HomeMy WebLinkAboutagenda.hpc.20120711 ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
JULY 11, 2012
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
4:30 SITE VISIT- Meet at Boogie's or please visit on your own
5:00 INTRODUCTION
A. Roll call
B. Approval of minutes —June 27, 2012
C. Public Comments
D. Commission member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
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5:10 OLD BUSINESS
A. 320 W. Hallam- Minor, Public Hearing continued from June
13th
6:00 NEW BUSINESS (Next Resolution will be #15)
A. 534 E. Cooper Avenue, Boogie's- Conceptual Major
Development and Conceptual Commercial Design Review,
Public Hearing
WORKSESSIONS
A. None
ADJOURN 7:00 p.m.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
Scott Dolleck, Historic Preservation Intern
RE: 320 W. Hallam Street- Minor Development, Continued Public Hearing
DATE: July 11, 2012
SUMMARY: The applicant requests minor changes to an existing addition on a Victorian
house. HPC reviewed and continued the project for restudy on June 13th. Three options are
presented for consideration.
APPLICANT: West Hallam LLC, represented by Charles Cunniffe Architects, P.C.
PARCEL ID: 2735-124-00-221
ADDRESS: 320 W. Hallam Street, Lots N and 0, Block 42, Uhl Historic Landmark Lot Split,
City and Townsite of Aspen.
ZONING: R-6
MINOR DEVELOPMENT
The procedure for a Minor Development Review 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 is 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. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300)feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Staff finding: The proposal is to expand the master bedroom on the Victorian towards the alley
and change the roof form, to modify pitch of the roof over the stair and to add a hot tub and glass
guardrail to the roof of link. On the ground floor, east side, the applicant would like to add a
built- in BBQ and some gutters. The relevant guidelines from "The City of Aspen Historic
Preservation Design Guidelines are listed on Exhibit A.
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320 W. Hallam Street is a 6,000 square foot lot created through a Historic Landmark Lot Split
adopted in 2002. The lot split created one parcel that contains the two story 1884 Victorian
house that is the subject of this review, and a second parcel with a 1966 Pan Abode which was
designated as a historic landmark. In 2006, HPC approved a remodel of the Victorian, including
construction of a rear addition. HPC also approved a one story detached residential unit along
the alley, between the Victorian and the Pan Abode. The applicant represents that there are 136
square feet of unused floor area on the site to use for this project (18 square feet will remain after
this project.)
HPC held a public hearing on June 13th and required study of additional massing and roof form
options for the master bedroom, and expressed concerns with the proposed hot tub deck. The
board emphasized the importance
of simplicity in the addition. The " '*NA
attached packet explains existing
conditions and three possible r s%s= i: E;, •,%," 'M>
design solutions. j l
In Staff's opinion Option A is not
visually consistent with the
Victorian. The cross gable form is • .
replicating the historic roofline, '
however the ridge lines are
oriented in the opposite manner of
the Victorian, and there are other
elements (a shed roof over the
master closet and a pitched roof _
over the existing staircase) that
attach to the cross gable and create a complexity on the upper floor level that is not the case on
the Victorian. Guideline 10.4 is not met.
Option C, which creates a single roof over the master bedroom accomplishes a simple upper
floor form, but is a flatter pitch than is found on the Victorian and creates east and west facing
gable ends that are too wide compared to the historic structure. Guideline 10.14 is not met.
Of the options presented, staff could support Option B as an acceptable roof line with one
modification. The existing garage/roof deck space that sits to the north of the master bedroom is
slightly narrower than the rest of the addition. In all of the options presented for this project, that
wall jog is not maintained on the upper floor and the new bedroom slightly overhangs the garage
area below. Staff recommends that the space below this overhang be filled in to reduce the
complex roof and wall planes that HPC cited as a concern in June.
In preparing this packet, the architect provided a rendering for the glazing only for Option B,
suggesting that Options A and C would have a similar character that could be further explained
to the commission if desired. Staff understands that one of the owner's main goals in the project
is to increase the views from the master suite. The large band of windows shown on the east and
west facades is too inconsistent with glazing patterns on the Victorian. Two examples of larger
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areas of glass that have been approved by HPC in the past are shown below. On the left, the
windows on the addition fill the gable end, but individually are similar in scale to the historic
double hungs. On the right, the window shapes are more contemporary, but clapboard still
dominates the façade, as it does on the historic resource. S
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In general, on Aspen's Victorian homes, glazing is more significant on gable ends, not the
sidewalls of the house. Typically, there is more glass on the lower floor than the upper floor, or
at least a closer balance than is shown in this proposal. Because the project is retaining most of
the lower floor construction, the proposal results in multiple window styles on the addition,
which in combination result in an inconsistency with the historic building. Staff finds that the
glazing in the Option B rendering does not meet guideline 10.3 and should be restudied.
The proposed material palette for the project replicates existing conditions. It may be that
eliminating one or more of the proposed materials or finishes on the addition would make the
addition simpler and allow for some appropriate departures from the historic structure. A project
from another area is shown below as illustration.
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There are three other building alterations to be addressed by HPC; a proposed deck on top of the
existing connector, a ground floor BBQ, and gutters around the hexagonal dining room.
