HomeMy WebLinkAboutagenda.hpc.apz.20090624~ ~ ~---
I.
~.
ASPEN HISTORIC PRESERVATION COMMISSION JOINT
MEETING WITH ASPEN PLANNING & ZONING COMMISSION
JUNE 24, 2009
5:00 P.M. REGULAR MEETING
COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISITS: NOON -HPC -Please visit Willoughby Park on your
own to view the former ticket office building (new business item)
I. Roll call
II. Approval of minutes - Apri122, 2009, May 27, 2009
III. Public Comments
IV. Commission member comments
V. Disclosure of conflict of interest (actual and apparent)
VI. Project Monitoring:
VII. Staff comments: Certificate of No Negative Effect issued
(Next resolution will be #16)
VIII. NEW BUSINESS
A. 320 E. Hyman Ave. Wheeler Opera House - Jt. Conceptual
Commercial Design Review; HPC Major Development
Conceptual review; Special review for Parking (1 hr. 30
min.)
B. 701 S. Aspen Street, Original Lift Ticket Office within
Willoughby Park- Demolition review (lhr.)
IX. OLD BUSINESS
A. 219 S. Third discussion
X. Adjourn 8:00 p.m.
P2 ~
MEMORANDUM
TO: Aspen Historic Preservation Commission
Aspen Planning and Zoning Commission
THRU: Amy Guthrie, Historic Preservation Officer /-~~~
Jennifer Phelan, Community Development Deputy Director
FROM: Sara Adams, Historic Preservation Planner
RE: 320 East Hyman Avenue, The Wheeler Opera House- Commercial Design
Standards Review (Conceptual) joint review by HPC and P&Z; and Major
Development (Conceptual), Special Review for Parking review solely by HPC
DATE: June 24, 2009
APPLICANT /OWNER:
City of Aspen
REPRESENTATIVE: Wheeler Opera
House, 320 East Hyman Avenue,
Aspen, CO represented by Gram
Slaton, Executive Director, Wheeler
Opera House; Farewell Mills Gatsch
Architects, LLC; and Rowland +
Broughton Architecture and Urban
Design.
LOCATION:
Lots P, Q, R and S, Block 81 City and
Townsite of Aspen, CO, commonly
known as Wheeler Opera House.
CURRENT ZONING & USE
Located in the Conunercial Core (CC)
Historic District, a National Register
Historic and local landmark containing
a four story arts and cultural facility
with commercial spaces on the ground
floor.
PROPOSED LAND USE:
The applicant requests approval to construct an addition
to the western fagade of the Wheeler Opera House to
expand the existing arts and cultural facility.
STAFF RECOMMENDATION:
Staff recommends the Historic Preservation
Commission (HPC) and the Planning and Zoning
Commission (P&Z) continue the project to July 8, 2009
for further restudy.
SUMMARY:
The Applicant requests the following reviews:
• Conceptual Commercial Design Standard Review,
including the reduction of Public Amenity
Space from 25% to 5% (joint review by HPC
and P&Z);
• Conceptual Major Development for a Designated
Landmark in the Commercial .Core Historic
District (HPC review only);
• Special Review for Parking to waive all parking
requirements (HPC review only.)
1
P1
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation
Applicant presentation
Board questions and clarifications
Public comments (close public comment portion of hearing)
Chairperson identified the issues to be discussed
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
quorum shall be present shall conduct any business other than to continue
the agenda items to a date certain. All actions shall require the concurring
vote of a simple majority, but in no event less than three (3) concurring votes
of the members of the commission then present and voting.
P3
The subject parcel is a 12,000 square foot lot that comprises four (4) traditional city lots located
within the Commercial Core Historic District. The existing historic Wheeler Opera House is
located on the eastern 6,000 square feet of the lot. To the west of the Wheeler parcel is the
historic Motherlode building that contains a recently constructed three story addition on the alley.
WORKSESSIONS: Two worksessions regarding a potential addition to the Wheeler were held
on April 8, 2009 and May 13, 2009 with the Planning and Zoning Commission and the Historic
Preservation Commission. During these meetings, the applicant provided background on the
Wheeler parcel. Commission members questioned the use of the RETT (real estate transfer tax)
for the proposed addition as established in Ordinance 20, Series of 1979. The City Attorney will
be present at the public hearings to address any questions.
PUBLIC OUTREACH: To date, the applicant has engaged the public through two
informational sessions on Monday, April 6, 2009 and Tuesday, June 23, 2009. Staff
recommends that the applicant continue to involve the public during the development and
refinement of the project through informational sessions, hand outs, and other various forms of
public outreach.
LAND USE REQUESTS AND REVIEW PROCEDURES:
The Applicant is requesting the following land use approvals from the Planning and Zoning
Commission and the Historic Preservation Commission to redevelop the site:
Commercial Desi~L Standard Conceptual Review: Joint formal public hearings with the
Planning and Zoning Commission (P&Z) and the Historic Preservation Commission (HPC) are
proposed throughout the summer to provide a venue for Board members to communicate and to
understand each others' perspectives and goals of the Boards. According to Section 26.412.030
of the Land Use Code, "when a proposed development ... has potential for significant
community interest due to its location, magnitude or complexity..." the P&Z and the HPC are
required to function as one joint review board for the Commercial Design Standard Conceptual
Review. Staff does not typically conduct joint meetings with HPC and P & Z because the
purview of each Board is clearly separate; however Staff feels that the Wheeler expansion is an
appropriate project to utilize this option.
s
2
` P4
The following land use requests will be reviewed and acted upon by the Historic Preservation
Commission:
Major Development Conceptual Review for a Historic Landmark and Special Review . or
ParkinQ• These reviews are under HPC's purview only. The Wheeler is a designated landmark
located in the Commercial Core Historic District. As such, HPC has purview over the mass,
scale, context, site location and architectural details (including materials, fenestration, etc.) of the
proposed addition as it relates to the historic Wheeler and the Historic District through Major
Development Conceptual Design Review. Special Review for Parking is under HPC's purview
because it is a designated landmark within the Commercial Core Historic District. These reviews
are proposed to occur during the Commercial Design Standard Conceptual Review discussions
because the topics are interrelated: for example, the guidelines for Commercial Design Standard
Review and the Historic Preservation Design Guidelines for development in the Commercial
Core are identical.
The following land use requests will be applied for in the future
Future Reviews: The applicant requests variations from the underlying Commercial Core zone
District dimensional requirements regarding FAR and building height through the Planned Unit
Development (PUD) process.
After Conceptual Design approval, Commercial Design approval and Special Review for Parking
are granted, the P & Z will review the application and make a recommendation to City Council
regarding the dimensions of the project or the "size and height of the box" through the PUD
process.l It is very important for HPC to understand P & Z's concerns about the project during
the conceptual review processes to prevent cyclical conversations or contradictions between HPC
and P & Z, especially because the reviews overlap in some areas. Ultimately, City Council has
final review authority over the PUD and will decide the dimensional standards and variations for
the addition. Please refer to the attached flow chart, Exhibit E, for more information on the
chronology of the process.
STAFF COMMENTS: Following is a brief summary of the reviews requested for the addition at
this time. Please refer to the exhibits for a full explanation of the how the criteria or standards
are or are not met.
COMMERCIAL DESIGN STANDARDS 26 412 050 review by HPC and P&Z
The Commercial Design Standards intend to preserve and foster proper commercial district scale
and character and to ensure that Aspen's commercial areas and streetscape are public places
conducive to walking and dwelling. The Commercial, Lodging and Historic District Design
Guidelines and Objectives strive to guide appropriate commercial development to contribute to
the streetscape. A copy of the Guidelines and Objectives for the Commercial Core Historic
District are attached as Exhibit D.
' Reconunendations to Council regarding Growth Management and Subdivision will be reviewed by P & Z during
the Conceptual PUD process.
3
P5
The Commercial Design Guidelines and Objectives define the Commercial Core Historic District
as the heart of Aspen. Each historic building contributes to the overall integrity of the Historic
District and new infill in this context, whether it is an addition to a landmazk or not, must
maintain and enhance the existing historic structures. The Commercial Core is lazgely defined
by its historic building inventory and azchitectural character, but there aze other elements that aze
important to the "downtown formula." The street pattern or historic grid is vital to understanding
and experiencing Aspen's origin. Storefront context, which references traditional commercial
development, and outdoor spaces for public gathering are crucial to a successful downtown. All
of these elements are incorporated into the guidelines for development in the Commercial Core
Historic District and aze addressed by Staff in Exhibit A.
Public Amenity Soace (aaQes 98 -104): Design Objectives for public amenity space aze:
• Create active and interesting street vitality through the promotion of public
gatherings space.
• Create well defined, localized public space at the street edge
• Maximize sunlight
• Accent the street fagade and maintain awell-defined street edge
The proposed public amenity space is located between the front fagade of the building and the
sidewalk in a space of about 600 squaze feet (60' wide x 10' deep) or about 5% of the 12,000
squaze foot property. Basic landscaping is proposed for the space. Staff is concerned that the
lack of benches, tables or similar furniture creates an uninviting space for the public and does not
contribute to the vitality of the street. The space has southern exposure and is centrally located,
which aze integral to successful public amenity spaces. Staff finds that the proposed public
amenity space needs further development and refinement to meet the criteria attached as Exhibit
A. Staff is comfortable with the reduction of the Public Amenity requirement to 5% because it
exposes the corner of the historic Wheeler and in turn emphasizes its historic prominence. The
amenity needs further development to meet the required criterion that authorizes HPC to grant a
waiver of the requirement, as listed in Exhibit B.
Buildin¢ Alinment. Orientation and Form (oases 104 - 107): Design Objectives for
building alignment, orientation and form are:
• Build to property lines: The traditional pattern of building to the property line,
especially on corner lots, created a strong and relatively consistent street fagade
line in the Commercial Core. Within the street fagade are departures from this
with small setbacks that create intimate pedestrian experiences.
• Align and Orient to the traditional grid: Structures aze encouraged to align and to
orient to the street grid to maintain consistency and integrity within the Historic
District and create a vital downtown pedestrian environment.
• Simplified rectangulaz forms with flat roofs: Similaz to traditional historic
commercial buildings downtown, new additions should be rectangulaz with flat
roofs to maintain consistency and integrity within the Historic District.
Overall, Staff fmds that the project is progressing in a positive direction that will ultimately meet
the goals of the community and the Wheeler. The addition is aligned to the street grid and the
orientation is towazd the street. The applicant pulled the addition back from the street to create a
4
P6
public amenity space and to be subordinate to the landmark, which is contrary to Guideline 6.18;
however it provides necessary relief to the historic Opera House.
The proposed rectangulaz form is appropriate for the historic context and meets the intent of the
Commercial Core Historic District Guidelines, specifically guidelines 6.22- 6.24, relevant
portions of which aze addressed in Exhibit A. The applicant cleazly considered some of the
comments made during the worksessions in April and May and responded by reducing the fourth
floor mass and pulling the addition back from the street to provide some public amenity space.
Buildine Height, Mass and Scale (paees 108 -111): A lazge portion of the character of
downtown is defined by the height, mass and scale of the buildings. Aspen has a wide range of
building heights from one story 19u' century buildings to the four story Wheeler Opera House and
the prominent Elks Building. Design Objectives for height and mass are:
• Height variations or stepping down, to respect height and scale of an adjacent historic
structure.
• Material changes to help new development fit into the variety of buildings downtown, but
each block has a different chazacteristic.
• The most important aspect to a successful addition to a landmark is that the design is
sensitive and respectful to the surrounding historic context.
The proposed height is lower than the historic Wheeler and the fourth floor is significantly set
back from the front facade. Staff fmds that the addition introduces height variations to the site.
The fourth floor is setback from the front facade, which successfully maintains the prominence
and visibility of the historic Wheeler from the street. The front facade height is well below that
of the historic Wheeler and creates a step between the Motherlode and the Wheeler. Additional
modulations, vertical or horizontal, would distract from the iconic azchitecture of the Wheeler.
Staff recommends that the applicant restudy the vertical material bands or "bookends" proposed
at either end of the addition. Staff finds that a simple facade that creates recesses into the
background is an appropriate approach for this project. Staff finds that the height and mass of
the addition are appropriate for its context and meet the guidelines listed in Exhibit A.
Iconic Buildin¢ (nave 1111: The Commercial Core Historic District is the setting for the
majority of Aspen's iconic structures and the Design Objects specifically address these visually
prominent structures. The most important Design Objective is stated in Guideline 6.34:
6.34 The setting of iconic historic structures should be preserved and enhanced when
feasible.
• On sites comprising more than two traditional lot widths, the third floor of the
adjacent lot width should be set back a minimum of 15 ft. from the front facade.
• Step a building down in height adjacent to an iconic structure.
Locate amenity space adjacent to an iconic structure.
Staff is concerned that some aspects of the proposal compromise the prominence of the historic
Wheeler and do not enhance and preserve its setting. The primary entrance is proposed to be
moved from the historic Wheeler to the addition, which compromises the integrity and perceived
5
P7
prominence of the iconic structure. Staff strongly recommends that the proposed entry point is
restudied.
The applicant proposes an apartment on the top floor to serve visiting artists. Staff finds that
privatizing the rooftop with an apartment creates a missed opportunity for the public to enjoy the
amazing views that the community is an advocate for and the viewplane regulations protect.
Staff recommends that the applicant restudy the rooftop to provide access for the public, possibly
look at the potential for the apartment to also function as a public meeting space at times. The
potential for public rooftop access to enhance the experience of the Historic Wheeler has not
been realized.
