HomeMy WebLinkAboutresolution.hpc.045-2005A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
RECOMMENDING COUNCIL APPROVAL OF A HISTORIC LANDMARK LOT
SPLIT FOR THE PROPERTY LOCATED AT 640 N. THIRD STREET, LOTS 4,5, AND 6
(LESS THE SOUTHERLY 3.2 FEET OF LOT 6), BLOCK 102, HALLAM'S ADDITION
TO THE CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION NO. 45, SERIES OF 2005
PARCEL ID: 2735-121-08-002
WHEREAS, the applicant, Jim and Gae Daggs, represented by Charles Cunniffe Architects, has
requested a Historic Landmark Lot Split for the property located at 640 N. Third Street, Lots 4, 5,
and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's Addition to the City and
Townsite of Aspen, Colorado; and
WHEREAS, in order to complete a Historic Landmark Lot Split, the applicant shall meet the
following requirements of Aspen Municipal 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:
a)
h)
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; 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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g)
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 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 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
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)
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
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
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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, Amy Guthrie, in her staff report dated November 9, 2005, performed an analysis of
the application based on the standards, found that the review standards have been met, and
recommended approval; and
WHEREAS, at their regular meeting on November 9, 2005, the Historic Preservation
Commission considered the application, found the application was consistent with the review
standards and approved the application by a vote of 6 to 0.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends City Council approve a Historic Landmark Lot Split for 640 N.
Third Street, Lots 4, 5, and 6 (less the southerly 3.2 feet of Lot 6), Block 102, Hallam's
Addition to the City and Townsite of Aspen, Colorado as proposed.
APPROVED BY THE COMMISSION at its regular meeting on the 9th day of November,
2005.
Approved as to Form:
Dav~r'~ ~oe~e'r, As~ssta~ City Attorn y
Approved as to content:
HISTO]~C P~RESERVATION COMMISSION
ATTEST:
11/21/2005 10:49
JANICE K V0S CAUDILL PlTNIN COUNTY 00 R 1~1.00 O 0.00