As stated at the last meeting, staff has concerns that the roof deck is too intrusive into what is
supposed to be a clear 10' separation between new and old. This concern could possibly be
minimized if the overall character of the rear addition was greatly simplified, but in the current
representation, it appears to increase the presence of the new construction and conflict with
guideline 10.7. Staff recommends that the hot tub should be placed on the ground.
Staff finds that the BBQ and gutters are acceptable within the design guidelines.
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.
RECOMMENDATION: Staff recommends the project be continued for refinement of Option
B as discussed above.
Exhibits:
Resolution# , Series of 2012
A. Relevant HPC design guidelines
B. Application
Exhibit A: Relevant Historic Preservation Design Guidelines for 320 W. Hallam Street,
Minor Development
2.2 Protect wood features from deterioration.
❑ Provide proper drainage and ventilation to minimize rot.
❑ Maintain protective coatings to retard drying and ultraviolet damage.
10.3 Design a new addition such that one's ability to interpret the historic character of the
primary building is maintained.
❑ A new addition that creates an appearance inconsistent with the historic character of the
primary building is inappropriate.
❑ An addition that seeks to imply an earlier period than that of the primary building also is
inappropriate.
❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style
should be avoided.
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❑ An addition that covers historically significant features is inappropriate.
10.4 Design a new addition to be recognized as a product of its own time.
❑ An addition should be made distinguishable from the historic building, while also remaining
visually compatible with these earlier features.
❑ A change in setbacks of the addition from the historic building, a subtle change in material or
a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction
•
10.6 Design an addition to be compatible in size and scale with the main building.
❑ An addition that is lower than or similar to the height of the primary building is preferred.
10.7 If it is necessary to design an addition that is taller than a historic building, set it back
substantially from significant facades and use a "connector" to link it to the historic
building.
❑ A 1-story connector is preferred. .
❑ The connector should be a minimum of 10 feet long between the addition and the primary
building.
❑ The connector also should be proportional to the primary building.
10.9 Roof forms should be similar to those of the historic building.
❑ Typically, gable, hip and shed roofs are appropriate.,
❑ Flat roofs are generally inappropriate for additions on residential structures with sloped roofs.
❑ The new materials should be either similar or subordinate to the original materials.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
❑ The new materials should be either similar or subordinate to the original materials.
10.14 The roof form and slope of a new addition should be in character with the historic
building.
❑ If the roof of the historic building is symmetrically proportioned, the roof of the addition
should be similar.
❑ Eave lines.on the addition should be similar to those of the historic building or structure.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
❑ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
❑ All exterior light sources should have a low level of luminescence.
•
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CHARLES CUNNIFFE
ARCHITECTS
July 2, 2012
320 W. Hallam - Minor Development- HPC Review - July 11, 2012
The following documents contain the additional information requested at the June
13th HPC meeting when the 320 W. Hallam property was initially reviewed.
There are three massing options for the master bedroom- all shown in model form for
viewing purposes. The initial shed option proposed on June 13th is withdrawn and we
are confident that we can have a constructive discussion on July 1 1 th when we review
the new massing options. All three options are acceptable to the applicant.
The hot tub deck sheet represents the area proposed as the hot tub deck and related
views.
The BBQ sheet shows in more detail the proposed BBQ in the courtyard between the
main house and ADU.
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
THRU:. Amy Guthrie, Historic Preservation Officer
RE: 534 E. Cooper Street- Conceptual Major Development, Conceptual Commercial
Design, Public Hearing
DATE: July 11, 2012
SUMMARY: The applicant proposes to increase the size of the second story and add a third story
on top of the existing building located at 534 E. Cooper Street, aka Boogie's Diner. The building
is located on the corner of Hunter and Cooper Streets with two street-facing facades and is
adjacent to a tall three story building to the west. The only historic resource in the vicinity is the
two story Bowman Building across the street. Both the Cooper Street and Hunter Street
blockfaces that contain the subject property do not have any historic resources.
The property is within the Commercial Core Historic District, located on the eastern edge of the
district.. The existing building, built in the late 1980s, is not considered a contributing structure
to the District. It currently contains storage in the basement, retail/restaurant on the first two
floor's, and an affordable housing unit on the second floor. The third floor is proposed to contain
a 2,000 sq. ft. free market residential unit. HPC is asked to review Conceptual Major
Development and Conceptual Commercial Design Review.
The project requires growth management approval from the Planning and Zoning Commission
and Subdivision approval from City Council subsequent to the conceptual reviews from HPC.
RECOMMENDATION: Staff recommends approval of Conceptual major development and
Conceptual Commercial Design with conditions.
APPLICANT: Boogie's Building of Aspen, LLC, represented by Kim Weil of Poss Architecture+
Planning.
PARCEL ID: 2737-182-24-008.
ADDRESS: 534 East Cooper, Easterly 2 1/2 feet of Lot Q, and all of Lots R and S, Block 95, City
and Townsite of Aspen.
ZONE DISTRICT: CC, Commercial Core, Historic District Overlay.
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CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW
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 is
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.
Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a
proposal. The design guidelines for conceptual review of a building in the downtown historic
district are all located within the "Commercial, Lodging and Historic District Design
Objectives." The relevant guidelines are attached as "Exhibit A."