Finally, staff is concerned about the design of the curved circulation element between new and
old construction. It is out of character with the adjacent landmazk and the pattern of development
in the historic district. Staff recommends a restudy of the curved vertical element that connects
new and old construction in the southeast corner of the project.
HPC MAJOR DEVELOPMENT (CONCEPTUAL): SECTION 26.415.070.D
review by HPC
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report rs
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
HPC Conceptual review focuses on the height, scale, massing and proportions of a proposal.
Conceptual Review for a historic landmark within the Commercial Core follow the same Design
Guidelines as the Commercial Design Standazd Conceptual review listed in Exhibit A. Staff
finds that the size and shape of the proposed addition is appropriate for the context. The
proposed height is lower than the historic Wheeler and the fourth floor is significantly set back
from the front fapade.
6
P8
Staff is concerned that the curved element between the new and old construction, mentioned
above, detracts from the historic chazacter and function of the iconic structure. Details and
materials are usually addressed during Final Review; however, Staff finds that the proposed
vertical elements do not successfully create a dialogue between new and old construction. Staff
strongly recommends that the applicant continue to develop the materials, details and fenestration
of the south elevation, specifically the balcony element, solid to void ratios and the vertical
windows, to strengthen the relationship between the two buildings.
Staff is extremely concerned about the relocation of the primary entrance to the addition as
described in Exhibit A. The original entrance to the Wheeler is still proposed to be functional,
but Staff finds that it will not be perceived by the public as the primary entrance. Staff finds that
Historic Preservation Design Guideline 4.1 below is not met and recommends that the entrance
to the Wheeler continue to be through the existing building in order to meet egress requirements.
Secondary egress is appropriate for the addition.
4.1 Preserve historically signiScant doors.
^ Maintain features important to the chazacter of a historic doorway. These may include the
door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing,
transoms and flanking sidelights.
^ Do not change the position and function of original front doors and primary entrances.
^ If a secondary entrance must be sealed shut, any work that is done must be reversible so
that the door can be used at a later time, if necessary. Also, keep the door in place, in its
historic position.
^ If the secondary entrance is sealed shut, the original entrance on the primary facade must
remain operable.
Staff finds that this exciting project has the potential to highlight and enhance the Wheeler with
thoughtful and creative public spaces that magnify the importance of the opera house and its
iconic architecture to the history of Aspen.
SPECIAL REVIEW FOR PARHING: SECTION 26.515.040 review by HPC
Overall, Staff finds that onsite parking is inappropriate for the site. Staff requests more
information regarding the impact of the new addition on the existing parking situation.
Applicable criteria are listed in Exhibit C.
RECOMMENDED ACTION: Staff recommends that HPC and P&Z continue the application
to July 8, 2009 for further design study of the following issues:
• Entrance
• Roof top access for public
• Pedestrian amenity space
• Curved circulation element
Staff requests that the applicant identify projected pazking demands on the neighborhood and
existing pazking facilities that may result from the proposed addition.
7
P9
Exhibits:
A: Commercial Design Standazd Review Criteria.
B: Public Amenity Requirements for Reduction.
C: Special Review for Parking Criteria.
D: Commercial Core Historic District Design Guidelines.
E: Review process flow chart.
P10
Exhibit A
Commercial Design Standards
26.412.060. Commercial Design Standards.
A. Public Amenity Space. Creative, well-designed public places and settings contribute
to an attractive, exciting, and vital downtown retail district and a pleasant pedestrian
shopping and entertainment atmosphere. Public amenity can take the form of physical or
operational improvements to public rights-of--way or private property within commercial
areas.
On parcels required to provide public amenity, pursuant to Section 26.575.030 -Public
Amenity, the following standards shall apply to the provision of such amenity.
Acceptance of the method or combination of methods of providing the Public Amenity
shall be at the option of the Planning and Zoning Commission, or the Historic
Preservation Commission as applicable, according to the procedures herein and
according to the following standards:
1. The dimensions of any proposed on-site public amenity sufficiently allow
for a variety of uses and activities to occur considering any expected tenant
and future potential tenants and uses.
Staff Response: The proposed public amenity space is approximately 600 square feet (60
x 10.) The applicant requests the reduction of required public amenity space from 25% to
5%. The public amenity requirement fora 12,000 squaze foot lot is 25% or 3,000 square
feet. Please refer to Exhibit B for discussion and criteria. Staff finds that the proposed
space has the capacity for a variety of uses; however the applicant proposes only some
simple landscaping at this time.
2. The public amenity contributes to an active street vitality. To accomplish
this characteristic, public seating, outdoor restaurant seating or similar
active uses, -shade trees, solar access, view orientation, and simple at-grade
relationships with adjacent rights-of-way are encouraged.
Staff Response: Staff recommends a more active space that can be utilized during the day
by the public and at night by patrons through the addition of benches, tables, chairs,
outdoor restaurant seating, art, etc. Staff finds that this standard is not met and needs to
be further developed.
3. The public amenity, and the design and operating characteristics of
adjacent structures, rights-of-way, and uses, contributes to an inviting
pedestrian environment.
Staff Response: The proposed public amenity space is proximate to the Pedestrian Malls,
Popcorn Wagon and Wagner Park with southern exposure. Staff finds that the addition
of some design elements could potentially create a space that engages the pedestrian with
one of Aspen's iconic buildings. Staff finds that the proposal needs further development
to meet this standazd.
Exhibit A P ~ ~
Commercial Design Standards
4. The proposed amenity does not duplicate existing pedestrian space
created by malls, sidewalks, or adjacent property, or such duplication does
not detract from the pedestrian environment.
Staff Response: Staff finds that the proposed amenity space does not detract from the
surrounding extant pedestrian spaces. This is a gathering spot likely to have significant
use as people arrive and leave performances. Sidewalks were widened in this azea
through the Downtown Enhancement and Pedestrian Project (DEPP), but an additional
area for the community could be beneficial.
5. Any variation to the Design and Operational Standards for Pedestrian
Amenity, Section 26.575.030(F) promote the purpose of the pedestrian
amenity requirements.
Staff Response: The Design and Operational Standards for Public Amenity referenced
above are prescriptive requirements that include being open to the sky, public access,
open to view, located on grade, etc. Staff finds that the standards aze met with the
exception that the public amenity space does not meet the intent of the Commercial Core
design guidelines, as mentioned previously.
B. Utility, Delivery, and Trash Service Provision. When the necessazy logistical
elements of a commercial building are well designed, the building can better contribute to
the overall success of the district. Poor logistics of one building can detract from the
quality of surrounding properties. Efficient delivery and trash areas are important to the
function of alleyways. The following standards shall apply:
1. A utility, trash, and recycle service area shall be accommodated along the
alley meeting the minimum standards established by Section 26.575.060
Utility/Trash/Recycle Service Areas, unless otherwise established according
to said section.
Staff Response: Staff finds that this standard is met.
2. All utility service pedestals shall be located on private property and along
the alley. Easements shall allow for service provider access. Encroachments
into the alleyway shall be minimized to the extent practical and should only
be necessary when existing site conditions, such as a historic resource, dictate
such encroachment. All encroachments shall be properly licensed.
Staff Response: Staff finds that this standazd is met.
P12
Exhibit A
Commercial Design Standards
3. Delivery service areas shall be incorporated along the alley. Any truck
loading facility shall be an integral component of the building. Shared
facilities are highly encouraged.
Staff Response: Staff finds that this standard is met.
4. Mechanical exhaust, including parking garage ventilation, shall be vented
through the roof. The exhaust equipment shall be located as far away from
the Street as practical.
Staff Response: Staff finds that this standard is met.
5. Mechanical ventilation equipment and ducting shall be accommodated
internally within the building and/or located on the roof, minimized to the
extent practical and recessed behind a parapet wall or other screening device
such that it shall not be visible from a public right-of--way at a pedestrian
level. New buildings shall reserve adequate space for future ventilation and
ducting needs.
Staff Response: Staff finds that this standard is met.
C. The application shall comply with the guidelines within the Commercial, Lodging and
Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines
that aze to be used in making determinations of appropriateness. The City shall determine
when a proposal is in compliance with the criteria, standards and guidelines. Although
these criteria, standards and guidelines are relatively comprehensive, there may be
circumstances where alternative ways of meeting the intent of the policy objectives might
be identified. In such a case, the City must determine that the intent of the guideline is
still met, albeit through alternative means.
Staff finds that the following design guidelines aze important to highlight (all of the
Design Guidelines are listed as Exhibit D):
Public Amenity:
6.8 Street facing amenity space shall contain features to promote and enhance its
use. These may include one or more of the following:
• Street furniture
• Public Art
• historical/ interpretive marker.
The detailed design of Public Amenity Space, with regard to guidelines 6.8, will be a
matter for approval at the Final Review Stage, although it may be discussed at the
Conceptual Stage.
Exhibit A P 13
Commercial Design Standards
Staff Response: The pedestrian amenity space needs further refinement to meet this
standard. Street furniture and other elements may create a versatile space for use during
the day and evening.
Building Alignment:
6.15 Maintain the alignment of facades at the sidewalk's edge.
• Place as much of the fagade of the building at the properly line as possible.
• Locating an entire building front behind the established storefront line is
inappropriate.
• A minimum of 70% of the front facade shall be at the property line.
Staff Response: The proposed addition meets guideline 6.18 above because the entire
addition, which is setback, only comprises 27% of the entire front facade of the property. t
Staff finds that the setback reinforces the importance of the historic Wheeler and
maintains the new addition as subordinate.
Building Form:
6.22 Rectangular forms should be dominant on Commercial Core facades.
• Rectangular forms should be vertically oriented.
• The fagade should appear as predominantly flat, with any decorative
elements and projecting or setback" articulations" appearing to be
subordinate to the dominant form.
Staff Response: The proposed addition is essentially a box that fills the empty section of
the Wheeler parcel, which is a building form consistent with historic commercial
patterns. Staff is concerned with the curved vertical element that joins the historic
Wheeler and the new addition in the southeast corner. It is out of chazacter and needs
refinement. Staff understands that some sort of element is probably needed for
circulation between the new and old construction, but recommends a restudy of this piece
to better meet guideline 6.22.
Building Scale:
6.25 Maintain the average perceived scale of two-story buildings at the sidewalk.
• Establish atwo-story height at the sidewalk edge, or provide a horizontal
design element at this level. A change in materials, or a molding at this level
are examples.
Staff Response: Staff finds that the proposed building is appropriate as related to its
historic context adjacent to the Wheeler and its use as an arts and cultural facility. The
Wheeler Opera House is one of the tallest downtown buildings in Aspen and, as such it
can support a larger addition.
' This calculation is based on the Wheeler parcel as a 12,000 square foot lot. The existing Wheeler has 160
square feet of front facade. 160 + 60 (the frontage of the expansion) = 220. The applicant proposes to set
60 squaze feet back from the property line or 27%.
P14
Exhibit A
Commercial Design Standazds
Staff recommends that applicant restudy the proposed verticality as it is expressed
through the fenestration and materials for discussion at Final Review. Changing the
material pattern and vertical fenestration to better relate to the historic context will help
bring the perceived scale of the building down.
Height:
6.27 Anew building or addition should reflect the range and variation in building
height of the Commercial Core.
• Refer to the zone district regulations to determine the maximum height limit
on the subject property.
• A minimum of 9 ft. floor to ceiling height is to be maintained on second
stories and highter.
• Additional height, as permitted in the zone district, may be added for one or
more of the flowing reasons:2
o The primary function of the building is civic (i.e. the building is a
museum, civic building, performance hall, fire station, etc.)
Staff Response: The proposed addition does not meet floor to ceiling height standards
because the addition needs to align with the existing floors of the historic Wheeler, which
also do not meet this guideline. Staff finds this deviation to be appropriate and in
compliance with the intent of the standard.
The overall height proposed for the addition is 51' 2" to the top of the fourth floor
apartment, with a total of 54' 2" to the top of the elevator shaft. The historic Wheeler is
55' 7" tall to the cornice and about 71' to its highest point. The adjacent Motherlode
measures 40' l l" high to the top of the third floor at the rear. The Commercial Core
Zone District mandates a maximum height of 38 feet for three story elements of a
building, which may be increased to 42' through Commercial Design Review. The
project will proceed through the PUD review process after it receives approvals for
Commercial Design Standazd Review, HPC Conceptual Review and Special Review for
Parking. However, despite a separate review process to vary the height of this project, it
is within both the HPC and P&Z's purviews to comment on the height of the building in
relationship to the historic context and neighborhood.
Staff finds that the proposed height is appropriate for the site and historic context, and a
deviation from this guideline is acceptable. Staff recommends that the applicant restudy
the fenestration and materials proposed for the addition to better relate to the historic
context for review during Final.
6.28 Height variations should be achieved using one or more of the following:
• Vary the building height for the full depth of the site in accordance with
traditional lot width.
Z The applicant proposes to exceed the height limit in the Commercial Core, which will be reviewed
pursuant to the PUD process.
Exhibit A F ~ 5
Commercial Design Standazds
• Set back the upper floor to vary the building facade profile(s) and the roof
forms across the width and the depth of the building.
• Vary the facade (or parapet) heights at the front.
• Step down the rear of the building towards the alley, in conjunction with
other design standards and guidelines.
Staff Response: Staff finds that the addition introduces height vaziations to the site. The
fourth floor is setback from the front facade, which successfully maintains the
prominence and visibility of the historic Wheeler from the street. The front facade height
is well below that of the historic Wheeler and creates a step between the Motherlode and
the Wheeler. Additional modulations, vertical or horizontal, would distract from the
iconic architecture of the Wheeler. Staff recommends that the applicant restudy the
vertical material bands or "bookends" proposed at either end of the addition. Staff finds
that a simple facade that creates recesses into the background is an appropriate approach
for this project.
