 square feet and one lot of
4,800 square feet. There is no change to FAR or any other aspect of the project.
The City Clerk's Office has completed proper noticing procedure for an Emergency
Ordinance. Staff will present the item to Council at the start of an already scheduled
Council meeting being held on Monday, August 19th and again at the start of another
scheduled meeting on Tuesday, August 20th
RECOMMENDATION: Staff recommends that Council approve Ordinance #34,
Series of2002, replacing the earlier, incorrect Ordinance #23, Series of2002.
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MEMORANDUM
TO:
Mayor Klanderud and City Council
THRU:
Joyce Ohlson, Deputy Planning Director
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
635 W. Bleeker Street- Historic Landmark Lot Split, Emergency Ordinance,
Ordinance No. 34, Series of2002
DATE:
August 19, 2002
SUMMARY: The applicant requests Council approval to subdivide a 9,000 square foot historic
property into a west parcel of 4,200 square feet and an east parcel of 4,800 square feet. This
property is listed on the "Aspen Inventory of Historic Landmark Sites and Structures" and
contains a 19'h century house and shed, which will remain together on one of the new lots.
APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone,
and Consortium Architects.
PARCEL In: 2735-124-44-001.
ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado.
ZONING: R-6 (Medium Density Residential).
CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and
shed.
HISTORIC LANDMARK LOT SPLIT
In order to complete a Historic Landmark Lot Split, the applicant shall meet the following
requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section
26.470.070(C), and Section 26.415.010(D.)
26.480.030(A)(2), SUBDIVISION EXEMPTIONS, LOT SPLIT
The split of a lot for the purpose of the developrnent of one detached sillgle- family dwelling on a
lot formed by a lot split granted subsequent to November 14, 1977, where all of the following
conditions are met:
a) 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
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and bounds parcel which has not been subdivided after the adoption of subdivision
regulations by the City of Aspen on March 24, 1969; and
Staff Finding:
The property is part of the historic townsite and has not been previously subdivided.
b) No more than two (2) lots are created by the lot split, both lots conform to the
requirements of the underlying zone district. Any lot for which development is
proposed will mitigate for affordable housing pursuant to Section
26.100.040(A)(I)(c).
Staff Finding:
This proposal will create a west parcel of 4,200 square feet and an east parcel of 4,800 square
feet, each of which will exceed the 3,000 square foot minimum set for Historic Landmark Lot
Splits.
Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of
the Municipal Code, which states that affordable housing mitigation will not be required for
development of properties created through a historic landmark lot split.
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 pursuant to Section 26.100.040(C)(I)(a); and
Staff Finding:
The land has not been subdivided previously.
d) A 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
County clerk and recorder after approval, 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 allocation
pursuant to Chapter 26.100.
Staff Finding:
The subdivision plat shall be a condition of approval. It must be reviewed by the Community
Development Department for approval and recordation within 180 days of final land use action.
e) Recordation. The subdivision exemption agreement and plat shall be recorded in
the office of the Pitkin County clerk and recorder. Failure on the part of the
applicant to record the plat within one hundred eigh(y (180) days following
approval by the City Council shall render the plat invalid and reconsideration of
the plat by the City Council will be requiredfor a showing of good cause.
Staff Finding:
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The subdivision exemption agreement shall be a condition of approvaL
j) In the case where an existing single-family dwelling occupies a site which is
eligible for a lot split, the dwelling need not be demolished prior to application for a
lot split.
Staff Finding:
No dwelling units will be demolished as part of this proposal.
g) 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
home.
Staff Finding:
The maximum potential build out for this project is two units. Each ofthe parcels created by this
lot split is permitted to have a single family house.
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-family dwelling may receive a subdivision exemption if it
meets the following standards:
a. The original parcel shall be a minimum ofsix thousand (6,000) square
feet in size and be located in the R-6, R-15, R-15A, RMF, or 0 zone district.
Staff Finding:
The subject parcel is 9,000 square feet and is located in the R-6 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 all 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 shall 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
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shall 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 all
uses other than residential in the zone district will be applied.
