HomeMy WebLinkAboutresolution.hpc.032-2002RESOLUTION OF T~,;~.PEN HISTORIC PRESERVATION COMMISSION (HPC)
RECOMMENDINI~'~U~qCIL APPROVAL OF A HISTORIC LANDMARK LOT
SPLIT AND~VARIANCES FOR THE PROPERTY LOCATED AT 320 W. HALLAM
STREET, L~TS N-P, BLOCK 42, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 32, SERIES OF 2002
PARCEL ID: 2735-124-23-006
WHEREAS, the applicant, Anton Uhl, represented by Haas land Planning, LLC., has requested
approval for a Historic Landmark Lot Split and Variances for the property located at 320 W.
Hallam Street, Lots N-P, Block 42, City and Townsite of Aspen, Colorado. The property is
listed on the ~'Aspen Inventory of Historic Landmark Sites and Structures;" and
WHEREAS, in order, to complete a Higtoric 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); an~t 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:
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 of subdivision
regulations by the City of Aspen on March 24, 1969; and
c)
No r~or~ than two i(2) lots· are created by the lot split, both lots conform to the
requirements of, the underl){ing zone district. Any lot for which development is
proposed will mitigate for affordable housing pursuant to Section
26.100.040(A)(1)(c).
The tet:t~,~'~nsideraiion, or any part thereof, was not previously the subject of a
subdi,~siott';?eJCemption under the provtstons :of this chapter or a "lot spht"
exe 'n ' ?Sa ht to Section 26.100.040(C)(1)(a); and
A subdi~i~iog~'pldt which meets the terms of this chapter, and conforms to the
reqUJr~h~¢f this title, is submitted and recorded in the office of the PitMn
CoUn~/and recorder after approval, indicating that no further subdivision
maY ~ ~qn~d for these lots nor will additional units be built without receipt of
applica~"~p'rovals pursuant to this chapter and growth management allocation
pur~'u~'rt:~ ~ ~hapter 26.100.
Page:
Recordation. The subdivision exemption agreement and plat shah 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 shah render the plat invalid and reconsideration of
the plat by the City 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 split.
Maximum potential buildout for the two (2) parcels created by a lot split shah not
exceed three (3) units, which may be composed of a duplex and a single-family
home; and
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 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 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 ali 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.
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.
$ILVI~ D~VIS PIPKIN C0VNT¥ ¢0 R 2fi,00 0 0.00
C. The proposed development meets all dimensional requirements of the
underlying zone district. The variances provided in Section 26.415.120(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; and
WHEREAS, in order for HPC to grant an FAR bonus, per Section 26.415.110.E, HPC must find
that:
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
building's form, materials or openings; and/or
e. The construction materials are of the highest quality; and/or
f. An appropriate transition defines 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; and
WHEREAS, in order for the HPC to grant setback variances per Section 26.415.110.C, HPC
must make a finding that the setback variance:
a. Is similar to the pattern, features and character of the historic property or district;
and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or
historic district.
WHEREAS, Amy Guthrie and Katie Ertmer, in their staff report dated August 28, 2002,
performed an analysis of the application based on the standards, developed findings based on the
applicable review criteria, and recommended that the project be approved; and
WHEREAS, at their regular meeting on August 28, 2002, the Historic Preservation Commission
considered the application, found the application was consistent with the applicable sections of
the Municipal Code, by a vote of 4 to 1.
NOW, THEREFORE, BE IT RESOLVED:
HPC recommends Council approve the Historic Landmark Lot Split application for 320 W.
Bleeker Street, Lots N-P, Block 42, City and Townsite of Aspen, Colorado, with the conditions
listed below:
The HPC hereby approves a 500 square foot FAR bonus.
The HPC hereby approves the following setback variances: a l'west sideyard setback
variance for the Victorian, a 3' west sideyard setback variance and a 4' rear yard setback
variance for a shed that is along the alley, 5' rear yard setback variances for two other sheds
that are located along the alley and a 4' east sideyard setback variance for the eastermnost of
these sheds, a 2' west sideyard setback variance for the Pan Abode, and a 2 foot combined
sideyard setback variance for the Pan Abode.
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 neither the current owner, or any future owner of
any of the Lots N,O, or P, Block 42, City and Townsite of Aspen, will oppose an
application for designation of the Pan Abode structure at any time in the future, or
apply for any building permit to demolish the structure.
e. The FAR on the two lots created by this lot split shall be allocated as follows: Lot
N and O shall receive 3,080 square feet and Lot P 1,500 square feet, which shall
be noted on the plat.
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of August,
2002.
Approved as to Form:
DaSd Hoefer, ~'~ssistlant City Attorney
Approved as to content:
HISTORIC PRESEJIVATION COMMISSION
Rally ~)h~p~ps, C~ir -~ '/ J '
ATTEST:
? ?
Kathy Str~cl~land, Chief Deputy Clerk
BILVIA OAVIS pITKIN COUNTY CO R 26.00 D 0.00