6.34 The setting of iconic historic structures should be preserved and enhanced
when feasible.
• On sites comprising more than two traditional lot widths, the third floor of
the adjacent lot width should be set back a minimum of 15 ft. from the front
facade.
• Step a building down in height adjacent to an iconic structure.
• Locate amenity space adjacent to an iconic structure.
Staff Response: Staff is concerned about two main aspects of the proposed addition
regarding guideline 6.34 above: the entrance and rooftop access. The project shifts the
primary entrance to the Wheeler into the addition. Moving the entrance into the addition
not only removes the experience of entering the historic Wheeler, but it compromises the
prominence of the historic structure. The original entrance to the Opera House (the far
west double doors at the staircase) is proposed to be operable and functional as an exit in
this project. Staff finds that the primary entrance to this arts facility should remain. The
addition should function as accessory to the Wheeler.
Setting the building back from the property line gives the historic Wheeler prominence
and a potential public gathering space; however, since it is a departure from traditional
commercial development, it creates a dramatic entrance into the new addition that
distracts from, rather than enhances, the historic Wheeler.
Staff recommends that the applicant restudy the interior circulation and box office
functions proposed for the new addition and relocate them to the historic Wheeler.
Originally, the ground level spaces in the historic Wheeler were commercial and the
entrance to the upper floor performance spaces were through the double doors; however
staff does not find that the restoration of these ground floor uses in the historic building
and the relocation of the primary arts and cultural functions to the addition is appropriate
because it detracts from the public's perception and experience of the historic opera
house. Staff is not opposed to commercial spaces on this parcel; however, the concern
P16
Exhibit A
Commercial Design Standards
centers on the proposal's lack of interaction between the public and the historic building,
which starts with the entrance.
Staff is concerned that the public does not have access to the rooftop space. The
applicant proposes a rooftop "visiting artist" 1,770 squaze feet apartment with an
unobstructed view of Aspen Mountain. Over the past few decades, the community has
fought for the protection of its mountain views from obstruction. Staff finds that this
project should leverage the amazing vistas the community has protected by providing
rooftop access to the public. Staff recommends that the applicant study the infrastructure
already proposed for the apartment and the possibility of creating alock-off system to
allow public access to the roof and maintain privacy for the apartment.
The applicant proposes versatile spaces in the new addition, and staff suggests that the
"visiting artist" apartment be explored for possible use by the public as another versatile
space when not in use by an artist.
Staff finds that maintaining the primary entrance in the Wheeler and providing public
access to the roof and fourth floor apartment will enhance the preservation and
experience of the iconic Wheeler Opera House and its setting and recommends further
restudy to meet guideline 6.34.
Exhibit B P1 ~
Reduction of Public Amenity Requirement
26.575.030.D. Reduction of Requirement. A reduction in the required Public Amenity may be
approved under the following circumstances:
2. The Historic Preservation Commission, pursuant to the procedures and criteria of Chapter 26.
412, Commercial Design Review, may reduce by any amount the requirements of this section for
Historic Landmazk properties upon one of the following circumstances:
a. When the Historic Preservation Commission approves the on-site relocation of a
Historic Landmark such that the amount of on-site Public space is reduced below that
required by this chapter.
b. When the manner in which a Historic Landmark building was originally developed
reduces the amount of on-site Public amenity required by this chapter.
c. When the redevelopment or expansion of a Historic Landmark constitutes an
exemplary preservation effort deserving of an incentive or reward.
Staff response: Staff finds that a reduction of the required public amenity space from 25% to 5%
or about 600 squaze feet is appropriate for the site.t Providing the required 25% public amenity
space would equate 3,000 squaze feet, which staff finds is inappropriate for this site and the arts
and cultural use. Staff recommends that the applicant restudy a few elements of the proposal to
better comply with the design guidelines listed in Exhibit A. As such, Staff cannot determine
whether criterion c is met at this time. The parcel was originally developed with a commercial
building built to the lot line where the vacant space is located, which supports criterion b above.
~ This calculation is based on the parcel as a 12,000 square foot lot.
P18
Exhibit C
Special Review for Pazking
Special Review for ParkinH: 26.515.040 Special Review Standards.
Whenever the off-street pazking requirements of a proposed development aze subject to
Special Review, an application shall be processed as a Special Review in accordance with
the Common Development Review Procedure set forth in Section 26.304, and be
evaluated according to the following standards. Review is by the Planning and Zoning
Commission.
If the project requires review by the Historic Preservation Commission and the
Community Development Director has authorized consolidation pursuant to Section
26.304.060.B, the Historic Preservation Commission shall approve, approve with
conditions, or disapprove the Special Review application.
A. A Special Review for establishing, varying, or waiving off-street parking
requirements may be approved, approved with conditions, or denied based on
conformance with the following criteria:
1. The parking needs of the residents, customers, guests, and employees of the project
have been met, taking into account potential uses of the parcel, the projected traffic
generation of the project, any shared parking opportunities, expected schedule of parking
demands, the projected impacts onto the on-street parking of the neighborhood, the
proximity to mass transit routes and the downtown area, and any special services, such
as vans, provided for residents, guests and employees.
Staff Response: The applicant requests approval to waive the parking requirement for
the new addition. The applicant proposes to utilize the Rio Grande parking garage or
public transportation for employees and both day and evening events. Staff recommends
that the applicant provide more information regarding the schedule of parking demands
(including tour buses) and the projected impacts of the new addition, if any, on the
neighborhood. Staff requests more information about the existing parking configuration
and the impact of its removal on the neighborhood.
2. An on-site parking solution meeting the requirement is practically difficult or results
in an undesirable development scenario.
Staff Response: Staff finds that an onsite pazking solution is undesirable for this
location. Anew theatre is proposed subgrade, which removes any possibility of an
underground parking area. Furthermore, Staff finds that it is inappropriate to provide
above grade spaces accessed off of the alley due to site and programmatic constraints for
a performing arts center.
3. Existing or planned on-site or off-site parking facilities adequately serve the needs of
the development, including the availability of street parking.
Staff Response: According to the application, the Wheeler already utilizes the Rio
Grande parking garage and public transportation. Staff requests more information to
Exhibit C F ~ 9
Special Review for Parking
determine whether the parking is adequately served by existing facilities if any new
demands will arise with the proposed addition.
P20
Ciry of Aspen
Commercial Core Historic District
Encompassing the Commercial Core Zone District
Design Objectives and Guidelines
Policy:
Improvements in the Commercial Core Historic District should maintain the integrity of historic resources
in the area. At the same time, compatible and creative design solutions should be encouraged.
This chapter presents guidelines for new
construction and alterations to existing non-
historic structures in the Commercial Core
Historic District. Key design characteristics of
this district are summarized and then specific
guidelines are presented.
Location
The Commercial Core of the city is defined by
Monarch Street to the west, DurantAvenue to the
south, Hunter Street to the east, and roughly the
alley to the north of Main Street to the north. (See
the Character Area map in the appendix.)
Existing Character
The heart of Aspen centers around the Commercial
Core Historic District. It is the first area that
developed in the early mining days of the town
and its character reflects this rich mining heritage,
which is the image that many carry with them
of this historic Colorado mountain town. Each
historic building contributes to the integrity of the
district and preservation of all of these resources
is, therefore, crucial. This is especially important
as new development continues.
Commercial, Lodging and Historic Disfrict ~?, page 91
Design Objectives and Guidelines
The Commercial Core Zone District is located at the core of Downtown Aspen.
P21
Commercial Core Historic District City of Aspen
Street Pattern
As the historic core of the city, its current urban
form reflects these origins. It is a grid of streets
aligned to the north. Rectangular street blocks of
270 ft. by 220 ft. with long axes and rear alleyways
are oriented east-west, and subdivided into 30 by
100 ft. lots. Buildings generally occupy the full lot
width within the core area and span the full depth
from street frontage to rear alley.
This arrangement still anchors the historical urban
form of the city, despite some recent departures
from the traditional hard street edge. The variety
of building forms & scales is influenced in areas
by previous site-based open space requirements.
The traditional lot widths continue to define the
majority of the buildings in this area, either in total
width or, where lots have been amalgamated, in
their architectural composition, articulation and
fenestration pattern. This ensures that the city
center is still appreciated for its essential human
scale, concentration of historic buildings and
visual and cultural experience.
Building Character
The commercial buildings of the mining era
establish the context for new construction, even
though individual landmarks of later periods may
also be found in the area. Buildings range in scale
from early residential including miners' cottages
to larger 'iconic' landmark Victorian commercial
and community buildings. The latter tend to
occupy corner sites and range in scale from one
to three stories in height.
This area includes the varied range of buildings
dating from the city's early history and representing
all periods of development in the evolution of
Aspen. The character is predominantly urban,
while the building pattern in many areas
continues to exhibit the original traditional
lot width arrangement. The street facades are
strongly defined in many areas by a combination
of larger Victorian and smaller scale buildings.
This is particularly the case on street corners.
The street pattern frames spectacular scenic views.
P22
City of Aspeft
Storefront context
Most buildings have features associated with
traditional commercial designs. Ground level
floors of the buildings are oriented to pedestrian
views, with large display windows highlighting
the goods and services offered for sale inside.
Recessed entries are also typical. A horizontal
band of molding usually separates the ground
floor from upper portions of the facade and the
parapet is capped with a decorative cornice.
These elements combined to establish a horizontal
emphasis along the street.
Fenestration on upper floors is predominantly
solid and void'hole in the wall' form and vertical
in proportion, reflecting classical architectural
proportions. There are, however, departures from
this pattern which contribute to the rich diversity
of the street.
Outdoor Spaces
There are also instances of small scale spaces
created by the set back of building facades.
They are, however, the exception to the historic
alignment of building fronts. Where these are used
for outdoor dining they provide attractive public
gathering spaces and street vitality. The intent is
to maintain the strong definition of the street wall
in this area, and therefore creating further breaks
in the street wall should be minimized.
The resulting character is both intimate and
stimulating, and in keeping with the variety
and harmony unique to Aspen. There have been
departures from the hard street edge, where
more recent development has stepped back
to create semi-basement space and detached
or internal retail frontage often on more than
one level. In many cases these have detracted
from the immediate relationship between shop
frontage and public sidewalk and the sense of
street facade definition, with adverse effects on
street vitality and the urban character within
downtown Aspen.
Commercial Core Historic District
Commercial, Lodging and Historic District ~', page 93
Design Objectives and Guidelines
Ahard street wall as seen along the walking malt downtown is a
characteristic throughout Character Area T .
Victorian storefronts anchor the Cammerrial Core and define
the key characteristics of building height, mass, articulation and
materials.
P23
Commercial Core Historic District
Design Objectives
These are key design objectives for the Commercial
Core. The City must find that any new work will
help to meet them:
1. Maintain a retail orientation.
Traditionally the hub of Aspen and the center of
commercial and cultural activity, the Commercial
Core should remain so. Designs for new
construction should reinforce the retail-oriented
function of the street and enhance its pedestrian
character.
2. Promote creative, contemporary design that
respects the historic context.
While new construction should be compatible
with the historic character of the district, designs
should not copy early styles but instead should
seek creative new solutions that convey the
community's continuing interest in exploring
innovations. At the same time, the fundamental
principles of traditional design must be respected.
This means that each project should strike a
balance in the design variables that are presented
in the following pages.
3. Maintain the traditional scale of building.
The Commercial core of the city is likely to
experience continuing market pressure for hotel,
commercial and residential development and
the parallel needs of affordable commercial and
residential accommodation. It is important that
future growth acknowledges, complements and
enhances the existing scale and character of this
area.
City of Aspen
4. Reflect the variety in building heights seen
historically.
New development should stay within the range
of building heights, and be designed to reflect the
variation in height across traditional lot widths.
The scale and form of a new building should be
designed to safeguard the setting of a historic
building, whether single story or the large'iconic'
three plus stories.
5. Accommodate outdoor public spaces where
they respect the historic context.
The street vitality associated with the center
of the city should be retained and enhanced
through a combination of the form and design of
the walkable street network and the associated
areas of public gathering space at street level and
above. The design of any public space within
the core should be a central consideration in
the design and configuration of the building, to
ensure that it contributes to a positive experience
in the streetscene, whether or not used for street
dining.
6. Promote variety in the street level
experience.
Architectural form should recognize existing scale
and diversity and build upon established design
traditions, creativity and innovation in a manner
which strengthens the architectural richness
and identity of the city core. The contextual
contribution of building and storefront design
will depend on detailed consideration of the street
facade and associated landscaping and paving.
7. Preserve the integrity of historic resources
within the district.
The original form, character, materials and details
of historic resources should be maintained. This
applies to individual structures of landmark
quality as well as more modest "contributing"
structures.
P24
City of Aspen Commercial Core Historic District
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review stage.
Street F~ Alley Systems
The street pattern is essential 'infrastructure'
for the character of the district. The north/
south orientation of the streets accentuates
the relationship of the City with its dramatic
landscape setting.
The circulation pattern provided by the network
of streets, alleys and courts should be retained to
ensure maximum public access. It should not be
enclosed by gating and it should not be spanned
by development above. Wherever possible
pedestrian access to alleys should be enhanced.
The creation of additional public walkways to
rear alleys and other public spaces enhances the
interest of the city center.
Additional links and an enhanced public
circulation pattern can increase commercial
frontage and access to the side, to the rear and also
to the interior of development sites. Improved
access also creates opportunities for additional
commercial space, which is to be encouraged.
Street Grid
The original arrangement of parcels significantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with
these lot lines. The layout of early buildings,
streets, sidewalks and alleys still can all be seen
in this system, and should be maintained.
