HomeMy WebLinkAboutresolution.hpc.025-2001RESOLUTION NO. 25,
SERIES OF 2001
RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING A PARTIAL DEMOLITION, RELOCATION, A 500 SQ. FT. FAR BONUS,
AND RECOMMENDING CITY COUNCIL APPROVE THE HISTORIC LANDMARK
DESIGNATION AND HISTORIC LANDMARK LOT SPLIT FOR TIlE PROPERTY
LOCATED AT 515 WEST GILLESPIE AVENUE, LOTS 4, 5, AND 6, BLOCK 99,
HALLAM ADDITION, CITY AND TOWNSITE OF ASPEN, ASPEN, COLORADO
Parcel ID: 2735-121-11-007
WHEREAS, the applicant, Pamela and Nell Beck, represented by Randall Bone,
requested the following land use approvals for a property located at 515 West Gillespie Avenue,
Lots 4, 5, and 6, Block 99, Hallam Addition, City and Townsite of Aspen:
I. Historic Landmark Designation
2. Historic Landmark Lot Split
3. Partial Demolition
4. Relocation
5. 500 sq. t~. FAR bonus
WHEREAS, the property is currently listed in the City of Aspen's Inventory of
Historical Sites and Structures; and
WHEREAS, this application for a Historic Landmark Designation, Historic Landmark
Lot Split meets all of the Development Review Standards of Section 26.420.010, Section
26.480.030(A)(2), and Section 26.480.030(A)(4) in order for HPC to grant approval;
WHEREAS, in a staffreport dated June 13th, 2001, the Community Development
Department determined the application for a historic landmark designation and historic landmark
lot split met the applicable review standards indicated above, and recommended approval with
conditions; and
WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting
of the Historic Preservation Commission on June 13th, 2001, at which time the HPC considered
and found the application to meet the review standards, and approved the Partial Demolition,
Relocation, 500 sq. t~. FAR bonus, and recommended City Council approve the request for
Historic Landmark Designation and Historic Landmark Lot Split with conditions by a vote of
three to one (3 to 1).
NOW, THEREFORE, BE IT RESOLVED:
Section I SILVIA DAVIS PITKIN COUNTY CO R 3z.ee o e.ee
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
requests for Conceptual Approval specifically including a 1) partial demolition, 2) relocation, and 3)
500 sq. ~. FAR bonus, and a recommendation to City Council to approve the Historic Landmark
Designation and Historic Landmark Lot Split for 515 West Gillespie Avenue, is approved by Aspen
Historic Preservation Commission with the following conditions:
A subdivision plat and subdivision exemption agreement shall be reviewed and
approved by the Community Development and Engineering Depamnents 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;
2. As a minimum, the subdivision plat shall contain a plat note stating that any
development of Lot "B" shall be required to mitigate for affordable housing;
As a minimum, the subdivision plat shall contain a plat note stating that the lots
contained therein shall be prohibited from applying for 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;
As a minimum, the subdivision plat shall contain a plat note stating that all new
development on the lots will conform to the dimensional requirements of the R-6
zone district and residential design standards with the potential exception for variances
to be approved by the HPC;
That Lots "A" and "B" are designated historic landmarks and must receive HPC
approval for all development in accordance with Section 26.415 of the Municipal
Code, as well at Section 26.410, the "Residential Design Standards;"
That the applicant shall verify with the City Zoning Officer the total allowable FAR
for each newly created lot, taking into account any and all applicable lot area
reductions. The property shall be subdivided into two parcels, Lot "A" receiving 4,639
square feet of lot area and Lot "B" receiving 4,571 square feet of lot area. Provided it
is found by the Zoning Officer that no lot area reductions are required, the maximum
allowable FAR on Lot "A" will be 1,753 s.f. (including a 500 square foot floor area
bonus) and 2,840 square feet of floor area on Lot "B." The information specific to
exact allocated FAR as indicated above for both lots as verified by the City Zoning
Officer, shall be included on the plat, as a plat note;
That the applicant shall provide the Subdivision Exemption Agreement that includes
the elements outlined in Section 26.480.030(A)(2) of the Aspen Municipal Code, and
shall meet the recording and timing requirements described in Section 26.480.070(E).