Many of the Conceptual Design Guidelines, for example "Street and Alley Systems," `Building
Orientation," and "Building Placement," do not apply to this project due to the scope of the
proposal. The applicable conceptual design issues are addressed below.
SCALE/Mass:
The proposed third floor is setback about 16 ft. from Cooper Street and about 17 ft. from Hunter
Street. A 9 1/2 ft. setback from the alley is proposed. A portion of the existing atrium is
proposed to be removed to accommodate the new ad dition. Staff finds that the proposed third
floor setbacks are adequate to maintain the perceived scale of a two story building at the sidewalk
and to satisfy the requirement for height variations in the Commercial Core as described in"
Guidelines 6.25 and 6.28 below:
•
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6.25 Maintain the average perceived scale of two-story buildings at the sidewalk.
• Establish a two-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.
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 depth of the building.
• Vary the facade heights at the front.
• Step down the rear of the building towards the alley, in conjunction with other design
standards and guidelines.
New Elevator Shaft: The applicant proposes a new elevator that is accessed along Hunter
Street. The existing elevator is located inside the commercial space and is too small to
meet ADA standards. The applicant is unable to upgrade the exiting elevator to meet
Code requirements, and therefore proposes a new elevator along Hunter Street that
accesses all levels of the building. Staff is concerned about the placement of the elevator
along Hunter and its effect on the pedestrian experience at the street level by removing
street facing windows and public amenity space; however after discussing the issue with
the applicant and the Building Department it seems that the proposed option is probably
the best solution considering the scope of the project. The applicant was able to reduce
the height of the elevator shaft to the meet minimum requirements which alleviates some
adverse impacts on the mass of the proposed addition. Staff recommends that the
applicant continue to study the proposed material treatment of the elevator shaft to break
up the mass, to blend the element into the existing building and to meet Guideline 6.25
for Final review.
Fireplace Chimney: A fireplace chimney is proposed behind the atrium. The applicant
was able to reduce the height of the chimney to the minimum requirement; however Staff
is concerned about the impact of the chimney on the overall form and height of the
building. The third story of a new downtown building is typically subservient to the first
two floors. The chimney draws attention to the third floor and increases the perceived
height of the building, it also compromises the reading of the glass atrium. Historically
chimneys were not located in the front portion of a building as proposed in the
application. Staff finds that the chimney location is inconsistent with traditional
development in the historic district and recommends that the applicant remove the
chimney from the proposal.
Second Floor Expansion: The applicant proposes to expand the second floor restaurant
into the existing outdoor dining area. The current condition includes a "temporary" tent
structure that encloses the outdoor dining area throughout the year.
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The proposal to enclose a portion of the restaurant space brings the second floor closer to
the street which meets Design Guideline 6.18 and formalizes the existing condition with
permanent material that is integrated into the building design. Staff is supportive of the
expansion.
6.18 Maintain the alignment of facades at the sidewalk's edge.
• Place as much of the façade 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 façade shall be at the property line.
HEIGHT:
The proposed third floor addition is mostly 38 ft. but reaches 42 ft. in the center of the building
behind the atrium. The existing building has the following floor to ceiling heights: 10 ft. 2 in.
first floor, and 10 ft. 8 in. second floor. The applicant estimates that the proposed third floor will
have about a 9 to 10 ft. floor to ceiling height, which increase to 12 ft. to 13 ft. where the
building is proposed to be 42 ft. (Note: floor to ceiling heights are addressed during Final
Review but they are important to understand the relationship to overall height that is addressed
during Conceptual Review.)
The Commercial Core maximum height limit is 38 ft. which may be increased to 42 ft. through
Commercial Design Review. The applicant requests approval to increase height from 38 ft. to 42
ft. for a small portion of the free market residence behind the glass atrium. Guideline 6.27
describes appropriate circumstances for granting the height increase:
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6.27 A new building or addition should reflect the range and variation in building height
of the Commercial Core.
• Refer to 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
higher.
• Additional height, as permitted in the zone district, may be added for one or more of the
following reasons:
- In order to achieve a least a two-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 may
be appropriate.
- To benefit the livability of Affordable Housing Units.
- To make a demonstrable (to be verified by the Building Department) contribution to the
building's overall energy efficiency, for instance by providing improved day-lighting.
Staff finds that the Design Guideline 6.27 is not met and recommends that the applicant reduce
the height to comply with the allowed 38 ft. height limit. The adjacent building is about 43 ft.,
which allows adequate height variation if the proposed building is 38 ft.
PUBLIC AMENITY:
The new elevator shaft is located in a portion of the existing public amenity space along Hunter
Street. The existing building has 10% onsite public amenity space or 611 sf. The applicant
proposes to provide 8% onsite public amenity (473 sf.) and the remaining 2% of the requirement
in the form of public improvements in the right of way that equal or exceed the amount of cash in
lieu that would be required ($9,000). The existing public amenity is not very functional along
Hunter Street since it only has a depth of 6 ft. 9in. In Staff's opinion, the reduction of this onsite
public amenity space does not adversely impact the pedestrian experience. The public amenity
standards are listed below:
Provision of public amenity. The Planning and Zoning Commission or'Historic Preservation
Commission, pursuant to the review procedures and criteria of Chapter 26.412, Commercial
Design Review, shall determine the appropriate method or combination of methods for providing
this required amenity. One (1) or more of the following methods may be used such that the
standard is reached.