Staff Finding:
The two lots will be used wholly for residential purposes. The maximum floor area for the
original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The
applicant has received HPC approval for a 500 square foot FAR bOIlUS, which is added to the
4,080 square feet allowed on the fathering parcel. The total FAR of 4,580 square feet is to be
allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400
square feet to Lot B, which will contain a new house in the future. The existing historic house on
Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only
enough floor area for a basement. There will not be any new large additions on this 19th century
house, which is a very positive result of this project.
c. The proposed development meets all dimensional requirements of the
underlying zone district. The variances provided in Section 26.415.120(B)(I)(a),(b), 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 original parcell.
Staff Finding: Setback variances have been approved by HPC to retain the existing historic
garage in its original location, and a variance has been approved to waive one on-site parking
space in order to avoid cutting down trees.
26.470.070(C), GMQS EXEMPTION, HISTORIC LANDMARK LOT SPLIT
The construction of each new single-family dwelling on a lot created through review and
approval of an Historic Landmark Lot Split shall be exempt from the scoring and
competition procedures. The exemption is to be approved by the Community Development
Director, but is not to be deducted from the respective annual development allotments or
from the development ceilings.
Staff Finding:
At some time in the future, a single family residence will be built on the new parcel created by
this lot split. A GMQS Exemption by the Community Development Director will be processed
at that time.
26.415.010(D), HISTORIC LANDMARK LOT SPLIT
A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC
and before City Council.
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Staff Finding:
Both HPC and Council have held public hearings on this proposal, however, due to an error on
the original Ordinance adopted by Council, the project is being approved through an Emergency
Ordinance procedure.
RECOMMENDATION: Staff and HPC recommend that Council adopt Ordinance #34, Series
of 2002 for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City
and Townsite of Aspen, Colorado, into a west parcel of 4,200 square feet and an east parcel of
4,800 square feet, with the following conditions:
1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for
Lot A, a five foot rear yard setback variance and a five foot west sideyard setback
variance for the existing historic garage, and a variance from llhe method for calculating
the floor area for the historic garage so that it receives the typical exemption despite the
fact that it is not accessed from the alley. This condition shall be noted on the plat.
2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in
the future, and this results in there being sufficient open area to provide a parking space,
the space will have to be installed, after approval of a site plan by the Historic
Preservation Officer, within 6 months of the date that the trees are removed. This
condition shall be noted on the plat.
3. 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 Section 26.480 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 R-6 zone district, except the variances
approved by the HPC.
d. Contain a plat note stating that the FAR on the two lots created by this lot split
shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B
2,400 square feet, which shall be noted on the plat.
RECOMMENDED MOTION
"I move to adopt Ordinance #34, Series of 2002, for a Historic Landmark Lot Split at 635 W.
Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado."
Exhibits:
Ordinance #34, Series of2002
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A. Staff memo dated August 19, 2002
B. Application
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Land Use Application
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THE CITY OF ASPEN
PROJECT:
Name: Nevitt Historic Lot Split
Location: 635 W Bleeker Street. Lots A B and C Block 24 City and Town Cite of Aspen,
Parcel ill # 273512444001
(Indicate street address, lot & block number or metes and bounds description of property)
ApPLICANT:
Name: Kruidenier Charitable Foundation
Lisa Kruidenier - Secretary
Address: 3409 Southern Hills Drive Des Moines
IA
50321
E-mail:
Phone #: (515) 284-81 17
Fax#:
REPRESENTATIVE:
Name: Randall and Allison Bone
Aspen CO
Fax#: (707)988-7101
81611
Address: 117 ABC Suite #101
Phone #: (970)920-9911
E-mail: rbonelOlsunriseco.com
TYPE OF APPLICATION: (please check all that apply):
I i:8J Historic Designation
o Certificate of No Negative Effect
i:8J Certificate of Appropriateness
o -Minor Historic Development
i:8J -Major Historic Development
i:8J -Conceptual Historic Development
o -Final Historic Development
o -Substantial Amendment
i:8J Relocation (temporary, on or off-site)
o Demolition (total demolition)
i:8J Historic Landmark Lot Split
buildinas, uses,
rovals, ,etc,
The house was originally built in 1887/1888 for Ed & Jenny Nevitt and sits on the corner of Bieeker and 6th
Street. The Victorian style house underwent it's most recent renovation in the late 1970's with the addition of a
two story element in place of the rear porch plus a detached outbuilding which is currently used as a sewing
room by the property's caretaker Donna Stuart, With the exception of these additions, the historic Nevitt home
remains primarily intact with a historic coach house in the rear corner of the property.
