HomeMy WebLinkAboutresolution.hpc.023-2003RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
RECOMMENDING APPROVAL OF A HISTORIC LANDMARK LOT SPLIT TO CITY
COUNCIL AND APPROVING VARIANCES FOR THE PROPERTY LOCATED AT 134
AND 134 ¼ W. HOPKINS AVENUE, UNITS K AND L, WYCKOFF CARLEY
CONDOMINIUMS, BLOCK 59, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 23, SERIES OF 2003
PARCEL ID: 2735-124-19-002
WHEREAS, the applicants, James Marciano and Jesse Boyce, have requested a Historic
Landmark Lot Split and Variances for the property located at 134 and 134 72 W. Hopkins
Avenue, Units K and L, Wyckoff Carley Condominiums, Block 59, City and Townsite of Aspen;
and
WHEREAS, 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:
c)
d)
e)
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. This restriction shall not
apply to properties listed on the Aspen Inventory of Historic Landmark Sites and
Structures; 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).
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
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.
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.
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SILVIA DAVIS PITKIN COUNTY CO R 2Z.00 0 0.00
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 shall 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 thc 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 all uses other than residential in the zone district. If the adjacent parcel
created by thc lot split remains wholly in residential use, then thc 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.
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)
arc 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
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; and
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; and
WHEREAS, for approval of an FAR bonus, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, 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, for approval of setback variances, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, 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; and
WHEREAS, for approval of parking reductions, HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine, per Section 26.415.110.C of
the Municipal Code, that:
1. The parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by
the HPC that it will enhance or mitigate an adverse impact on the historic significance or
architectural character of a designated historic property, an adjoining designated property or a
historic district; and
WHEREAS, Amy Guthrie, in her staff report dated December 10, 2003, performed an analysis
of the application based on the standards, found that the review standards and the "City of Aspen
Historic Preservation Design Guidelines have been met, and recommended approval with
conditions; and
WHEREAS, at their regular meeting on December 10, 2003, the Historic Preservation
Commission considered the application, found the application was consistent with the review
standards and "City of Aspen Historic Preservation Design Guidelines" and approved the
application by a vote of 4 to 0.
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NOW, THEREFORE, BE IT RESOLVED:
That HPC approves variances and recommends Council approve the Historic Landmark Lot Split
application for 134 and 134 ½ W. Hopkins Avenue, Units K and L, Wyckoff Carley
Condominiums, Block 59, City and Townsite of Aspen, Colorado with the conditions listed
below.
The HPC hereby approves a 336 square foot FAR bonus.
The HPC hereby approves the setback variances up to 5 feet along the new 134 W.
Hopkins east sideyard setback, and up to 5 feet along the new 134 ½ W. Hopkins west
side yard setback to accommodate the development that currently exists.
The HPC hereby waives one on-site parking space for each unit.
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 w/thin 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 1 shall receive 1,872 square feet and Lot 2 1,704
square feet.
APPROVED BY THE COMMISSION at its regular meeting on the 10th day of December,
2003.
Appr°~-~°rmi ~}~
David l~oefe~'~, Assistant l~ty Attorney
Appa ~d as to content:
HIS~[ t~ILV~.~INF O M M I S S I O N
Jeffrc ~lferty, Chair