1. On-site provision of public amenity. A portion of the parcel designed in a manner
meeting Subsection 26.575.030.F., Design and operational standards for on-site public
amenity.
2. Off-site provision of public amenity. Proposed public amenities and improvements to the
pedestrian environment within proximity of the development site may be approved by the
Planning and Zoning Commission,pursuant to Chapter 26.412, Commercial Design
Review. These may be improvements to private property, public property or public
rights-of-way. An easement providing public access over an existing public amenity
5
P6
space for which no easement exists may be accepted if such easement provides permanent
public access and is acceptable to the City Attorney. Off-site improvements shall equal 1
or exceed the value of an otherwise required cash-in-lieu payment and be consistent with
any public infrastructure or capital improvement plan for that area.
3. Cash-in-lieu provision. The City Council,upon a recommendation from the Planning and
Zoning Commission or the Historic Preservation Commission, as applicable, may accept
a cash-in-lieu payment for any portion of required public amenity not otherwise •
physically provided, according to the procedures and limitations of Subsection
26.575.030.E, Cash-in-lieu payment.
4. Alternative method. The Commission, pursuant to Chapter 26.412, Commercial Design
Review, may accept any method of providing public amenity not otherwise described
herein if the Commission finds that such method equals or exceeds the value, which may
be nonmonetary community value, of an otherwise required cash-in-lieu payment.
Staff finds that standards 1 and 2 above are met in the proposal. The applicant commits to at
least $9,000 worth of public improvements in the adjacent right of way subject to Parks
Department, Engineering Department and Community Development Department approval.
TRASH/UTILITY/RECYCLE AREA:
The current configuration meets Code size requirements and is accessed off of the alley. Staff
finds this standard to be met.
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.
RECOMMENDATION: Staff recommends that HPC grant Conceptual Commercial Design
Review and Conceptual Major Development Review for the project located at 534 E. Cooper
Street with the following conditions:
1. Chimney is not approved.
2. Restudy materials on elevator shaft to reduce perceived mass and height for review at
Final Review.
3. The 42 ft. height increase is not approved.
4. Public amenity approved to be 8% onsite and 2% off-site public improvements to the
right of way subject to review and approval by the Parks Department, Engineering
Department and Community Development Department.
6
P7
5. A development application for a Final Development Plan shall be submitted within one
(1) year of July 11, 2012 the date of approval of a Conceptual Development Plan. Failure
to file such an application within this time period shall render null and void the approval
of the Conceptual Development Plan. The Historic Preservation Commission may, at its
sole discretion and for good cause shown, grant a one-time extension of the expiration
date for a Conceptual Development Plan approval for up to six (6) months provided a
written request for extension is received no less than thirty (30) days prior to the
expiration date.
•
Exhibits:
A. Relevant Commercial, Lodging and Historic District Design Guidelines and Objectives.
B. Letter from public.
C. Application.
7
P8
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (CONCEPTUAL) AND CONCEPTUAL
COMMERCIAL DESIGN REVIEW APPROVAL FOR THE PROPERTY LOCATED AT
534 EAST COOPER STREET, LOTS R, S AND EASTERLY 2 1/2 FEET OF LOT Q,
BLOCK 95, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF
COLORADO
RESOLUTION # ,SERIES OF 2012
PARCEL ID: 2737-182-24-008.
WHEREAS, the applicant, Boogie's Building of Aspen, LLC, represented by Kim Weil of Poss
Architecture + Planning, has requested HPC Major Development (Conceptual) and Commercial
Design Review (Conceptual) approval for the property located at 534 Cooper Street, Lots R and
S, and the Easterly 2 1/2 feet of Lot Q, City and Townsite of Aspen, Colorado; and
WHEREAS, the subject property is located within the Commercial Core Historic District; and
WHEREAS, Section 26.415.070, Development involving designated historic property, of the
Municipal Code states that "no building or structure shall be erected, constructed, enlarged,
altered, repaired, relocated or improved involving a designated historic property or district until
plans or sufficient information have been submitted to the Community Development Director
and approved in accordance with the procedures established for their review;" and
WHEREAS, for Conceptual Major Development Review, the HPC must review the application,
a staff analysis report and the evidence presented at a hearing to determine the project's
conformance with the City of Aspen Historic Preservation Design Guidelines per Section
26.415.070.D.3.b.2 and 3, Development involving,designated historic property- Certificate of
appropriateness for major development, of the Municipal Code and other applicable Code
Sections. 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; and
WHEREAS, for Conceptual Commercial Design Review, the HPC must review the application,
a staff analysis report and the evidence presented as a hearing to determine the project's
conformance with the City of Aspen Commercial, Lodging and Historic District Design
Objectives and Guidelines per Section 26.412.040.A.2, Commercial Design Standards Review
Procedure, of the Municipal Code and other applicable Code Sections. 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; and
WHEREAS, Sara Adams, in her staff-report to Historic Preservation Commission dated July 11,
2011, performed an analysis of the application based on the standards, found that. the review
standards are met with conditions; and r
534 E. Cooper Street(Boogie's)
HPC Resolution# , Series of 2012
Page 1 of 2
P9
WHEREAS, during the duly noticed public hearing on July 11, 2012, the applicant provided the
Historic Preservation Commission with proof of completion of the neighborhood outreach
requirement of Section 26.304.035.0.3 and Section 26.304.035.F, Neighborhood Outreach, of
the Aspen Municipal Code; and
WHEREAS, at their regular meeting on July 11, 2012, the Historic Preservation Commission
considered the application during a duly noticed public hearing, the staff memo and public
comments, and found the proposal consistent with the review standards and recommended
approval with conditions by a vote of
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Conceptual), Commercial Design Standard
Review (Conceptual) approval for the property located at 534 East Cooper Street, City and •
Townsite of Aspen,Colorado with the following conditions:
1. Chimney is not approved.
2. Restudy materials on elevator shaft to reduce perceived mass and height for review at
Final Review.
3. The 42 ft. height increase is not approved:
4. Public amenity approved to be 8% onsite and 2% off-site public improvements to the
right of way subject to review and approval by the Parks Department, Engineering
Department and Community Development Department.
5. A development application for a Final Development Plan shall be submitted within one
(1) year of December 14, 2011, the date of approval of a Conceptual Development Plan.
Failure to file such an application within this time period,shall render null and void the
approval of the Conceptual Development Plan. The Historic Preservation Commission
may, at its sole discretion and for good cause shown, grant a one-time extension of the
expiration date for a Conceptual Development Plan approval for up to six (6) months
provided a written request for extension is received no less than thirty (30) days prior to
the expiration date. -
APPROVED BY THE COMMISSION at its regular meeting on the 11th day of July, 2012.
Ann Mullins, Chairman
Approved as to Form: •
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
534 E. Cooper Street (Boogie's)
HPC Resolution# , Series of 2012
Page 2 of 2
P10 1 • •� A -
City 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 Existing Character
construction and alterations to existing non- The heart of Aspen centers around the Commercial
historic structures in the Commercial Core Core Historic District. It is the first area that
Historic District. Key design characteristics of developed in the early mining days of the town
this district are summarized and then specific and its character reflects this rich mining heritage,
guidelines are presented. which is the image that many carry with them
of this historic Colorado mountain town. Each
Location historic building contributes to the integrity of the
The Commercial Core of the city is defined by district and preservation of all of these resources
Monarch Street to the west,Durant Avenue to the is,therefore,crucial. This is especially important
south, Hunter Street to the east, and roughly the as new development continues.
alley to the north of Main Street to the north.(See
the Character Area map in the appendix.)
4-1 7 " ,.,. ,..:.E -
,.r� ,w" 4Fn� ;:'i4 :- . - i -SCI .. +._$_
:$ r 'It . 'i',--, ? c ti "'4 e ?. 7 . .'F t� Y 4 v Yy' ' a ' ''I 4T . w3 ' ^ t. . : ^° .1✓i R '. •y M _ti." . ,� *.'+� 'sTr• . ue a et n 4 i i r S ' f .!. ` �s,. y �. r y x �ia ' T ,.. °l7 rd. '?�349-- 4,1fil'e'''M. t „ 3" , �• s t; _ ;a� ,, . " �' '1a., i y i `5o ' ,� �" ��?- � r y � ai4»y '`,,,v -' i x `t,'-F r n } ''-'74-‘;:-.... e" l ,y { 5 ."ls Em Z — +y .„,f ,..m{ i.ErY a-L` -:`'''.- .6.-11...,e. S ( }--,., . ,,__,,.„,,_„,,,„,,,,, __..,.. .„,„,,,,,,,
„ -41'^- t s fi ' � _ r
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' ti`S i-- .��s- � g t�`��„;i x;r.: ....'. R 3 .:. . 1F.. j .}�`i,�" �' r
The Commercial Core Zone District is located at the core of Downtown Aspen.
Commercial,Lodging and Historic District A page 9i
Design Objectives and Guidelines "; ',
P11
Commercial Core Historic District City of Aspen
;n1:477,45741,1 Street Pattern
3 ',t * As the historic core of the city, its current urban
113 f 3V r "' s'`"l form reflects these origins. It is a grid of streets
s � #', kti r ',...4.- ' } ,a, ; aligned to the north. Rectangular street blocks of
'4, -, , .� X14 j ,,,:-,7,1.:;.,,, ,'fig s 270 ft.by 220 ft.with long axes and rear alleyways
,v ,3i Ai .��I :p If ,10 are oriented east west,and subdivided into 30 by
,c-:',q,-,;„;4`4.,,,-;,1-•, 4 4 i "4 i` , i. . 100 ft.lots.Buildings generally occupy the full lot
a � E -i:°', g g Y PY
i. �,. �-,e, ii: r , I width within the core area and span the full depth
� -, `'� �;� i , . pct ,,,rmi , '*,4 from street frontage to rear alley.