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MEMORANDUM
TO: Mayor Klanderud and City Council
THRU:
Julie Ann Woods, Community Development Director (}.-:/". "
Joyce Ohlson, Deputy Planning Director r
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
635 W. Bleeker Street- Historic Landmark Lot Split, Second Reading of
Ordinance No. 23, Series of2002
DATE:
July 22, 2002
SUMMARY: The applicant requests Council approval to subdivide a 9,000 square foot historic
property into two 4,500 square foot parcels. This property is listed on the "Aspen Inventory of
Historic Landmark Sites and Structures" and contains a 19th century house and shed, which will
remain together on one of the new lots.
APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone,
and Consortium Architects.
PARCEL In: 2735-124-44-001.
ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado.
ZONING: R-6 (Medium Density Residential).
CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and
shed.
HISTORIC LANDMARK LOT SPLIT
In order to complete a Historic Landmark Lot Split, the applicant shall meet the following
requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section
26.470.070(C), and Section 26.415.010(D.)
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:
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a) 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 ojsubdivision
regulations by the City of Aspen on March 24, 1969; and
Staff Finding:
The property is part of the historic townsite and has not been previously subdivided.
b) No more than two (2) lots are created by the lot split, both lots conform to the
requirements of the underlying zone district. Any lot for which development is
proposed will mitigate for affordable housing pursuant to Section
26. 1 00. 040(A)(I)(c).
Staff Finding:
This proposal will create two 4,500 square foot lots, each of which will exceed the 3,000 square
foot minimum set for Historic Landmark Lot Splits.
Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of
the Municipal Code, which states that affordable housing mitigation will not be required for
development of properties created through a historic landmark lot split.
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 pursuant to Section 26.100.040(C)(I)(a); and
Staff Finding:
The land has not been subdivided previously.
d) A 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
County clerk and recorder after approval, 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 allocation
pursuant to Chapter 26.100.
Staff Finding:
The subdivision plat shall be a condition of approval. It must be reviewed by the Community
Development Department for approval and recordation within 180 days of final land use action.
e) Recordation. The subdivision exemption agreement and plat shall be recorded in
the office of the Pitkin County clerk and recorder. Failure on the part of the
applicant to record the plat within one hundred eighty (180) days following
approval by the City Council shall render the plat invalid and reconsideration of
the plat by the City Council will be required for a showing of good cause.
2
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Staff Finding:
The subdivision exemption agreement shall be a condition of approval.
j) In the case where an existing single-family dwelling occupies a site which is
eligible for a lot split, the dwelling need not be demolished prior to application for a
lot split.
Staff Finding:
No dwelling units will be demolished as part of this proposal.
g) 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
home.
Staff Finding:
. The maximum potential build out for this project is two units, Each of the parcels created by this
lot split is permitted to have a single family house.
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-family dwelling may receive a subdivision exemption if it
meets the following standards:
a. The original parcel shall be a minimum of six thousand (6,000) square
feet in size and be located in the R-6, R-15, R-15A, RMF, or 0 zone district.
Staff Finding:
The subject parcel is 9,000 square feet and is located in the R-6 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 all 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 shall 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
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shall 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 all
uses other than residential in the zone district will be applied.
Staff Finding:
The two lots will be used wholly for residential purposes. The maximum floor area for the
original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The
applicant has received HPC approval for a 500 square foot FAR bonus, which is added to the
4,080 square feet allowed on the fathering parcel. The total FAR of 4,580 square feet is to be
allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400
square feet to Lot B, which will contain a new house in the future. The existing historic house on
Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only
enough floor area for a basement. There will not be any new large additions on this 19th century
house, which is a very positive result of this project.
c. The proposed development meets all dimensional requirements of the
underlying zone district. The variances provided in Section 26.4l5.120(B)(1)(a),(b), 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 original parcel.