6.1 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should notbe enclosed or
closed to public access, and should remain
open to the sky.
Commescial, Lodging and Historic Disirict ~.,N, pagc 95
Design Objectives and Guidelines
The rte•tmork of streets, alleys and existing pedestrian passageways
er~hauces access in the da~ontown.
P25
Commercial Core Historic District
City of Aspen
-,.. J
.._ , T ,
Maintain the established town grid in all projects.
Internal Walkways
6.2 Public walkways and through courts,
when appropriate, should be designed to create
access to additional commercial space and
frontage, within the walkway and/or to the rear
of the site.
• See also: Public Amenity Space design
guidelines.
Alleys
Historically, alleyscapes were simple and
utilitarian in character, with a variety of materials
and building scales. Many structures had
additions that were subordinate to the main
building, stepping down in scale at the alley.
Others had loading docks, stairs and balconies
that contributed to the human scale. This
traditional character should be maintained,
while accommodating compatible new uses. The
continued development of visual interest in these
alleys is encouraged. Greater variety in forms and
materials is also appropriate here.
6.3 Develop an alley facade to create visual
interest.
• Use varied building setbacks and changes
in materials to create interest and reduce
perceived scale.
• Balconies, court yards and decks are also
appropriate.
• Providing secondary public entrances is
strongly encouraged along alleys. These
should be clearly intended for public use,
but subordinate in detail to the primary
street-side entrance.
P26
City of Aspen
Parking
The character of the Commercial Core Historic
District is one which is primarily appreciated
on foot. The human scale and concentration of
walkable streets is a key attraction. Therefore
the visual impact of parking should in all cases
be minimized. Parking should be structured or
placed underground where the scale and setting
of the site affords this opportunity. Where a
parking structure is considered this should be
contained within a 'wrap' of commercial and / or
residential uses.
6.4 Structured parking should be placed
within a'wrap' of commercial and/or residential
uses.
The exposure of auto entry areas should be
minimized.
6.5 Structured parking access should not
have a negative impact on the character of the
street. The access shall be:
• Located on an alley or secondary street if
necessary.
• Designed with the same attention to detail
and materials as the primary building
facade.
• Integrated into the building design.
Commercial Core Historic District
Commercial, Lodging and Historic District ~~ page 97
Design Objectives and Guidelirus
Where a parking structure might be considered this should be
within a 'wrap' of commercial and/or residential uses, as this
building is.
Parking access located on an alley and integrated into the building
design.
P27
Commercial Core Historic District
City of Aspen
Public Amenity Space
On-site and communal open space has been a
long-standing priority and characteristic of the
city. Where it is required the form, orientation,
quality and use of such open space is of the utmost
importance. Well defined public space should be
integrated with traditional streetscape character.
The Planning and Zoning Commission and/or
the Historic Preservation Commission will decide
whether, where and in what form Public Amenity
Space will be required.
In the past, open spaces occurred as accents along
the street, usually where a house existed in the
historic context or where a lot stood temporarily
vacant. In more recent years, outdoor spaces were
built that sometimes eroded the character of the
street edge. These conditions are not precedents
for future development. While some open space
may occur, it should be subordinate to the
traditional character of the street.
Public amenity space along the primary street
frontage should be an accent within, and
exception to, an otherwise well defined street
facade. There will be locations within the city
core where the character and setting of the site
or a historic building will also influence the form,
location or appropriateness of such a space.
In every case Public Amenity Space should be
well defined and carefully designed. The design
of public gathering space, its enclosure, layout
and content, will be an integral consideration
in the proposed form of the space. Although a
matter for full review and approval at the Final
Stage, its design should be envisioned at the time
of conceptual review.
Design Objectives
Where considered to be compatible within the
Commercial Core Historic District, public amenity
space should be designed and placed to achieve
the following objectives:
• Create an active and interesting street vitali ty
through the promotion of public gathering
space.
• Maintain awell-defined street edge and
street corner to ensure that such public space
creates an accent within the street facade.
• Create an additional commercial frontage
and/or space to the side or rear of the site
or building
• Create a well defined, localized public space
at the street edge, where e.g. additional
space for street dining might be beneficial.
• Design a space that maximizes access to
sunlight throughout the year.
• Create a second level space designed to
ensure that it is permanently open to the
public and provides interest in the form of a
scenic or other interpretive marker for the life
of its service as a public amenity space.
• Achieve second floor patio space that
provides access to affordable commercial
uses.
The Dozuntozun Enhancement and Pedestrian Plan
should serve as an additional reference.
Whereopen space within a parcel is appropriate, develop an amenity
that can 6e experienced by fhe general public.
P28
City of Aspen
Commercial Core Historic District
Public Amenity Space Types
Public amenity space is a requirement in the
Commercial Core. In this area, particular types
of public amenity space would be in character
with the urban form of the Commercial Core area.
These include:
• Street facing amenity space
• Mid-block walkway amenity space
• Alley side amenity space
• Second level amenity space
• Front yard amenity space
Guidelines for the location and design of each of
these types follow.
Commercial, Lodging and Historic District .,ls,~ page 99
Design Objectives and Guidelines
;.~ ~
A variety of public amenity spaces exist in Downtown Aspen. In
future development it is important to focus on the quality of the
space rather than the quantity.
The walking mal! in Downtown Aspen provides substantial public
amen ity space for thebuildings located there, and therefore creating
breaks in the block facade within this area to provide more sfreet-
facingpublic amenity space should be carefully considered.
P29
/',..,,.,,,,.~..,! ('.,ro F-lictnri~ (lictrirf
City of Aspen
-- I - -- ~ h-- - `1- --~-
~.:.~ ~ ~,
~.
_-~ .. ~ ._
_ i ~~
- - --- ~ r
_~I~I` _ ~ t
it
~i - ~
i
_ j I ~~ -
i ~I
Street facing amenity space should abut fhe public sidewalk, be
level with the sidewalk, open to the sky, directly accessible to the
public and be paved or otherwise landscaped.
Street Facing Amenity Space
A street facing amenity space, usually located
towards the middle of a block, may be considered.
However, within the heart of the district, where
the greatest concentration of historic storefronts
align, creating new gaps in the street wall is
discouraged. Providing space on sites that are
located in the outer edges of the district, especially
along the southern edge is more appropriate.
6.6 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
• Be level with the sidewalk
• Be open to the sky
• Be directly accessible to the public
• Be paved or otherwise landscaped
6.7 Astreet-facing public amenity space shall
remain subordinate to the line of building
fronts in the Commercial Core.
• Any public amenity space positioned at the
street edge shall respect the character of the
streetscape and ensure that street corners are
well defined, with buildings placed at the
sidewalk edge.
• Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
improvements.
6.8 Street facing amenity space shall contain
features to promote and enhance its use. These
may include one or more of the following:
• Street furniture
• Public art
• Historical/interpretive marker
The detailed design of Public Amenity Space,
with regard to guidelines 6.8, will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
page lOa
Street facing amenity space should contain public art and other
amenities to promote its use.
P30
City of Aspen
Mid-Block Walkway Amenity Space
New buildings on sites occupying more than
one traditional lot width may provide amid-
block walkway or through court within a single
development or between two developments.
This type of space shall be an extension of and a
complement to the street and public circulation
network within the center of the city. See also
Street & Alley System design guidelines.
The Commercial Core is highly regarded for
its pedestrian character and 'walkability'. The
opportunities created by the extension and
enhancement of the public circulation network
has distinct urban benefits and is encouraged.
Typically only one such space would occur along
a single block face.
This form of Public Amenity Space should be
a consideration on larger development sites
within the city. It links the potential of additional
commercial frontage and access, with human
scale space and circulation, enriching the
public experience. Situated along the edge of a
development site, it should extend to link with the
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a
space between the two.
6.9 Mid-block walkways shall remain
subordinate in scale to traditional lot widths.
• Mid-blockpublicwalkwaysshallbebetween
8 ft. and 10 ft. in width.
6.10 Amid-block walkway should provide
public access to the following:
• Additional commercial space and frontage
within the walkway
• Uses located at the rear of the property
uses.
Commercial, Lodging and Historic District ~
c;:: ~~,
Design Objectives and Guidelines :~,,~
Commercial Core Historic District
Amid-block passage may link through a property to provide access
to uses along the side of a building or to businesses on an alley.
A passageway may be considered as Public Amenity Space when
it remains subordinate to the continuity of the block face. It should
be designed to visually appealing and to provide access to nctive
P31
Commercial Core Historic District
Public amenity space located at an alley should generally be south
facing to maximize solar access for the space and provide access to
commercial space that may be located there.
City of Aspen
Alley Side Amenity Space
Public amenity space may be located to the rear
of the site in association with the alleyway. Such
a space shall provide access to commercial uses
at the street or second floor level. Public amenity
space may also be located at the corner of an alley
and a street. Such spaces should be designed
to enhance the use of alleys for supporting
commercial uses.
6.11 An alley side amenity space shall be
designed to have these characteristics:
• Direct public access to commercial space at
street or second floor levels
• Maximize solar access to the alley side
amenity space
• Enhance of the attractiveness and use of the
rear alley
• Minimize the adverse impacts of adjacent
service and parking areas
page 102
P32
City of Aspen
Corrunercial Core Historic District
Second Level Amenity Space
An outdoor patio space on a second floor, which
is directly accessible to the general public, will
be considered as a form of public amenity space
when it is compatible with the historic context
and is clearly inviting for public use. This will
be most successful in association with outdoor
dining space. In this respect it may be favorably
considered within sites affected by mountain
view planes.
6.12 Second level amenity space should be
compatible with the character of the historic
district.
• It shall remain visually subordinate to any
historic resource on the property.
• If located on a historic property, it may not
alter the appearance of the resource as seen
from the street.
6.13 A second floor amenity space should meet
all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an
interpretive marker
• Be identified by a marker at street level
6.14 Second level space should be oriented to
maximize solar access and mountain views, or
views of historic landmarks.
6.15 Second level space should provide public
access by way of a visible and attractive public
stair or elevator from a public street, alley, or
street level amenity space.
i
t ; 1
I
-== R -==
.~
~~~
Second IeveI space shall be accessible from a public space such as
a sidewalk or street facing amenity space.
~.~
~r_ ~ -~- _
___- l ~
'.~`~ _ _ .
-_. _ _ _~. ~~~1 ' ~ _
IMP X41 ~~ _ _
'°~
Ou tdoor private space steal! be demarcated from the public amenity
space.
Second level patblic amenity space shall provide
permanent public access from the street.
~r',~, page 103
P33
Commercial Core Historic District
~.~-
i,.aa~d. H an v .
a E ym A e
This figuregroundstudy illustrates the alignment and amount of
open space along the street edge during the year 1904.
E Hyman Ave. pd..-..m., ni,v~
T{te same blocks in 1999. Notice how the increased use of open
space has eroded the building wall along the street.
City of Aspen
Front Yard Amenity Space
Certain areas within the Commercial Core retain a
distinct historic residential character. This is often
defined by a landscaped front yard and side yard
setback. To maintain and enhance this tradition
in certain areas, a landscaped front yard amenity
space may be considered.
6.16 Second level dining may be considered.
• If the use changes, the space must remain
accessible to the public, so long as it is to
be considered meeting the public amenity
space requirement.
6.17 Front and side yard amenity space should
be considered in the context of a historic one
story residential type building.
Building Placement
Street Corners
Street corners are important elements in the
street block and in the framing of many of the
views which characterize the Commercial Core.
Many buildings on corner lots exhibit special
features that add accents. Comer entrances and
storefront windows that extend along intersecting
street facades are examples. These elements are
appropriate in many corner lot locations and
should be encouraged. Here the buildings should
confirm the pattern of a strongly defined building
wall at the street edge. Building facades should
be oriented parallel to the street, with variation
in front wall setbacks kept to a minimum. Any
departure from the street wall, for well defined
and designed public dining space, should occur
as an accent within the street block, not the
predominant pattern.
Exceptions for street dining might be considered,
in the outer southern edge of the Commercial
Core. These sites often serve as focal points for
public activity and therefore sitting areas and
other gathering spots are appropriate in the outer
edges of the district.
page 104
Certain areas within the commercial core are iden tified wi th historic
single story baiildings with setbacks. Front yard setback areas may
be considered as public amenity space in such an instance.
P34
City of Aspen
Commercial Core Historic District
Building Setbacks
The Commercial Core has a strong and relatively
consistent street facade line. Corner buildings,
often of late 19th/ early 20th century form, anchor
the street block in many instances. Within the
street facade however there are some departures
from this where small areas of open space provide
individual street dining experiences.
Setbacks within the central commercial area
should reinforce the objective of maintaining
and enhancing the special urban and traditional
character of the strong urban edge of the street
facade and street corner. Local areas of open space
also further the objective of the street vitality
created by well defined dining space within the
city. These should however remain as an accent
within the street facade.
Side setbacks provide the opportunity to create or
enhance public passageways or through courts to
the rear alley, with the advantages of improved
public permeability, access and additional
commercial frontage. See also Street & Circulation
Pattern design guidelines. Rear setbacks create
the opportunity to achieve more creative and
attractive commercial and public space to the rear
of the site and alley.
In sum, buildings create a strong edge to the
street because they traditionally aligned on the
front lot line and were usually built out to the full
width of a parcel. Although small gaps do occur
between some structures, these are exceptions.
This uniform wall of building fronts is vitally
important to the historic integrity of the district
and should be preserved.
Commercial, Lodging andHistoricDistrict G~ra~ page 105
Desigtt Objectives and Guidelines
Traditionally, commercial buildings were built to the sidewalk edge
and anchored the corner. This should be continued.
