HomeMy WebLinkAboutresolution.hpc.006-2002RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING AN APPLICATION FOR CONCEPTUAL DEVELOPMENT,
PARTIAL DEMOLITION, ON-SITE RELOCATION, HISTORIC LANDMARK
LOT SPLIT, AND VARIANCES FOR THE PROPERTY LOCATED AT 513 W.
SMUGGLER STREET, LOTS E, F, AND G, Block 27, CITY AND TOWNSITE OF
ASPEN, COLORADO
RESOLUTION NO..~, SERIES OF 2002
Parcel ID #: 2735-124-10-002
WHEREAS, the applicant, Drew Harman, represented by Harry Teague Architects, has
requested Conceptual Development, Partial Demolition, On-Site Relocation, Historic
Landmark Lot Split, and Variances approval for the property located at 513 W. Smuggler
Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado; and
WHEREAS, all development in an "H," Historic Overlay District or development
involving a historic landmark must meet all four Development Review Standards of
Section 26.72.010(D) of the Aspen Land Use Code in order for HPC to grant approval,
namely:
1. Standard: The proposed development is compatible in general design,
massing and volume, scale and site plan with designated historic structures
located on the parcel and with development on adjacent parcels when the
subject site is in a "H," Historic Overlay District or is adjacent to an
Historic Landmark.
2. Standard: The proposed development reflects and is consistent with the
character of the neighborhood of the parcel proposed for development.
3. Standard: The proposed development enhances or does not detract from
the historic significance of designated historic structures located on the
parcel proposed for development or on adjacent parcels.
4. Standard: The proposed development enhances or does not diminish from
the architectural character or integrity of a designated historic structure or
part thereof; and
WHEREAS, No approval for partial demolition shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
1. Standard: The partial demolition is required for the renovation, restoration or
rehabilitation of the structure, or the structure does not contribute to the historic
significance of the parcel.
2. Standard: The applicant has mitigated, to the greatest extent possible:
a) Impacts on the historic significance of the structure or structures located
on the parcel by limiting demolition of original or significant features and
additions, and
b) Impacts on the architectural character or integrity of the structure or
structures located on the parcel by designing new additions that are
compatible in mass and scale with the historic structure; and
WHEREAS, No approval for on-site relocation shall be granted unless the Historic
Preservation Commission finds all of the following standards are met:
The relocation activity is demonstrated to be the best preservation method for the
character and integrity of the structure and the historic integrity of the existing
neighborhood and adjacent structures will not be diminished due to the
relocation.
The structure has been demonstrated to be capable of withstanding the physical
impacts of the relocation and re-siting. A structural report shall be submitted by a
licensed engineer demonstrating the soundness of the structure proposed for
relocation.
A relocation plan shall be submitted, including posting a bond or other financial
security approved by HPC with the engineering department, to insure the safe
relocation, preservation, and repair (if required) of the structure, site preparation
and infrastructure connections. The receiving site shall be prepared in advance of
the physical relocation; and
WHEREAS, in order to conduct an 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 26.100.050(A)(2)(e), and Section 26.72.010(G), as follows:
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 CiO~ 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 district. Any lot for which
development is proposed will mitigate for affordable housing pursuant to
Section 26.100. 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 pursuant to Section 26.100.040(C)(1)(a); and
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 CounO~ 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.
Recordation. The subdivision exemption agreement and plat shall be
recorded in the office of the PitMn Coun~ clerk and recorder. Failure on
the part of the applicant to record the plat within one hundred eighO~ (180)
days following approval by the City 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 split, 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 home.
26.480.030{A}{4} Subdivision Exemptions~ Historic Landmark Lot Split
The split of a lot that is a designated historic landmark for the development of one new
single-family dwelling. The Historic Landmark Lot Split shall meet the requirements of
section 26.88.030(A)(2), section 26.100.050(A)(2)(e), section 26.72.010(G) of this Code,
and the following standards:
The original parcel shall be a minimum of 9,000 square feet in size and be
located in the R-6 zone district or a minimum of 13,000 square feet and be
located in the R-15A zone distric~
c)
The total FAR for both residences shall not exceed the floor area allowed
for a duplex on the original parcel The total FAR for each lot shall be
noted on the Subdivision Exemption Pla~
The proposed development meets all dimensional requirements of the
underlying zone distric~ HPC variances and bonuses are only permitted on
the parcel that contains a historic structure.
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 fi.om the scoring and
competition procedures. The exemption is to be approved by the Community
Development Director, but is not to be deducted fi.om the respective annual development
allotments or from the development ceilings; and
WHEREAS, Amy Guthrie, in her staff report dated March 13, 2002 performed an
analysis of the application based on the standards, and recommended the application be
continued for restudy to bring it into conformance with the Design Guidelines; and
WHEREAS, at a regular meeting held on March 13, 2002, at which time the applicant
submitted revised drawings, the Historic Preservation Commission considered the
application, found the application to meet the standards, and approved the application
with a vote of 4 to 2.
THEREFORE, BE IT RESOLVED:
That the HPC approves conceptual development, partial demolition, on-site relocation,
historic landmark lot split, and variances for the property located at 513 W. Smuggler
Street, Lots E, F, and G, Block 27, City and Townsite of Aspen, Colorado, finding that
the review standards are met, with the following conditions:
1. The HPC grants a 10 foot rear yard setback variance, a 20 foot combined fi.ont and
rear yard setback variance, and a 500 square foot FAR bonus.
APPROVED BY THE COMMISSION at its regular meeting on the 13th day
of March, 2002.
Approved as to Form:
Davmr'Hoefer, Assls a------------------~C~Attorney
Approved as to Content:
HISTORIC PRESERVATION~'~OMMItSSION
Suz~nah~/~,, ~hair~ v v
ATTEST.~
Kathy Strickland, Chief Deputy Clerk