Staff Finding: Setback variances have been approved by HPC to retain the existing historic
garage in its original location, and a variance has been approved to waive one on-site parking
space in order to avoid cutting down trees.
26.470.070(C), GMQS EXEMPTION, HISTORIC LANDMARK LOT SPLIT
The construction of each new single-family dwelling on a lot created through review and
approval of an Historic Landmark Lot Split shall be exempt from the scoring and
competition procedures. The exemption is to be approved by the Community Development
Director, but is not to be deducted from the respective annual development allotments or
from the development ceilings.
Staff Finding:
At some time in the future, a single family residence will be built on the new parcel created by
this lot split. A GMQS Exemption by the Community Development Director will be processed
at that time.
26.415.010(D), HISTORIC LANDMARK .LOT SPLIT
A Historic Landmark Lot Split is a two step review, requiring a public hearing before HPC
and before City Council.
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Staff Finding:
HPC has held a hearing on this project and Council is holding a public hearing at Second
Reading of this Ordinance.
RECOMMENDATION: Staff and HPC recommend that Council adopt Ordinance #23, Series
of 2002 for a Historic Landmark Lot Split at 635 W. Bleeker Street, Lots A-C, Block 24, City
and Townsite of Aspen, Colorado, into two lots of 4,500 square fe'et each, with the following
conditions:
1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for
Lot A, a five foot rear yard setback variance and a five foot west sideyard setback
variance for the existing historic garage, and a variance from the method for calculating
the floor area for the historic garage so that it receives the typical exemption despite the
fact that it is not accessed from the alley. This condition shall be noted on the plat.
2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in
the future, and this results in there being sufficient open area to provide a parking space,
the space will have to be installed, after approval of a site plan by the Historic
Preservation Officer, within 6 months of the date that the trees are removed. This
condition shall be noted on the plat.
3. 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 Section 26.480 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 R-6 zone district, except the variances
approved by the HPC.
d. Contain a plat note stating that the FAR on the two lots created by this lot split
shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B
2,400 square feet, which shall be noted on the plat.
RECOMMENDED MOTION
"I move to adopt Ordinance #23, Series of 2002, for a Historic Landmark Lot Split at 635 W.
Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado on Second Reading."
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CITY MANAGER COMMENTS:
Exhibits:
Ordinance # 23, Series of2002
A. Staff memo dated July 22,2002
B. Application
6
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MEMORANDUM
TO:
Mayor Klanderud and City Council
Julie Ann Woods, Community Development Director rJr--
Joyce Ohlson, Deputy Planning Director-A:> 'f
THRU:
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
635 W. Bleeker Street- Historic Landmark Lot Split, First Reading of Ordinance
No.2? , Series of 2002 .
DATE:
June 24, 2002
SUMMARY: The applicant requests Council approval to subdivide a 9,000 square foot historic
property into two 4,500 square foot parcels. This property is listed on the "Aspen Inventory of
Historic Landmark Sites and Structures" and contains a 19th century house and shed, which will
remain together on one of the new lots.
APPLICANT: Kruidenier Charitable Foundation, represented by Randall and Allison Bone,
and Consortium Architects.
PARCEL In: 2735-124-44-001.
ADDRESS: 635 W. Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado.
ZONING: R-6 (Medium Density Residential).
CURRENT LAND USE: 9,000 sq. ft. lot containing a single-family residence, garage, and shed.
HISTORIC LANDMARK LOT SPLIt
In order to complete a Historic Landmark Lot Split, the applicant shall meet the following
requirements of Aspen Land Use Code: Section 26.480.030(A)(2) and (4), Section
26.470.070(C), and Section 26.415.01O(D.)
26.480.030(A)(2), SUBDIVISION EXEM\>TIONS. 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:
a) The land is not located in a subdivision approved by either the P#kin County Board
of County Commissioners or the City Council, or the land is described as a metes
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and bounds parcel which has not beensubdiviqed after the adoption of subdivision
regulations by the City of Aspen on March 24, 1969; and
Staff Finding:
The property is part of the historic townsite and has n()t j,een previously subdivided.
b) No more than two (2) lots are created by the lot split, both lots conform to the
requirements of the underlying zone district. Any lot for which development is
proposed will mitigate for affordable housing pursuant to Section
26.100.040(A)(I)(c).
