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 Use Code: Section 26.480.030(A)(2) and (4),
Section 26.470.070(C), and Section 26.415.010(D.), which are 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 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
development is proposed will mitt'gate 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
.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 allocation pursuant 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 zone district. The variances provided in 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 original parcel; and
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SILVI¢~ DI~VIS PITKIN COUNTY CO R 25.00 D 0.00
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 an
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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 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 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
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$ILVIA DClVIS P~TKIN COUNTY CO R 25.00 D 0.00
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/neering Depauh,ent for required Sidewalk, Curb, and Gutter in from of the
property.
7. Vff~th regard 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
Kathy Stricid'a~d, Chief Deputy Clerk