3''''' j_ " ` 3 � '�' ' This'arrangement still anchors the historical urban
form of the city, despite some recent departures
E �,'a , -, � v � from the traditional hard street edge. The variety
` r ,1E et of building forms &scales is influenced in areas
' -�ii ,; , ,,=r ` ,;f by previous site-based open space requirements.
,� '.,deft"�v. i Z� 1'A ' The traditional lot widths continue to define the
v k, '' ,:,:,11..lr,-ii. ,,-,,;,,,..;4z,- 4' r r< ,' ;- majority of the buildings in this area,either in total
,7'-':,-'. 0 r ,-,-t-;,,,4:-
i 9 t4 i.: t,}^ ' r-` width or, where lots have been amalgamated, in
x�'7.:-.7` r . �4 fwd 4 s their architectural composition, articulation and
,, " f.h 1�� 4 L 2 .a " fenestration pattern. This ensures that the city
E '' j ` g n center is still appreciated for its essential human
--_ - t i scale, concentration of historic buildings and
The street pattern frames spectacular scenic views. 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 façades are
strongly defined in many areas by a combination
of larger Victorian and smaller scale buildings.
This is particularly the case on street corners.
page 92 Commercial,Lodging and Historic District
r Design Objectives and Guidelines
,
P12 .
City of Aspen Commercial Core Historic District
Storefront context
Most buildings have features associated with ..„,...------7.::;-' :., '�. °
traditional commercial designs. Ground level ", k..Ai,-4' a� ' . , .•., r'
floors of the buildings are oriented to pedestrian s `- , '-a.� 'g
views, with large display windows highlighting °' y Y �`' ��y°''f•.
the goods and services offered for sale inside. �'° 1 , �±. ""
ip k-4,,,,�J �4 dL f 1i, r ',
Recessed entries are also typical. A horizontal i YY 4 °'v.' �-"4•,, �, a,r� A
band of molding usually separates the groundk x"?,;,t "' n E , ,4-:":::,
floor from upper portions of the façade and the �'v* " -,F 1,4,#- -? ft. .parapet is capped with a decorative cornice. ' r.: `- . � 1 ". 'Ili
These elements combined to establish a horizontal ;4. 1 "" ':' 44w� „ ,l',=V'
emphasis along the street. t �'' ”' ` ```'-° ! '` `'�
Fenestration on upper floors is predominantly ' ,l i �°', T �,,_ y � ` '!solid and void'hole in the wall'form and vertical q. { ,�;l � ' }; 1 :1-,,In'
`
in proportion, reflecting classical architectural kr:,,,-,,,,,,,,,,,.,,„.
�, 1 , A �, 1
proportions.There are,however,departures from , ,,. '' r- a M .,.~x
this pattern which contribute to the rich diversity j,, ,f -.,i, _ �,__ ,,�,
of the street. �� ,u��.�:�, .1 ��.,:: - h
A hard street wall as seen along the walking mall downtown is a
Outdoor Sp1CeS characteristic throughout Character Area 1.
There are also instances of small scale spaces
created by the set back of building facades. :41,} ,� -y vt
They are, however, the exception to the historic , t xf 0 ;`,{ ' '4 r\ t;
alignment of building fronts.Where these are used § ',,4 t' ,i„ 4,
x, a � ",
for outdoor dining they provide attractive public � � ��x `�w; �� $, , ���;
gathering spaces and street vitality.The intent is i:. F:411
., ;. t, �1; ' , "y,¢,
to maintain the strong definition of the street wall 1-h k k: ,, l+ *
in this area and therefore creating further breaks r ;r, �,,`' , ` 3� :∎,i a q
a
in the street wall should be minimized. t,� f l »
o`v `a ''',f, :' ':p, R a k 1 ''�` �'"yt
The resulting character is both intimate and r 3,;. 3 �' '. Z { f
N r-t -',-1
stimulating, and in keeping with the variety W .t". f a' try - \.r A
and harmony unique to Aspen. There have been :,.....--':;t:,,,,,,....' { i 1,;.,.:
departures from the hard street edge, where 4,—.911 �.�� �1 i t�4 P k 'q� ` y
more recent development has stepped back 4°, ,,. � ,'% . 1..',"1, 1 .',, 3J
to create semi-basement space and detached ' 1'` j ''` � `"
or internal retail frontage often on more than a �'4_ T' ' „:;,*".P”- ,
one level. In many cases these have detracted 0';;',-,',;:',5:,..,-•-,-t k ; $„ , -,t xn. ; ,� ,-,,,,:•',
from the immediate relationship between shop t �r R gt ei y �- i, 5 R :r 3,!
frontage and public sidewalk and the sense of �, �h; f ����,r1
street façade definition, with adverse effects on
^ rt , `cam'-•, API. ifis=
street vitality and the urban character within Victorian storefronts anchor the Commercial Core and define
downtown Aspen. the key characteristics of building height,mass,articulation and
materials.
Commercial,Lodging and Historic District ':' page 93
Design Objectives and Guidelines
P13
Commercial Core Historic District City of Aspen
Design Objectives 4. Reflect the variety in building heights seen
These are key design objectives for the Commercial historically.
Core.The City must find that any new work will New development should stay within the range
help to meet them: of building heights,and be designed to reflect the
variation in height across traditional lot widths.