Staff Finding:
This proposal will create two 4,500 square foot lots, each of which will exceed the 3,000 square
foot minimum set for Histori.c Landmark Lot Splits.
Council has recently adopted new benefits for historic properties, pursuant to Section 26.420 of
the Municipal Code, which states that affordable housing mitigation will not be required for
development of properties created through a historic landmark lot split.
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 pursuant to Section 2~.100.040(C)(I)(a); and
Staff Finding:
The land has not been subdivided previously.
d) A subdivision plat which meets the terms of this chapter, and conforms to the
requirements of this title, is submitted and r(!corded in the office of the Pitkin
County clerk and recorder after approval, indicating that no further subdivision
may be granted for these lots nor will additional units be built witlloll.! re(:tdpt of
applicable approvals pursuant to this chapter and growth management allocation
pursuant to Chapter 26.100.
Staff Finding:
The subdivision plat shall be a condition of approval. It must be reviewed by the Community
Development Department for approval and recordation within 180 days of final land use action.
e) Recordation. The subdivision eJfemption agreement and plat shall be recorded in
the office of the Pitkin County clerk and recorder. Failure on the part of the
applicant to record the plat within one hundred (!ighty (180) days following
approval by the City Council shall render the plat invalid and reconsideration of
the plat by the City Council will be required for a showing of good cause.
Staff Finding:
The subdivision exemption agreement shall be a condition of approval.
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j) In the case where an existing single-family dwelling occupies a site which is
eligible for a lot split, the dwelling need not be demolished prior to application for a
lot split.
Staff Finding:
No dwelling units will be demolished as part of this proposal.
g) 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
home.
Staff Finding:
The maximum potential build out for this project is two units. Each of the parcels created by this
lot split is permitted to have a single family house.
26.480.030(A)(4), SUBDIVISION EXEMPTIONS. HISTORIC LANDMARK LOT SPLIT
The split of a lot that is listed on the AspenInventoryo(fIistonc La.n.c:Inllirk Sites and Structures
for the development of one new single-family dwelling may receive a subdivision exemption if it
meets the following standards:
a. The original parcel shall be a minimum of six thousand (6,000) square
feet in size and be located in the R-6, R-15, R-15A, RMF, or 0 zone district.
Staff Finding:
The subject parcel is 9,000 square feet and is located in the R-6 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 all 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 shall 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
shall be limited to the maximum allowed on a lot of its size for residential use according to
the R-6 standards.
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If there is commercial/office use on both newly created lots, the maximum floor area for all
uses other than residential in. the zon~distri.ct ",ill be applied.
Staff Finding:
The two lots will be used wholly for residential purposes. The maximum floor area for the
original parcel, containing a historical landmark in an R-6 zone, is 4,080 square feet. The
applicant has received HPC approval for a 500 square foot FAR bonus, which is added to the
4,080 square feet allowed on the fathering parceL The total FAR of 4,580 square feet is to be
allocated as follows: 2,180 square feet to Lot A, which contains the historic house, and 2,400
square feet to Lot B, which will contain a new house in the future. The existing historic house on
Lot A is approximately 2,000 square feet in size, so that the proposed lot split provides only
enough floor area for a basement. There will not be any new large additions on this 19th century
house, which is a very positive result of this project.
c. The proposed development meets all dimensional requirements of the
underlying zone district. The variall.ces provided in Section 26.415.gO(B)(1)(a),(b), and (c)
are only permitted on the parcels that will contains a IJ.ist()ri~.str~f~ture. The FAR bonus
will be applied to the maximum FAR allowed on the origilllllparceI. ......
Staff Finding: Setback variances have been approved by HPC to retain the existing historic
garage in its original location, and a variance has been approved to waive one on-site parking
space in order to avoid cutting down trees.