This second floor patio incorporates an abstract interpretation of
upper-story windows and cornice elements to define the space and
maintain the building wall line along the block.
P35
Commercial Core Historic District City of Aspen
6.18 Maintain the alignment of facades at the
sidewalk's edge.
• Place as much of the facade of the building
at the property line as possible.
• Locating an entire building front
behind the established storefront line is
inappropriate.
• A minimum of 70% of the front facade
shall be at the property line.
6.19 A building may be set back from its side
lot lines in accordance with design guidelines
identified in Street & Circulation Pattern and
Public Amenity Space guidelines.
Building Orientation
Development within the core area has been
traditionally oriented with the street grid. This
relationship should be maintained.
6.20 Orient a new building to be parallel to its
lot lines, similar to that of traditional building
orientations.
• The front of a primary structure shall be
oriented to the street.
6.21 Orient a primary entrance toward the
street.
• Buildings should have a clearly defined
primary entrance. For most commercial
buildings, this should be a recessed entry
way.
• Do not orient a primary entrance to an
interior court.
• Providing secondary public entrances to
commercial spaces is also encouraged on
larger buildings.
Maintain the alignment of facades at the sidewaIk's edge.
P36
City of Aspen
Building Form
Aprominent, unifying element of the Commercial
Core is the similarity of building forms.
Commercial buildings were simple rectangular
solids, deeper than they were wide, with flat roofs.
In a few instances, gabled roofs, with false fronts,
may have been seen. This characteristic of flat
roof lines is important and should be continued
in new projects.
6.22 Rectangular forms should be dominant
on Commercial Core facades.
• Rectangular forms should be vertically
oriented.
• The facade should appear as predominantly
flat, with any decorative elements and
projecting or setback "articulations"
appearing to be subordinate to the dominant
form.
6.23 Use flat roof lines as the dominant roof
form.
• A flat roof, or one that gently slopes to the
rear of a site, should be the dominant roof
form.
• Parapets on side facades should step down
towards the rear of the building.
• False fronts and parapets with horizontal
emphasis also may be considered.
6.24 Along a rear facade, using building forms
that step down in scale toward the alley is
encouraged.
• Considerusing additive forms, such as sheds,
stairs and decks to reduce the perceived
scale. These forms should however, remain
subordinate to the primary structure.
• Use projecting roofs at the ground floor over
entrances, decks and for separate utility
structures in order to establish a human
scale that invites pedestrian activity.
Co~runercial Core Historic District
Commercial, Lodging and Historic District \~~ yage 107
~:.,..;,
Design Objectives and Guidelines
Rectangular forms should be dominant on Commercial Core
fa4ades.
Orient a building parallel to its lot lines.
P37
Commercial Core Historic District
City of Aspen
_,~~ ~~ '~~1,,,- --_-_--__ - _- _
` -~ -r'r`
,~ , r
~~. i..,
..~
Maintaining a block facade and orienting new development with
the street grid are two key objectives in the Commercial Core
District.
Building Height, Mass £~ Scale
The character of the Commercial Core derives
in part from the range and variety of building
heights. These vary from one to three stories.
Building height with traditional lot width and
creates a constantly changing cornice profile along
a block face. This is the basis of the human scale,
architectural character and visual vitality of the
city center. Ne~v development in this area should
continue this variation.
With respect to scale, a new building shall also be
sensitive to nearby historic building These range
from single story historic residential structures to
three story Victorian commercial buildings.
Two Story Scale
6.25 Maintain the average perceived scale of
two-story buildings at the sidewalk.
• Establish atwo-story height at the sidewalk
edge, or provide a horizontal design element
at this level. A change in materials, or a
molding at this level are examples.
Height Variation
In the Commercial Core area building heights
range from one to three stories. This variation in
facade height is a key characteristic that should
be maintained.
Variation in height should occur where the site is
larger than two traditional lot widths, in order to
reduce overall scale of the building. A variation
in facade height, often in conjunction with setting
back an upper floor, maybe required.
6.26 Building facade height shall be varied
from the facade height of adj scent buildings of
the same number of stories.
• If an adjacent structure is three stories and
38 ft. tall, new infill may be three stories, but
must vary in facade height by a rninirnum
of 2 ft.
Maintain the average perceived scale of two-story buildings at
the sidewalk.
P38
City of Aspen
Commercial Core Historic District
6.27 Anew building or addition should reflect
the range and variation in building height of
the Commercial Core.
• Refer to the zone district regulations to
determine the maximum height limit on the
subject property.
• Aminimum9ft.floortoceilingheightistobe
maintained on second stories and higher.
• Additional height, as permitted in the zone
district, maybe added for one or more of the
following reasons:
- In order to achieve at least atwo-foot
variation in height with an adjacent
building.
- The primary function of the building is
civic. (i.e. the building is a Museum, Civic
Building, Performance Hall, Fire Station,
etc. )
- Some portion of the property is affected
by a height restriction due to its proximity
to a historic resource, or location within
a View Plane, therefore relief in another
area maybe appropriate.
- To benefit the livability of Affordable
Housing units.
- To m ake a demonstrable (to be veri fied by
the Building Department) contribution to
the building's overall energy efficiency,
for instance by providing improved day-
lighting.
6.28 Height variation should be achieved
using one or more of the following:
• Vary the building height for the full depth
of the site in accordance with traditional lot
width.
• Set back the upper floor to vary the building
facade profile(s) and the roof forms across
the width and the depth of the building.
• Vary the facade (or parapet) heights at the
front.
• Step down the rear of the building towards
the alley, in conjunction with other design
standards and guidelines.
_ ~~
;l
1~:~
._-1 ~ ~. ~
'''' ~ B
Methods of achieving height variation within a single ba~ilding
incla~de (A) stepping the building down as it approaches the alley
and (B) stepping the building along the primary fa4ade.
Existing Building New Building
42'
38'
Building facade height shall be varied from the facade height of
adjacent buildings of the same number of stories.
Anew building or addition should reflect the range and variation
in building height of the Commercial Core.
P39
Commercial Core Historic Dishict
City of Aspen
Y .ar -r ~.
. ~ .~T j~l
,~' ~
~- _ -- _ -`- r~ . - ~
-._ _-__
__ ._ .
- '-.
. rrrv
f f f l
t
•~ii
Height variation can occur in a number of ways, depending on site
conditions and design intent.
Height Variation for Larger Sites
Buildings within the commercial center and
historic core of Aspen represent the traditional lot
widths of the city (30 ft.), either in building width
or the horizontal and vertical design articulation
of the street facade. New development occupying
a site of more than one traditional lot width
should be designed to integrate with the scale
created by narrower existing buildings. The
architectural rhythm of earlier street facades
should also be reflected in new development to
retain and enhance the human scale and character
of the center of the city.
6.29 On sites comprising more than two
traditional lot widths, the fagade height shall
be varied to reflect traditional lot width.
• The facade height shall be varied to reflect
traditional lot width.
• Height should be varied every 60 ft.
minimum and preferably every 30 ft. of
linear frontage in keeping with traditional
lot widths and development patterns.
• No more than two consecutive 30 ft. facade
modules may be three stories tall, within an
individual building.
• A rear portion of a third module may rise
to three stories, if the front is set back a
minimum of 40 feet from the street faesade.
(e.g. at a minimum, the front 40 feet maybe
no more than two stories in height.)
6.30 On sites comprising two or more
traditional lots, a building shall be designed to
reflect the individual parcels. These methods
shall be used:
• Variation in height of building modules
across the site
• Variation in massing achieved through
upper floor setbacks, the roofscape form
and variation in upper floor heights
• Variation in building facade heights or
cornice line
~ ~ c~~
P40
City of
Height Adjacent to Historic Structures
The Commercial Core Historic District is the
setting for a very diverse range of historic
structures. Designing a building in the historic
district demands a sensitivity in design analysis
and approach which is exacting and which will
vary with each situation. The intent is that a
new building or addition to an existing building
should be designed to respect the height and
scale of historic buildings within the commercial
core.
6.31 A new building should step down in
scale to respect the height, form and scale of a
historic building within its immediate setting.
6.32 When adjacent to a one or two story
historicbuildingthatwasoriginallyconstructed
for commercial use, a new building within the
same block face should not exceed 28 in height
within 30 ft. of the front facade.
• In general,aproposedmulti-story building
must demonstrate that it has no negative
impact on smaller, historic structures
nearby.
• The height and proportions of all facade
components must appear to be in scale with
nearby historic buildings.
6.33 New development adjacent to a single
story historic building that was originally
constructed far residential use shall not exceed
28 ft. in height within 30 ft. of the side property
line adjacent to the historic structure, within
the same block face.
6.34 The setting of iconic historic structures
should be preserved and enhanced when
feasible.
• On sites comprising more than two
traditional lot widths, the third floor of
the adjacent lot width should be set back a
minimum of 15 ft from the front facade.
• Step a building down in height adjacent to
an iconic structure.
• Locate amenity space adjacent to an iconic
structure.
~•+~ Goeti~ 'iHrh7cf.
Conunercial Core Historic District
-- - _ - --c -- -' -- ~- J-= -'
`.~ _
i~ ~
~.~r~~+Jtry-.I o-
Historic One Story ^--; ~ ~
Commercial Type ~ ` i
Building ~~~
Building fagade height shall be a maximum of one floor higher
within 30 ft. of an adjacent single story historic building.
..-.~
,; ,
• .'= - -
r-- .
r.
~'
- az' -
,i~~.
l: 1 _ _
1
lua,'
Historic One Story Residen ial I
type Building ~
New infill adjacent to historic miners cottages shall not exceed
28 ft. in height within 30 ft. of the property line adjacent to the
historic structure.
Iconic Historic Structures
Visually prominent historic structures
influence the design character of Downtown
Aspen and should be recognized. These are:
• The Wheeler Opera House
• The Elks building
• The Independencebuflding
• Pitkin County Courthouse
• Hotel Jerome
• City Hall
• St. Mar}~s Church
/qs m
N N
~ T
T
=
A j
;,, „ =
„ ~
n
O ('~
o ° p 3
;°
' w
~ ~
~ ~
~ ~
~
~
~^ n rAp ru
6 pi' <
~ ~ C
O
' ~+
~ N
~ 6
~
~ O A n
~+ ~
5 v, m
d
~
N O
~ b
O 3~
~
T
J
N_
'O ~
C A°
O N
n <. ~
~ ~
_^
~~ g
n_
N N
~ a
a S
o' tO
0
y c ~
Q ~
~ -O
C
v ~~
< ~' A
3 ~
A
T ~
y O
m
°1 ~ Z
~ H 'C ~
(~D 3 ~ D
a~ ~n
(D N T
~; F >>
a
c n O
~ ~ ~
°i <
~` f
m
Z
n
O
C
C =
a~
a O
r!
(~ VF1
O~
O
,°n -o n
~ ~ c
~ =•a
m m m
~.,~
N ~;,'
S
~ „ m v
v, n O ,,, L1
a "
a ~ ' ~ ~
o .*
~
~<.~ na
~
'
A ~• ~ (
1 ~
00 O C
O 7 ~! N ~ d
p~ O' 7
N ~ A ~~ a
O T fp
3
n
3 v o
,
3 ~ o
gip' ?
Q ~ ~
o' 3 ~
~ ~ o
O O ~
v
n a ~
N =
'a C Gl
Q0 '^• O
N O
~ ~ N ~
~ O ~
n ~ ~ ~
0
m ~ o~
p ~ ~
l~ 'r ~
~. _. ~
N ~
rY ~
Q C
n ~.
ri
`G -n
o ~
C ~
~ o
n
= a
v
O'
!D
N ~ p
c~
7 O n
^
~
O
~ ~
O ~ ,
~
S O
p~ N
N f1
v
C 7
- to
c ~ ~
j'
~ U ~ ~
.
~ n O
.,
A ~
_
O n fC
D
. ~
c
~
a r; ~
~ ~ ~'
~ o Q'~'o
!D r1
'O
~
o »
c n = ,
~' p1 0
c
~
~O O_ v+
7 N
~ ~ ~
~ N
N
N ~
~ o
< ~ ~
-a m
~
O gip'
'D G
~
p
2
i
M
~ ~
N
n ~ d
s ..
F
v O
~
~' n
~
~ ~
`
G N
rn
o
v~
~
~
~, O
A
O
~
:j
N
O
W
~•
d ~
C
=. 6
n
. ~
d S
., ~
5• m
~ ~.
7 ~
~ 3
O c
o ~`
~ ~
~ ~ ~
v 3 n
n ~
O O
~ m
N
~. a
v -
ro <
~. fU
3
!D
O'
C
O_
~<
2
(1
m
n
a~
tfl~
!D
N
?_
N
A
O
d
7
Q
O
P 4~b
Z
n
D
m
C
Cm
G
m
T
2
m
m
m
r
m
O
Z
Q
x
v
n
D
Z
Ro
N
a
c
6
n
S
fD
d
P42
Lisa Markalunas
15 Williams Ranch Court
P.O. Box 8253
Aspen, CO 81612
(970)925-8623
June 16, 2009
City of Aspen
Historic Preservation Commission
130 S. Galena Street
Aspen, CO 81611
RE: Wheeler Opera House
Proposed Expansion
I am concerned about the proposed plans for expansion of the historic Wheeler Opera
House. It is arguably the most significant historic building in al] of Aspen and it certainly
holds a special place in the hearts of many Aspenites, visitors and performing talent alike.
I think is critical that any alteration to this building be done with the utmost thought and
respect for this historic structure.