1. Maintain a retail orientation. The scale and form of a new building should be
Traditionally the hub of Aspen and the center of designed to safeguard the setting of a historic
commercial and cultural activity,the Commercial building,whether single story or the large'iconic'
Core should remain so. Designs for new three plus stories.
construction should reinforce the retail-oriented
function of the street and enhance its pedestrian 5. Accommodate outdoor public spaces where
character. they respect the historic context.
The street vitality associated with the center
2. Promote creative, contemporary design that'
of the city should be retained and enhanced
respects the historic context. through a combination of the form and design of
While new construction should be compatible the walkable street network and the associated
with the historic character of the district,designs areas of public gathering space at street level and
should not copy early styles but instead should above. The design of any public space within
seek creative new solutions that convey the the core should be a central consideration in
community's continuing interest in exploring the design and configuration of the building, to
innovations. At the same time, the fundamental ensure that it contributes to a positive experience
principles of traditional design must be respected. in the streetscene, whether or not used for street
This means that each project should strike a dining.
balance in the design variables that are presented
in the following pages. 6. Promote variety in the street level
experience.
3. Maintain the traditional scale of building. Architectural form should recognize existing scale
The Commercial core, of the city is likely to and diversity and build upon established design
experience continuing market pressure for hotel, traditions,creativity and innovation in a manner
commercial and residential development and which strengthens the architectural richness
the parallel needs of affordable commercial and and identity of the city 'core. The contextual
residential accommodation. It is important that contribution of building and storefront design
future growth acknowledges, complements and will depend on detailed consideration of the street
enhances the existing scale and character of this façade and associated landscaping and paving.
area.
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.
page 94 �t,.\ Commercial,Lodging and Historic District
'' Design Objectives and Guidelines
P14 .
Commercial Core Historic District City of Aspen
Public Amenity Space In every case Public Amenity,Space should be
On-site and communal open space has been a well defined and carefully designed. The design
long-standing priority and characteristic of the of public gathering space, its enclosure, layout
city. Where it is required the form, orientation, and content, will be an integral consideration
quality and use of such open space is of the utmost in the proposed form of the space. Although a
importance. Well defined public space should be matter for full review and approval at the Final
integrated with traditional streetscape.character. Stage,its design should be envisioned at the time
The Planning and Zoning Commission and/or of conceptual review.
the Historic Preservation Commission will decide
whether,where and in what form Public Amenity Design Objectives .-
Space will be required. Where considered to be compatible within the
Commercial Core Historic District,public amenity
In the past,open spaces occurred as accents along space should be designed and placed to achieve
the street, usually where a house existed in the the following objectives:
historic context or where a lot stood temporarily • Create an active and interesting street vitality
vacant.In more recent years,outdoor spaces were through the promotion of public gathering
built that sometimes eroded the character of the space.
street edge. These conditions are not precedents , • ' Maintain a well-defined street edge and
for future development.While some open space street corner to ensure that such public space
may occur, it should be subordinate to the creates an accent within the street façade.
traditional character of the street. Create an additional commercial frontage
•Public amenity space along the primary street and/or space to the side or rear of the site
frontage should be an accent within, and or building
exception to, an otherwise well defined street • Create a well defined,localized public space
façade. There will be locations within the city at the street edge, where e.g. additional
core where the character and setting of the site space for street dining might be beneficial.
or a historic building will also influence the form, • Design a space that maximizes access to
location or appropriateness of such a space. sunlight throughout the year.
• Create a second level space designed to
>��'`�u, fi� "� �, Kt .., .`;� i 71' ensure that it is permanently open to the
4� u ; , � Y : �' ; public and provides interest in the form of a
,ii Aq: : .,r " t ' V 4^ scenic or other interpretive marker for the life
,:
` �� g of its service as a public amenity space.
,, tc ,.; ' r is Mµ`*3"
",: ' ,, `� - w _ • Achieve second floor patio space that
t ? �'- .:: i a ;i :.J provides access to affordable commercial
' 3,, 4 1 s�. :, a �` �} ,� : �'r t' Pl uses.it,.' t re,,„,,,, . Rat x yY�1.k.-.";P#�
r73Y G{ * !'� The Downtown Enhancement and Pedestrian Plan
� '^ r L. It - qt ,NI; �. ,
µµ_ .„,:e.4400,-.0 . ,v y. j..e . should serve as an additional reference.
eft .:,;,..7,;..4,..I�G T1rg P 'k lfW -- Yy i'it -V,::--itrr- gi
Wg..t4' Ititre .-* r .4 !
, r ..: �
Where open space within a parcel is appropriate,develop an amenity
that can be experienced by the general public.
p
page 98 4.e, Commercial,Lodging and Historic District
a:,, Design Objectives and Guidelines
P15
City of Aspen Commercial Core Historic District
• Public Amenity Space Types
qv:: R{' 1 . 4., 1.1
...... i . ,`Public amenity space is a requirement in the ,'' F � 1 4, ,
Commercial Core. In this area, particular types �1 � `,x ",.
of public amenity space would be in character '- y , . ; f :l` rfF<� '
with the urban form of the Commercial Core area. t �r� „::..14e. �
These include: `pro `t..4 ` �" 14 ��i ,. d,' -
• Street facing amenity space +' , .r. `f ,, g r „
Y e'n -k.7 f 3 F r r n'i 44,
• Mid-block walkway amenity space t .,p ai a , €m/..F., 4 l",t I" €`
+�s';r d ¢ x 't r' 1
• Alley side amenity space � � � �� '' 111,.r �
• , Second level amenity space ..