(The Community development department can provide an example of this agreement
to the applicant);
o
That the applicant agrees that prior to issuance of a Certificate of Occupancy on either
lot, the applicant shall sign a sidewalk, curb and gutter construction agreement (if
applicable) and pay the applicable recording fees;
o
That the HPC herein and pursuant to this Resolution, grants the applicant approval to
allocate the FAR to be split between the two newly created lots (including the 500 sq.
ft. bonus) to be 4,093 sq. ft. in total. The applicant shall appropriate this FAR in the
following manner: Lot "A" as having 1,753 sq. ft. and Lot "B" as having 2,840 sq. ft.
prior to consideration of potentially applicable lot area reductions (i.e., slopes, access
easements, etc.). Further, these lot sizes and floor areas shall be indicated on the
f'mal plat that is recorded in the Pitkin County Clerk and recorder's Office;
10. All information regarding possible future development on newly created Lot B of this
lot split shall be removed from the site plan prior to review of the historic lot split by
City Council. Only the existing structures, proposed lot lines, and existing vegetation
shall be represented; and
11. That the applicant shall record a final plat indicating the approvals in this resolution as
they have been represented to the Historic Preservation Commission. In addition, if
the westerly lot line dispute between the Collins and the owners of the property known
as lot a of the Beck Lot Split of Lots 4, 5, and 6, Block 99, Hallam Addition, City and
Townsite of Aspen, has not been resolved prior to the recording of said plat, the
applicant shall record a plat showing both lines in dispute and a note on the plat
indicating the two lot lines in question and that once the dispute is resolved, the
applicant shall file a new plat indicating the resulting resolution;
12. That the applicant shall submit a demolition plan, as part of the building permit plan
set, indicating exactly what areas of the historic house are to be removed as part of the
renovation;
13. That the applicant shall submit a preservation plan, as part of the building permit plan
set, indicating how the existing materials, which are to be retained, will be restored.
The requirement is to retain/repair all original materials and replicate only those that
are determined by HPC staff and monitor to be beyond salvage;
14. That no elements are to be added to the historic house that did not previously exist
outside of approval granted by the HPC and no existing exterior materials other than
what has been specifically approved herein may be removed without the approval of
staff and monitor;
15. That the HPC staff and monitor must approve the type and location of all exterior
lighting fixtures;
16. That there shall be no deviations fi-om the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor;
17. That the preservation plan described above, as well as 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;
18.
That 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
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Officer prior to applying for the building permit;
That the General Contractor and/or Superintendent shall be required to obtain a
specialty license in historic preservation prior to receiving a building permit;
That all representations made by the applicant in the application and during public
meetings with the Historic Preservation Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions;
That, in the event the chimneys located on the roof of the historic structure, are to be
dismantled during the relocation as represented in this application, the applicant agrees
that all brick restorations as part of the reassembly shall be reviewed by Staff and
Monitor; and
That the applicant agrees that any restoration has to comply to the UCBC 1997
version;
That the applicant shall not track mud onto City streets during demolition. A washed
rock or other style mud rack must be installed during construction as a requirement of
the City of Aspen Streets Department;
That the HPC grants a 500 sq. ft. FAR bonus to be allocated to Lot A with the historic
house (for a maximum floor area of 1,753 square feet). Lot B will then maintain the
balance of the remaining FAR to be 2,840 square feet;
That the applicant shall enter into a common water service agreement with the City
Water Department for the newly relocated house;
That the applicant, prior to Final Review before the HPC, provide the Community
Development Depmhuent and HPC with a signed agreement regarding the relocation
of the Si Johnson Ditch and any tree relocation / mitigation issues with the City of
Aspen Parks Department;
27. That the applicant shall comply with the Universal Conservation Building Code
(UCBC); and
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Bill Baily, a local house mover, originally moved the house to its current location in
1971 fi.om 100 West Hopkins Street. He has recently restudied the house and found
that the house can be moved without any damage to the structure. However, The
applicant, as a condition of approval, and prior to the application of building permits,
shall be required to post a bond of $30,000 or other financial security approved by the
HPC with the engineering department to ensure safe relocation of the structure;
That the Applicant be required to enter into a "Ditch Relocation Agreement" with the
City of Aspen and that said agreement be a recorded document with the Pitkin County
Clerk and recorder's Office thereby representing a burden running with the land. The
Applicant should contact the Phil Overynder at the Water Department for a copy of
this agreement. Specifically, the Ditch Relocation Agreement should reference the
plans that are approved and provide for an easement a minimum of 10 feet in width
which shall also be recorded on the Plat and Subdivision Exemption Agreement; and
That the Applicant shall enter into a "Ditch Relocation Agreement" with the City of
Aspen and said agreement shall indicate that the City of Aspen, at it's sole discretion,
has the option of moving the ditch offthe property at a future date and would have no
obligation to compensate the landowner(s) in any way. Said agreement shall
specifically state that the landowners have no water rights in the ditch nor is any
license being granted for use of water from the ditch. Finally, said agreement shall
state that the landowners agree to comply with all City water policies including the
policy that the City of Aspen is the exclusive water provider for all use of water within
the City limits (i.e. no use of ditch water without the issuance of a raw water license
agreement fi.om the City).
Section 2:
This Resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by vixtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 13th day of June, 2001.
Approved as to Form:
Page: 6 o+' 6
10/24/2002 10:12A
SILVIA DAVIS PITKIN COUNTY CO R 31.00 O 0.00
David ~[oefer, Assistant C~ty Attorney
HISTORIC PRESERVATION COMMISSION
~ei7~ Chair
ATTEST:
Kathy Stricld'and, Deputy City Clerk