In addition, the City must determine the level of community support for these plans and
also to determine if what has been represented as a 30-year master plan represents what is
indeed the will of the community. By no means should the review process be "fast
tracked" to take advantage of lower construction costs. The Wheeler is too important to
all of us for that to happen. We must answer that critical question: in trying to improve
the Wheeler and make it all things to all people, are we destroying what it so very special
about it?
I do not believe that an attached structure, equal in width and depth (and close in height)
to the Wheeler is an appropriate addition to this significant historic structure. It is
entirely possible that the community and our historic legacy would be better served by
building some or all of the additional theater, office and housing facilities elsewhere.
While it may not be perfect, the Wheeler Opera House has many special qualities that
should not be sacrificed in an effort to expand office, housing, seating or lobby space or
otherwise "improve" the experience.
I am hopeful and confident that you will undertake this review with the utmost respect
and thoughtfulness for this beautiful and very special structure and the significance and
importance in holds in our community.
Sincerely,
~~~~~~
Lisa Mazkalunas
Y~l~~ /J.
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 701 S. Aspen Street, Demolition of Ticket Office- Public Heazing
DATE: June 24, 2009
SUMMARY: Willoughby Park is owned by the City and was leased to the Aspen Histoncal
Society after a 1991 voter approval for the creation of a ski museum. Willoughby Pazk is
landmazk designated, and objects in the park, namely the Lift 1 towers and the Boat Tow, aze
listed on the National Register of Historic Places.
HPC was first asked to review a museum plan for the site in 2006, when adjacent properties were
purchased for new lodging development. Roaring Fork Mountain Lodge- Aspen, LLC brought
forwazd the initial proposal to relocate the Skier's Chalet Lodge from uphill on Gilbert Street
onto Willoughby Park. Underground pazking and other infrastructure to support the museum
were proposed. The 2006 application also included a request to demolish the ticket office, the
history of which had perhaps not been fully recognized at that point. HPC denied the demolition
via Resolution #21, Series of 2006.
In May 2008, Staff informed HPC that the roof of the ticket office had collapsed. The board
asked that the City perform some stabilization on the building, which occurred. That summer the
Lift 1 COWOP began, and in the fall HPC granted Conceptual approval, which included
removing all additions made to the ticket office over the years, so that the original footprint and
chazacter could be re-established.
The project that came out of the Lift 1 COWOP process met with some debate at City Council.
At this time it appears that the various partners will not proceed together as hoped. The timeline
for the museum project to be undertaken, and the scope that can be achieved is uncertain.
There has been some concern and debate about the responsibility for the repair of the ticket
office. It has been determined by the City that the Historical Society is obligated to upkeep of the
facilities on the site. Obviously budget concerns make them wary of undertaking the planned
restoration work.
Staff is concerned that almost a year and a half of sitting in a collapsing condition has not helped
the historic resource or been the best example of stewardship. Obviously plans for this site have
been a moving target. This is a factor that HPC needs to consider. Staff recommends the
Commissioners visit the site before the hearing.
During the earlier discussions of this building, the numerous changes made to it over the yeazs
were discussed in terms of the value of preservation efforts. HPC felt that the goal could still be
achieved. The roof collapse, unsurprising given the age and modest construction, has added
another factor to be weighed. Funding is a clear problem.
1
P43
P44
We do not find enough evidence in the application that the building is beyond repair, therefore
we recommend against demolition. Additional cooperative work will be needed to resolve this
situation.
APPLICANT: Aspen Historical Society, leaseholder of Willoughby Pazk.
ADDRESS/Parcel ID: Willoughby Park (PID# 2735-131-16-851) is located at the comer of
Dean and South Aspen Streets and is described as Lots 1-14, Block 7 and Lots 1-3, Block 8, Eames
Addition to the City and Townsite of Aspen, Colorado.
ZONING: Willoughby Park is zoned "Pazk."
DEMOLITION
26.415.080. Demolition of designated historic properties. HPC shall review the application,
the staff report and hear evidence presented by the property owners, parties of interest and
members of the general public to determine if the standards for demolition approval have been
met. Demolition shall be approved if it is demonstrated that the application meets any one of the
following criteria:
a. The property has been determined by the City to be an imminent hazard to public safety
and the owner/applicant is unable to make the needed repairs in a timely manner,
STAFF RESPONSE: No evidence has been submitted that the building is an "imminent
hazard." It has been secured and has remained in the current condition for some time.
b. The structure is not stmcturally sound despite evidence of the owner's efforts to properly
maintain the structure,
STAFF RESPONSE: The application includes a structural report provided to the City that does
not conclude the building is structurally unsound. It states that exterior walls that were inspected
"did not appear to be structurally compromised." The report provides direction for next steps in
removing debris and planning for repairs.
c. The structure cannot practically be moved to another appropriate location in Aspen, or
STAFF RESPONSE: The structure's significance is directly tied to the site and relocation
would be meaningless.
a. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
STAFF RESPONSE: This area is significant as Aspen's original ski base and the core of any
skier's experience in the early days of the resort. A center of activity, this was the origination
point of the ski lifts, the location of most of the lodging available in Aspen, and the site of
national and international ski races that made Aspen world famous starting with the U.S. World
Alpine Championship in 1941.
2
The Boat Tow, modeled after those used at Kitzbuhl, Austria,
was constructed on Aspen Mountain in 1937. It was replaced in
1947 with Lift 1, at the time the longest chairlift in the world.
The Boat Tow was a pair of wooden toboggans that were hauled
up Aspen Mountain with steel cables, connected to a Model A
Ford engine. The only remaining pieces of this lift are the two
toboggans, one which sits in Willoughby Park (and has been
recently evaluated for preservation needs by a wood scientist)
and one which is in the possession of the Aspen Historical
Society. Lift 1 operated until it was replaced in 1972 by Lift lA,
located further uphill. Most of the towers and equipment
associated with Lift 1 were removed. In 1974 Willoughby Park
and the remnants of the Boat Tow and Lift 1 became the fifth
property to be designated a landmark in Aspen, demonstrating
the community's recognition of their significant historic value.
National Register of Historic Places in 1990.
HPC's endorsement of the Lift 1 Master Plan included restoring the ticket office to the 1950s
size illustrated below. The photograph to the right illustrates the building at an even earlier time
period.
P45
3
The lifts were listed on the
P46
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to the significance of the parcel or historic district in
which it is located and
STAFF RESPONSE: Staff finds that this criterion is not met, based on the history provided
earlier in the memo.
b. The loss of the building, structure or object would not adversely affect the integrity of the
historic district or its historic, architectural or aesthetic relationship to adjacent designated
properties and
STAFF RESPONSE: Staff finds that this criterion is not met, based on the history provided
earlier in the memo. The property maintains a great deal of historic character because the setting
is very intact. No significant physical alterations have occurred in Willoughby Park, either of the
Chalet buildings, or Lift 1 Park.
c. Demolition of the structure will be inconsequential to the historic preservation needs of
the area.
STAFF RESPONSE: Given the intention to preserve and interpret this property as the origins
of Aspen's ski history, staff does not find that demolishing the ticket office meets this review
criterion.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
Additional information
As is the case with all major decisions of HPC, the board's determination will be forwarded to
City Council, who may "call up" the issue for review within 30 days.
If the demolition request is denied because it does not meet the standards, the applicant may
request demolition approval based upon a finding of "economic hardship," based on additional
language in the Code.
Before a demolition permit will be issued, a certificate of appropriateness for the redevelopment
or reuse plan, must be approved. When a demolition permit must be issued because the building,
structure or object is an imminent hazard or because of the issuance of a certificate of economic
hardship, the permit may be received prior to the approval of an acceptable reuse plan.
4
P47
RECOMMENDATION: Staff recommends that HPC deny the request for Demolition finding
that the review standards have not been met. We understand the complications of rehabilitating
the structure but find that it is necessary and appropriate.
Exhibits:
A. Application
8
~. s
I ;
HISTORICAL SOCIETY
April 27, 2009
Chris Bendon, Director
City of Aspen Community Development
130 South Galena
Aspen, CO 81611
Attn: Arny Guthrie, Historic Preservation Commission
Dear Chris and Amy:
It is the intent of the Aspen Historical Society, with the cooperation of City
of Aspen Assets Management, to request permission for the building
commonly called the "Ski Club" building and/or the "Soccer Club"
building, located at 701 South Aspen Street on City park property, to be
demolished.
The applicant information is as follows:
Aspen Historical Society
620 West Bleeker Street
Aspen, Colorado 81611
(970) 925 3721
Contact: Georgia Hanson, Executive Director
Contact: Kip Hubbard, Deputy Director
Contact: Jenna Weatherred, President of the Board
The Aspen Historical Society is a 501.c.3 non-profit governed by a board
of trustees. The Society was given along-term lease with permission to
build a museum on the Willoughby Park site - in an (unintended)
consequence of this lease, the Society is now being held responsible for
the integrity of the abovementioned building. This will be a complicated
conversation.
620 W. SLEEKER ASPEN, CO 81611. TEL 970 925 3721 ~ 800 925 3721 FAX 970 925 5347 INFOQASPENHISTORY.ORG
City of Aspen Demo Application:
0
Please note that this information is pulled together from other
applications -the information is all current as of April, 2006 when Poss
Architects applied for South Aspen Street redevelopment. It is presumed
that this information will be accepted without further expense.
1. Letter attached with lease.
a. Need a letter from the City authorizing request.
2. Address and Legal Description:
a. Willoughby Park
701 South Aspen Street
Lots 1 through 14 of Block 7 and Lots 1 through 3 of Block
8, Eames Addition, City and Townsite of Aspen, Pitkin
County, Colorado
b. Parcel ID: 273513116851
3. Disclosure of Ownership -Attached
4. Vicinity Map -Attached
5. Site Plan -not applicable. ~C~^RGQ~~
6. Site Improvement Survey -Attached
7. Attached
8. Additional Materials -currently being gathered by the City Asset
Management and by AHS Insurance Company. The report is over-
dueand will be passed forward to you as soon as it arrives.
9. Land Use Application Form -Attached. Requesting fee waiver.
27. Information from Building Department pending (see attached
email to Steve Kanipe) and will be provided to HPC from Steve
Bossa rt or Scott M i I ler, City Asset Management.
P50
~'
~~
~,~,
,~
,~
+~
u~
Old Republic National TItle Insurance Company
ALTA COMMITMENT
,Our'Order No. Q387715-2
Schedule A Cust. Ref.:
Property Address:
ASPEN, CO 81611
1. Effective Date: February 23, 2006 at 5:00 P.M.
2. Policy to be Issued, and Proposed Insured:
"TBD" Commitment $0.00
Proposed Insured:
3. The estate or interest in the land described or referred to In this Commitment and covered herein H:
A Fee Simple
4. Title to the estate or interest covered herein is at the effective date hereof vested In:
CITY OF ASPEN
5. The land refened to in this Commitment is described as follows:
SEE ATTACHED PAGE(S) FOR LECAL DESCRIPTION
O
51
Our O:•dcr No: Q387715-2
LEGAL DESCRIPTION
PARCEL A:
LOTS 3 AND 12 AND THE WEST TWENTY-TWO (22) FEET OF LOTS 9 AND 11, BLOCK 9, EAMES
ADDITION TO THE CITY AND TOWNS1Tl; OF ASPEN.
ALSO KNOWN AS LIFT ONE PARK
COUNTY OF PITKIN.
PARCEL B:
LOTS 1-14, BLOCK 7 AND LOTS 1-3, BLOCK 8 EAMES ADDITION TO THE CITY AND TOWNSTTE
OF ASPEN.
ALSO KNOWN AS WILLOUGHBY PARK.
COUNTY OF PITKW. STATE OF COLORADO.
605 EAST MAIN STREET ASPEN,COLORADO 81611
(t) 970/925-4755 {f) 970/920-2950
South Aspen Street Redevelopment
Aspen, Colorado
Subject Properties:
VICINITY MAP
Application Key 4
Willoughby Park - Liftl
Legal Description: Lots 1 through 14 of Block 7 and Lots 1 through 3 of Block 8, Eames Addition, City
and Townsite of Aspen, Pitkin County, Colorado
710 South Aspen Street -Skiers Chalet Steakhouse
Legal Description: Lots 12, 13 and 14 of Block 8, Eames Addition, Ciry and Townsite of Aspen, Pitkin
County, Colorado
Lift 1 Park
~ Legal Description: Lots 3 and 12 and the West Twenty-Two (22) Feet of Lots 4 and 11 of Block 9, Eames
I Addition, City and Townsite of Aspen, Pitkin County, Colorado
I
I
'.
. ~ y~{ _ ~ "1eY
.~~
~# ~ ~
~, ~~ ~.
'~rr4. ~ ~ '~:
.i ,~ ~ , ~ t','
' ., ~ - ~y'
. ~• _ ±
,;
-~
i ~1~ w _,
_:~; - '~ . _~ .Lift One & =_:~ry ;~,.,~,,. ~„V1lillough~
k~ a ~ ~ - ~ Ticket Booth .~~- ~~r~ ~ Park
~.I.p - •- ~ r.i -.~.. --.!.~..
.., ~ - '~, ' _`' -' ~ -~ Skiers Chalet iE,~ ~~'' 1 ~~ •
~~ , ~x~, `~`~ Steak House 1, ~ ~ t ' - ~
~;
:~- -~ Lift One P.