26.470.070(C), GMQS EXEMPTION, HISTORIC LANDMARK L()T Sl'LI'f
The construction of each new single-family dwelling on a lot created through review and
approval of an Historic Landmark Lot Split shall be exempt from the scoring and
competition procedures. The exemption is to be approved by the Community Development
Director, but is not to be deducted from the respective annual development allotments or
from the development ceilings.
Staff Finding:
At some time in the future, a single family residence will be built on the new parcel created by
this lot split. A GMQS Exemption by the Community Development Director will be processed
at that time.
26.415.010(D), HISTORIC LANDMARK LOT SPLIT
A Historic Landmark LotSplit is a two step review, requiring a public hearing before HPC
and before City Council.
Staff Finding:
HPC has held a hearing on this project and Council is holding a public hearing at Second
Reading ofthis Ordinance.
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RECOMMENDATION: Staff and. HPC recommend that Council approve the Historic
Landmark Lot Split application for 635 W. Bleeker Street, Lots A-C, Block 24, City and
Townsite of Aspen, Colorado, into two lots of 4,500 square feet each, with the following
conditions:
1. The HPC has approved a 500 square foot FAR bonus, waiver of one parking space for
Lot A, a five foot rear yard setback variance and a five foot west sideyard setback
variance for the existing historic garage, and a variance from the method for calculating
the floor area for the historic garage so that it receives the typical exemption despite the
fact that it is not accessed from the alley. This condition shall be noted on the plat.
2. If a tree removal permit is approved for the trees along the alley of Lot A at some point in
the future, and this results in there being sufficient open area to provide a parking space,
the space will have to be installed, after approval of a site plan by the Historic
Preservation Officer, within 6 months of the date that the trees are removed. This
condition shall be noted on the plat.
3. 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 Section 26.480 ofthe 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 a.t the tim.e of application;
c. Contain a plat note stating that all new development on the lots will conform to
the dimensional requirements of the R-6 zone district, except the variances
approved by the HPC.
d. Contain a plat note stating that the FARon the two lots created by this lot split
shall be allocated as follows: Lot A shall receive 2,180 square feet and Lot B
2,400 square feet, which shall be noted on the plat.
RECOMMENDED MOTION
"I move to approve Ordinance #_, Series of 2002, for a Historic Landmark Lot Split at 635 W.
Bleeker Street, Lots A-C, Block 24, City and Townsite of Aspen, Colorado on First Reading."
CITY MANAGER COMMENTS:
Exhibits:
Ordinance #_, Series of2002
A. Staff memo dated June 24, 2002
B. Application
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Land Use Application
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PROJECI':
THE CITY OF ASPEN
Name: Nevitt Historic Lot Split
]
Location: 635 'vii Bleeker Street. Lots A. B and C Block 24 City and Town Cite of Aspen.
Parcel ID # 273512444001
(Indicate street address, lot & block number or metes and bounds description of property)
ApPLICAJ'IT:
Name: Kruidenier Charitable Foundation
Lisa Kruidenier - Secretary
Address: 3409 Southern Hills DriveDes Moines
IA
50321
E-mail:
Phone#: (515) 284-8117
Fax#:
REPRESENTATIVE:
Name: Randall and Allison Bone
Address: 117 ABC Suite # I 0 I
Phone #: (970)920-9911
Aspen CO
Fa~#: (707)988-7101
81611
E-mail: rbone@sunriseco.com
TYPE OF ApPLICATION: lease check all that a Iy):
, ~ Historic Designation
o Certificate of No Negative Effect
~ Certificate of Appropriateness
o -Minor Historic Development
~ -Major Historic Development
~ -Conceptual Historic Development
o -Final Historic Development
o -Substantial Amendment
~ Relocation (temporary, on or off-site)
o Demolition (total demolition)
~ Historic Landmark Lot Split
EXISTING CONDITIONS: descri tion of existin
The house was originally built in 1887/1888 for Ed & Jenny Nevitt and sits on the corner of Bieeker and 6th
Street The Victorian style house underwent it's most recent renovation in the late 1970's with the addition of a
two story element in place of the rear porch plus a detached outbuilding which is currently used as a sewing
room by the property's caretaker Donna Stuart. With the exception of these additions, the historic Nevitt home
remains primarily intact with a historic coach house in the rear comer of the property.
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