'~ Y e yf ~ "' _' i.
a~
~ , f _i'*y~ ' tJl
! !~ l,. r.
c
~~~~"
~. ~;,. ~ ,
~~ ''~ _ t~
~+~, } _ ,~
e ~ ~ ~,r
Site Map
O
~ 63.5' 125' 250 NONTN
` =~.;y1
~'~
~.- ~ - > %,
. _ ~ -= ~ 4 Lodge
lift t ~`,~ . ~ `
Ct ~ A
~L ~ `~ y ~
f. Sa r I
',i
•t; __ . #
-~ ~
Val r. w
i~ ~ s ~ .fem.,,
----'i - -=- ~_.~- - --
Lift One Neighborhood Master Plan 3.I.C
D4.10.08
C~ 0)
W za
0
U +~-'
E-I ~ CO o
~~ wFa
1-, o ~
C)c wQ
x z
H
Cam,
o w ~ W [O
~'~ F.~E^
Z ~ F
5~ qW~
z E-+ F Z Z
¢~ ~~h
H
Fw yyFw
/`~~j! ~ Q
~~ 'l~F
a ~ c=, ° ~
r~ O
O
..~ ,~aU
~ a,
e
- . . _-- x ..p._. r.
~.°-
~ryr®n I^°
~~ u9,
~ ~ ~~
OGK , EAMES ADDITTION
,~ ~ I I _.>,..
e°+
0
J
b
0
p 2~~~gd3g
3 ~R¢°p Ra F3~
°n ~~k~g pX
< 23e9
~ ~~da°~k
ae ~ ~ x
2rn 2P 's ~~C
~. ~ R~jE$p$ yy3 ., y
S~ E a~&5~~~~
~.~ 3~~~F3~t.
~~ay ~R
~$n ~a R
~~~ ~E Faae~x.
~a~n& 5°
as ~~a.~~~~y a~
a& g~ga~g
~~ .a~~Ra?~ess3
~Id
B
T : rRt` Y.sFr hy~~{I~~J ~I
,.rat,`, U
t{/ rn , a e,~-
~. ~ JY 14., O s _ y y
r5) "4 M ~ - ~iN ' V LL, S f ~ ~~ 5 d .{ S°e
"y.f 1 J Il ~ ~ ~ ~ --~~ E~°a ~6h ~ se_K ~~pa I C~
~A ~k 9 fsg B'[ „~a°6~ ~s~~ Wm
^+' ~ soaf~° ~ ~~ m ~6e Saf~> a~e.6 b~gW C7 ~
f IJ1 ~ d ~-!
T rw°e n.e°yeir O 'wFd• g,Fy~ ~aSFB $j~ Z{~'~0..
:n.m ~ P
O _ gin, ~ a ~ R6sdg ~g~°9 '§°~~ °~s; W'"Ij E'O ~j
,,, ^,. r.:p~~ ~ > ',~•~ I "' ;. _.A(S EPMES PDDITTION _...N ~ pa ~~~. "~'s~ =a~i°~~ °'~~' ~ Z4~cpi°n
W N ° ~~ 1 ~. ,zd r ~ ~ E gE9a g~g~s ~tPE¢R ~iP~` ~ ~ ~~[*~ p
~, SF E{sy pp a
'~ raa .IN .ti.> „ taB °I Y O ~ •ibi y'O :^¢Re P~a ~ z~ W
9888 ° W Y yMMx p}ulES L5 C' p.a Ygg[[ S yg € Z ~~~}}jjQ
~ a ~~ ~~ m 9.d ~ ~_ i ~ afC I1~6 - (. ~ {5¢~ y~5~°~ BEdjg°t ~E^.~~ ~ n`VUT.~
e <Cy.~ m m zY ~ O m ip -_._._-Y dt .BBad- ~>Ae td YS L_ Y'°a NW
1`+s ~ y xr V N o ~ ~ _ a an'fiia 50F a° ~M n~
~.~~' JA dM^ :J ~ J O J ygI m[{_! ~yyE 5[ ^a[ ~ EniaeS W U
~~ ll~ y~n ~'A e O d1 3 ^ n n~~9 :oe ~65 .y2F ~~ avlkE (~
Pr0. Q
~~ f texts _
.. p~p
^~~s ~Y ._ __ m a o ~ o $ o ~~
Mw 51 ~ 9~ Q ~ ~ ` ~ p F $
n.~yx,rvi ! -- 6n~ W gg
4 ~ ~
~' +m9 a eo° .miic a 2 M o ~~'\ vi ~ e e x e 2$ a 22 n,
a LS r]rW (e I ~ ~/ E ~ Y • 41 ~ ~ V S
~Jy/ a ~ (~v)'r y~ 1~: 11 .I~1i... \W~~ 3 k P R 3 k Sx~e
sar ~ \ ~' 1 }. e ~ y - I"v_ Nkgi~ ~+kn ykq q`PL:
°m as __../ °r.w ~ ~~ } ~•' .r ~I°em w ~ e ~ 3~ti ~ $~d ~~~ ~BBY
.' I
. e .da \ k ti y
m a ° 9509 1~ ]Y ' z `~ v ~ c~.~ ~ ~ f ., ~ ~ ~ Y
9Bd0 er N- lB. ti~ ~~ ~ J9" S"-~,s ts'-- _ o kk" ~ b ~ tl
.. wa^~ s?'iP BO ..,,~ ,~ r jc i' > sure ts>~ ~ ~ `=add ~~~e~ ~
_ Z°. y y P R~ _ \ 1/ b~ _ _ .z i vWe p~ ~ °~} gp5 5p~ gB b g § ~' ~3
~ , f r 95'0 00 ~^ \\ ~/. y fi. _Y` > Z C ~ ~ 3 5 5 ~ ~ u ~ S S ~ E ~ ~ ~
~~ ~efia • `L.x` "°~"S I os ` e ~ \ 1'`t'r ~ w 1}, 4,j " F'n ~ ' ~ G ~ ~ ~ 8 F ~ k € k ~ ~
e°d` ~ q~q y~ a~ ~ 1.. ~-ei~~ - ~ ~i':~ ~v°v : . v.ei ~ 1 ~ _ _ _. ~ 8 3 W 8 ~ 8 ¢ E C S 8 ~ ~ ~ 8 8 8
,; _
r vm^~
g da us i °3 ~ I.u°°" ~" > ~~ ~ I -r.7 :°li~ - ~ wa a~1e'• n z I ~ ""' ~`
P i' a°Yi,sro.v !gym) i v~ ~ ~ j\1, se5 ~ ~~ / Is W
< e a LL ...
y.l - iR I JY ~Y ~ ~u ~ a
9 5, O O n
~~] ° ~ ~ ^ ~
.dr d.. r xw„ pe° hj {~ - - 7980 vml°r w ~~I] o ~ Q
o
xwfss a fEnfST ryp f "ate c] ~ 0 6 ~ i
r . mn> l;. n0nJµdR u ~ £ j6 ~ ~ ~
~-' ° ° y 5~ WI,r {',y_xuT,;,: r,-Ir-. fa'sFrwW~ W ~ ~ ~ ~ d ~ ~ >
a~ -_ 1.qj ~' ,~ ".'. '~. r y _J L W yiy 8 & e~ ~ d 8 4 3 u `~ v ~ 3 c~ R LE Yn ~mq=:'
.s n cam- '`..+. \ ~ E E F F r' €'~ ~ F k F F 8 F F 8 t~ S'~~~'~
°~ rw~rn xw ~- ~ - ~]sur~ "\ ,~ ~ E 88 Ed~dd d8~ 8838S9Sd~ p3{{F~~
' \ 4 y i~i_.-~me I ~r V OP"lob pr 60~pg31i
eB°P°°-~a%n ~ e ~2 7i c. e~aew. ~°i o A®®eo®A~IfaSiIP%eae®am.m~ P®~5b~~
~ Mn•1 ° ° ~°g ~j e ~r\1~Fr ~} pe~sf ~ ~w. u.lw \ a .. 'J¢6P4~
Sim ~d~~~. "~~~~ {T.. it ~ G r Y44~
~a
_ ~
Willoughby Park and the Ski Club Building - A Summary:
What is currently known as Willoughby Park is the iconic representation
of the birth of skiing as a recreation activity in the valley. Lift One base
and towers are on the National Historic Register and there is no question
that the area is a precious opportunity for us to stay connected to our
roots in skiing. The Aspen Historical Society relishes the opportunity to
explore our story on this site.
That said, there is serious deliberation to be had about what constitutes
with one gol apsed budding will delmonst at he complexitylof thesue
situation.
The building in question began in 1947 as a tiny shack with a window for
lift ticket sales. At some point in the early 1950's it was extended at that
same level to serve as a warming but we are told. Eventually the building
became the domain of Ted Armstrong -City Parks and Recreation.
Another addition came along (we presume under direction of Ted when it
served as a Rec Center?). After Ted, the Rugby Club occupied the
building and then The Aspen Winter Club (ASC) ran the fledgling Aspen
Supports Kids (ASK) program out of the site - we ran a number of World
Cups out of that Headquarters (1992, '93, & '94). Eventually, The Winter
Club merged with the Aspen Ski Club to become AVSC in 1995.
A brief summary of recent events:
Voters gave approval for the City of Aspen (COA) to grant a lease to
the Aspen Historical Society (AHS) in 1991 by a mandate of 82%.
A lease was executed that gave joint occupancy to the Aspen Ski
Club (sic AVSC) and AHS because the Ski Club occupied the
existing building at that time.
The lease was amended to remove AVSC when they moved to new
digs in 2000.
The building was turned over to AHS virtually by default (there was
never an intent that this building would be the museum although
there is certainly an opportunity to make it part of a historic story).
AHS enlarged the lower access doors and stored future ski
museum artifacts in the basement.
At a date uncertain (approximately 2004) the Soccer Club
approached AHS to request usingthe office space on upper floor.
AHS went to the City and received permission to sub-let. There was
no rent charged, the Soccer Club picked up the utility charges.
P56
• In 2007 (date not certain) the Soccer Club notified AHS that there
was a serious roof leak. AHS put a temporary rubber skin cover
over the existing roof with the understanding that this would solve
the problem short-term. Long-term expectation was that the
building would either go away or be reduced to original ticket booth
size.
• Meanwhile, in 2006 the site became part of a larger plan to
redevelop the east side of Aspen Street and AHS agreed to support
a plan proposed by what was then known as Roaring Fork
Mountain Lodge LLC (RFML).
• As a result of the first round with HPC, it was approved that the
only piece of the building to be preserved would be the original
ticket booth.
• At about the same time, the intrusion of the elements made using
the building pretty sketchy. The Soccer Club moved out and a pipe
burst flooding the basement area. Consequently, AHS removed all
artifact, being forced to discard some and take urgent efforts to
save others -ultimately moving them to storage down valley and
leaving the building empty.
• Anticipated action on the original plan approved for RFML was
postponed by the formation of the Lift One Master Plan COWOP
leaving the building status in limbo. (AHS was expecting to rely on
RFML to pick up the cost and responsibility for the building after
approvals were final.)
• Lift One Master Plan resulted in a new journey through HPC and a
new determination that the upper piece of the building should be
restored instead ofjust the ticket office.
• Meanwhile, as all of these steps were taking place, a
phenomenally severe winter caused the roof of the building to
col lapse.
• The current condition of the building makes if virtually impossible
to restore without unreasonable cost. The official reports from AHS
insurance company are still pending and will be provided to you
shortly. Still the verbal information from the investigators
reinforces the futility of trying to restore a building that was not
likely intended for long-term use in the first place. The beams are
2X6's which causes engineers to just shake their heads. There is
asbestos and there is mold. It isn't a compelling project under any
circumstances.
S0, where do we go from here? We are proposing that the building be
demolished after careful documentation with the expectation that it will
• e
2
P57
be replicated should that be the final solution agreed upon with HPC.
However, it isn't really appropriate for AHS to be held responsible for the
replication given the circumstances and the intent.
I told you it's complicated. I think we need to come up with a solution
that suits the best interests of all the parties without getting too hung up
on the letter of the law (during the discussion). I hope all parties will
share this opinion upon review.
The original lease for AHS was to "build a museum" on the site. John
Worcester has stated that his position on the lease is that we don't have
a lease for the entire park, just for the museum we will build. Still,
somehow, AHS ended up with the responsibility for the existing Ski Club
building, almost by default it would appear. I have not been able to trace
the timeline on how all this happened, but I challenge the duplicity in a
document that doesn't give us a lease on the park but makes us
responsible for items in the park.
Last but not least, the Exhibit A attachment to the lease that would
delineate the site occupancy as intended is missing. Both the City and
AHS have combed records to find one copy of the original lease with that
attachment -without success. It is impossible to second guess that
document.
Moving forward, AHS has consistently carried insurance coverage for the
entire Willoughby Park site. I inherited the package so I can't speak to
why or how, although I'm sure it was to comply to lease requirements.
When the roof collapsed (winter 2007-8) we took steps, with help from
the Parks Department, to ensure the building was roped off and we
deemed it uninhabitable. There was no attempt to do anything else
because of the anticipated major rehab that would be coming to the
entire area soon. We have been participating in the "look" of the most
expensive storage site downtown waitingfor somethingto be decided.
As Scott Miller reviewed City assets and discovered our shack in such
bad condition, he contacted us to discuss the situation. He asked us to
file an insurance claim for the damage and we have done that. The
outcome of the claim is still pending. I am most anxious not to spend
unnecessary funds on the repair of this building given its uncertain
future. Scott Miller and Steve Bossart both support the request for
3
P58
demolition as the most reasonable, practical and functional decision. It
simply isn't in a state to restore.
The bigger questions, presuming that you will support the concept of
replication, are 1) who does it and 2) what portion is done.
It is impossible to tell what will happen with this site in the next few
years. It may be that the COWOP Lift One Master Plan will be revived and
reduced mass and approved. It may be that the RFML developers will
decide to move forward with a separate plan. If that happens, they likely
will need to revisit their site plan due to changes in lot line proposals so
the concept of moving the Skier Chalet Steak House down, etc. may well
come off the plate. It may be that the proposal goes away and AHS is left
to its own devises for a museum plan. The AHS board of directors is
unanimously committed to proceeding with a new museum.
In truth, AHS would be better off designing a new building and not
dealing with the retrofit required by inheriting a chalet lodge. Still we are
consummately community players and will make the chalet work -likely
with a modern addition - if that is the best solution for the common good.
But all of these considerations are moving targets that prevent any kind
of definitive decision on the future of the park and, in my opinion, the Ski
Club building.
So, what we are really asking is for permission to demolish a building
that is a health and safety threat without any guarantee for replacement
unless the City wants to accept that obligation. There is also the
question of the cost of demolition, unless it is determined to wait for a
decision on development first. It simply isn't in our mission or on our list
of priorities to pick up pieces that weren't intended for us and I hope you
all agree with this. We would have to abandon our current strategic plan
and revisit our goals just to fund this 'housekeeping item' if we are
required to assume this responsibility. To reiterate, I'm speaking to
"intent" of the existing lease not taking a legal position. I suspect
attorneys could wrangle and we would end up liable if we have to go that
route. I'm looking for a better answer.
I have attached photos of the building in all its many different iterations
over the years. I am personally challenged to pick my favorite - so many
memories go along with each stage. Nor can I apply the guidelines and
thereby know which iteration is more representative of your stated goals.
For that reason, I tend to turn to the original ticket booth as the favored
4
P59
design to replicate - in spite of a sentimental attachment to the longer
building. (Please note the flipped roof angle between the two.)
I believe there is an opportunity, still, to save portions of that original
corner to be re-used and absolutely commit to investigating the viable
and compelling elements to preserve prior to demolition.
We look forward to this dialogue.
Georgia Hanson
Executive Director
5
v1~Y
~ fi3.5' 7p5' 250' O Lift One Neighborhood Master Plan 3.I.C
NORTH
04.10.08
P61
Lift 0 e Neighborhood
Master Plan
TtFE Ctrx os [tisecm
WILLOUGHBY PARK LEASE SUMMARY:
COVENANTS & LEASE AGREEMENTS
CITY OF ASPEN -PROPERTY
Mav 1991 Ballot I-aneuare:
May the City of Aspen enter into along-term lease for up to 75 years with the Aspen Historical Society
which would allow the Aspen Historical Society to construct, own, and operate anon-profit skiing museum
and other non-profit skiing related facilities on that parcel of municipally-owned real property known as
Willoughby Park?
Results of Mav 1991 C[tv of Asben Election Reeardinr Lease of Willouchbv Park to the
Apen Historical Socie[v For a Museum:
Yes- 1,303
No- 226
The initial lease for the Willoughby Park property was executed in December of 1995 between the
City of Aspen as Lessor and the Aspen Historical Society and the Aspen Valley Ski Club as the
Lessees.
Intended use of the broberty:
For the Aspen Historical Society to construct a building to primarily be used as a community
museum related to the history of the Aspen area, including the theme of skiing and/or facility to
= support the skiing related activities of the Aspen Valley Ski Club.
Initial Term:
An initial tettn of 15 years with 6, 10-year renewal options for a total of 75-year term.
Rent:
$1
Amendments:
1" Amendment to the lease:
November 1999 - To allow the Lessee 60 additional months to obtain a building permit for
the construction of improvements on the property.
2"d Amendment to the lease:
March 2000 - To remove the AVSC as a Lessee.
3`' Amendment to the lease:
February 2006 - To provide the Lessee until 12/1/10 to obtain a building permit for the
construction of the approved facilities.
P62
i
,~.
P63
~r
~~
P65
~.
i
S
P67
WESTERN
Engineering & Research Corporation
July 22, 2008
~.
i.:
Mike Wagner
CIRSA
3665 Cherry Creek North Drive
Denver, CO 80209-3700
Via Email; MikeWna cirsa.ore
REPORT OF FINDINGS
1tE: City of Aspen - 700 Aspen, 31' x 29' Building, Aspen CO
Claim No: 5008973
WERC PN: 9538
Dear Mr. Wagner:
2175 South Jasmine Street, Suite 119
Denver, Colorado 80222-5700
p. 303.757.4000 • f. 303.757.4222
ww,v.vverc.cam • info®werc.com
At your request Western Engineering and Research Corporation (WERC) has conducted a site
observation at the address referenced above. The purpose for our investigation was to evaluate reported
partial roof collapse of the Aspen Ski/Snowboard School. This writer visited the site and observed visible
conditions on July 9, 2008.
BACKGROUND , ,
According to the City of Aspen Detail Report for the Aspen Ski/Snowboard School, the structure was
buih in ]964. The stmcture was a ono-story building with a full height finished basement.. The main
floor walls were constructed with conventional wood framing. The roof structure was constructed of
dimension lumber roof joists and finished with abuilt-up roof that was ballasted with gravel. The
foundation was constructed of concrete slab-on-grade and concrete foundation walls.
The following wes provided by Stephen Ellsperman of the City of Aspen Parks Department. The roof
had collapsed during the heavy snows ofthe winter of 2007-2008. The structure was in the responsible
charge of the Aspen Historical Society.
According to the Aspen City Parks Department and the Aspen Historical Society, over 450 inches of
snow fell during the 2007-2008 winter season. The structure collapsed during the month of March; th 1VEn
specific date is unknown.
JUL E 5 2008
`~lti~~~
Consulting Engineering • Failure Analysis • Accident Reconstruction
P68
Mike Wagner
WERC 9538
July 22, 2008
Page 2
ClJttancrtc Darn
According to National Climatic Data Center records for stations in Aspen, the approximate snow
accumulations for the Aspen area are shown in Table 1.
Suowfall Snowfall E uiv. ~~""` ivra~umum
9 Equivalent Ground Snow
Accumulation
0.4"
63.14" ~ 84.10"
January
44"
3.2"
---- ~••~ ~~.y.:yusvurerrrrv¢r¢rWelghr, andMarimurrt Ground SnowAccunruPation
In the month of March the maximum ground snow height was 56 inches. The average moisture content
of the snowfalhduring the month of March was .09" of water per inch of snowfall. The weight of the
snow on the structure at the time of collapse is estimated to be approximately 35-40 pounds per square
foot. The estimated weight of snow takes into account the compaction, evaporation, melting, and
sublimation of the snow accumulation.
$ITE OBSERVATIONS
The liont of the structure had a bearing of approximately 200 degrees with respect to north and for the
purposes of this report is idenUfled as facing south, as shown in Photograph 1. The west side of the
structure faced onto Aspen Street at the intersection with Juan Street. The site was cordoned off by an
orange safety fence around the perimeter of the structure and signage reading "DANGER!!! KEEP OUT'.
The roof of the structure was flat on the northern 1 S Feet and sloped at a pitch of %," in 12" (for drainage)
downward to the north. The southern ] 5 feet of the roof was flat and sloped upward to the south at a
pitch of 2: l2. The roof was constructed of 2x6 dimension lumber members with %," wood slats
perpendicular to the joists (width of the slats varied). The roofing material appeared to have been
replaced or remodeled several times. The roofing observed had many layers -the first layer on the wood
slats was apparent pattern-rolled asphalt composite layer, On top of the composite roll was a layer of %,"
minus lava rock, then an unidentified white polymer membrane fining, and on top of the lining was a
layer of I-2" gravel. The north 15 feet of the topmost layer of gravel appeared to have been pushed off to
the sides of the roof, exposing the liner underneath. The ceiling material was acoustical tiles.
P69
Mike Wagner
WERC 9538
July 22, 2008
Page 3
The south half of the roof was collapsed into the structure,es~tshown in Photograph 2. The roof joists were
parallel to the east and west walls. The roofjoists were lro`ken et approximntel~e north~end of the sloped
the joists remained attached to the south wall and the interior beam support g
roof joists. The roof collapse ofthe south and included nearly the entire roof area that was interior of the
exterior walls, The overhangs on the exterior walls remained but were damaged by the collapse.
Inside the structure on the main floor level there were piles d ~ es nThe fracture surfaces were clean
Photograph 3). The fractured roof joists all had sharp, jagg 8
and free of debris build-up and were essentially un-weathered.
The exterior main floor wood walls did not have signs of significant structural movement due to the
collapse, The south end ofthe east wall was plumb. The east end of the south wall sloped inward at 5/8"
in four feet. The west end ofthe south wall was sloped inward 518" in four feet. The south end ofthe
west wall sloped inward 3/8" in four feet. There was no visible evidence of damage to the north ends of
the west and east walls or the north wall in relation to the collapse.
Several of the windows in the exterior walls were broken out. There were glass shards scattered both
inside and outside ofthe walls. Several pieces of glass hung in the window sills and easily fell out of
place when touched.
The south end ofthe main floor was covered with debris from the roof collapse. The north end ofthe
main floor was free from debris as shown in Photograph 4:~ A•beam on posts separated the two halves of
the roof and main floor. The room located at the northezlsf~mer of the building was moist and damp. A
Rubbermaid tub in the'room was full of water(potentially;fr'om snow accumulation). The room contained
glass shards and some ceiling tiles. The main floor carpet was also moist and had some apparent mildew
and mold growing on it. At the north wall ofthe structure o ~ was ~ nvevnveorra ~u ~~iu the north end
basement. The basement was dark and moist. Apparen
ofthe basement. Thera were several fluorescent lights suspended from the ceiling. Several ofthe
fluorescent lights were broken. There were stains on the walls and a drop beam due to wate~a a a was
debris from the ceiling scattered throughout on the basement. The furniture was also damp
apparent mold and mildew growth. The south end of the basement was not observed due to concern of
collapse of the floor system. The floor ofthe main level was constructed of 2x6 dimension lumber joists
spaced 16 inches on center. The floor sheathing was plywood oFan undetermined thickness (presumably
3~4" thick).
DISCUSSION
The collapse of the roof is consistent with failure due to heavy loads on the roof structure. The drifting
patterns on the roof structure were not identified. The gravel pushed aside at the north end ofthe
structure maybe indicative of snow sliding off of the roof from south to north. This also may indicate
that snow piled up on the sloped end ofthe structure.
The exterior walls did not appear to be structurally compromised. However, the south and west walls
were not closely observed due to roof debris on the interior-and lack of access to the exterior walls.
,~, ~ ~. -
P70
Mike Wagner
WERC 9538
July 22, 2008
Page 4
The structural integrity of the floor and remaining roof sections,were not determined due to safety
concerns. To further inspect the structure, the curtest collapsed roof materials should be removed. The
broken lights should be re-attached or replaced and the electrical condition checked by an electrical
contractor. As a further safety measure, the main Odor and foundation levels should both be cleaned of
debris, mildew, and mold, and measures taken to remove moisture; including removal of the carpet and
upholstered furniture. It is recommended that a qualified Industrial Hygenist be consulted to provide
advice regarding mold mitigation. The glass and debris around the perimeter should also be removed
prior to further observations.
REPORT LIMITATION
Western Engineering Bc Research Corporation (WERC) has been retained to provide advice relative to the
claimed damage as discussed herein. This report of findings is prepared based upon visual observations
of the structure. This report is subject to change in the event of additional information or findings.
Neither this report, nor any of the professional opinions contained herein (or the bases for those opinions)
shall be used, relied upon, or otherwise disclosed to anyone other than the parties involved with this
matter without WERC's express written consent
QUALIFICATIONS
Jaren Tolman is a licensed professional engineer in the States of Colorado and California. He has
extensive experience with the engineering of wood frame residential structures. He is experienced with
the design and construction practices related to engineered wood products. He is a member of the
American Society of Civil Engineers (ASCE) and the National Society of Professional Engineers.
Thank you for using Western Engineering & Research Corporation in this matter. Please contact this
writer ifyou have any questions or if wa may be of further assistance.
& RESEARCH CORPORATION
Jaren To-f ~, 'J
Project Engineer
Reviewed by:
ernes Royston, MS, PE
incipal Engineer
P71
' Sony CMOS
WERC 9538
slopes upwara [o [ne soon ........ .................- -- -- _
the ovemangs anu yc...,............... ---- ----- -
wa1Ls.
P72
WERC 9538
Sony CMOS
u~~=• •__~ puu~ograpn was taKen tYOm the southeast comer of the structure.
u.~ wumg oows aownwam tiom the beam bearing location.
m
W
a
t-
z
O
a
w
yJ.
W
U
2
O
J_
m
m
O
Q o 0
g
0
~_
Z g 9
°'
c
m V
$ m O
(U~ C1
0 0 ~ m
E ~
~ wgg
a's c
~ 7
U
J 2
~
U
N o
~ ~ O W
~ ~
K O ~ Z
N m 0 C
s
y~ °
g F
m v
@ ~ 3 ~ W
a N $
~`~
z ~
~ g C7
a~~s ~~ ~ ~~ F W
g
o
W r a 'a ~ ~~ c ~
< Y
iz a
v~
i ~ W 'q Om ~ o ~ °
p < ~ a ~ ~ ~
~ aa $a °z°z o ~3- °z ~ c
a ~' z~~
F J g
w
~
~ 9
o "ss zZ ~..Z° ~ g ~m 3 ~< $~ ~
W W
~
y, ~
.p Say
y 9
~
E
m'8 v
~V
a ~ oi
se o
9 ~ ao
5~ mZ w
~
W ~ p
g$
gg $
~
~ C p
8 V ~~~ug ~~ ~
~ '
N m S ~L }
2 m p U li li (9 IL 6 N W d x Z U~ ~
P73