• Front yard amenity space ', ¢ s .
Guidelines for the location and design of each of {`1}- ! .a �.r . - ',.. r
these types follow.
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.
µf 0 �i _ ' tit -
`.: ..;-3,:t r E xa :j ` r ,
Fdt 4 �.r rNC
f��9 �{ $tit � r 1i
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,44,--. % t 1x " z., :nom 'S"'c ;, - `'4
o y ,,,:lace ::-.-
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3w° tp • Ea q
x"A �1• t � ',
•4 ^n.. , ` d` �,, I .2 r. t� a � alitar
.:, ,..,1,:„..,.. .,..t,:::,,� .�$ e/T� . k¢ „Ail
7.,.. a aq
- s 1, S .! '" - ,,j, tl L'31 d _ _
", . rte. ' ;.'t,,_,r _r ..., !c7. .,
The walking mall in Downtown Aspen provides substantial public
/ amenity spacefor the buildings located there,and therefore creating
breaks in the block façade within this area to provide more street-
facing public amenity space should be carefully considered.
Commercial,Lodging and Historic District . c page 99
Design Objectives and Guidelines
P16 '
Commercial Core Historic District City of Aspen
Street Facing Amenity Space
' ' _. - A street facing amenity space, usually located
j �� ` -, f towards the middle of a block, maybe considered.
I, } fi ! ' ' However, within the heart of the district, where
'!, - the greatest concentration of historic storefronts
I E , . g
- i ' } , align, creating new gaps in the street wall is
--° i -"� discouraged. Providing space on sites that are
- !s •-- ! located in the outer edges of the district,especially
_
It I ' i _.�,— .-.r a 1 along the southern edge is more appropriate.
1� ; 1._ f R(1;
��. t '1 ;' Y 6.6 A street facing amenity space shall meet
i
--------.-- - all of the following requirements:
• Abut the public sidewalk
Street facing amenity space should abut the public sidewalk,be • Be level with the sidewalk
level with the sidewalk,open to the sky,directly accessible to the
public and be paved or otherwise landscaped._ • Be open to the sky
• Be directly accessible to the public
"' .f ;h� 5. .,,,,',.f:''.,-, ,:,1-:.. 4.0' ;rT 5 4, Be paved or otherwise landscaped
t< 3 ,,
z 6.7 A street-facing public amenity space shall
+t - =tom ,F 1 remain subordinate to the line of building
x+ ...5t 31:l;x 3 i' � :�5` -1-'. .' #.
f 'k"°' Jas • fronts in the Commercial Core.
,( .� r 1 4y , 4,; . • Any public amenity space positioned at the
,0;;..-r; , street edge shall respect the character of the
P:.,;17:- -
ri yy� ;( ° , '-jf-, . '` *' x= streetscape and ensure that street corners are
':**j - q. __,y�� � 1 '' ^�� well defined, with buildings placed at the
._..„ '�LZ .i Lew3 m- f,}:+t
�� .. sidewalk edge.
• Sunken spaces, which are associated with
A some past developments, adversely affect
i i.';,,,� 1 i ._, . the street character. Where feasible, these
" ' -,, ', 0 should be replaced with sidewalk level
improvements.
� �
7.---'17�� - -- . ��, r . 6.8 Street facing amenity space shall contain
•-fir
`' t features to promote and enhance its use.These
may include one or more of the following:
Street facing amenity space should contain public art and other .
amenities to promote its use. • 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
D approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
■
page 100 - Commercial,Lodging and Historic District
1 Design Objectives and Guidelines
P17
City of Aspen Commercial Core Historic District
Mid-Block Walkway Amenity Space `.:1, iv A.,-,.-4-:;.,, ,� : ' t{kr . _
New buildings on sites occupying more than M `4 r,7,; E 5 , ,, ' ./ ,
one traditional lot width may provide a mid- f"' P.p,, i a' o _ ,
YP �irz u � . , °°�t�' , 3 i`
block walkway or through court within a single i t` '�41�, ! f+tE .,:$ ( ii f
development or between two developments. ! '�' Y� " x
This type of space shall be an extension of and a ` `' 1"1";; t a ;t.� =„ �, . 0 ., . ,
complement to the street and public circulation e-1_, t ; °�,4.1 ,y1, ,
network within the center of the city. See also r-i t ,' 4 is ,
f irs i(i •.i,3. t . mss ,
Street&Alley System design guidelines. 11c t r 7 ;1r .
The Commercial Core is highly regarded for � ' 1, c 1' :, `1�i F;l k r !li" ;
its pedestrian character and 'walkability'. The '. ,,,,s lj8 ,'A �'„q.•
opportunities,created by the extension and '` .1 ,, ” '
_ enhancement of the public circulation network '- i'� cr fi' "-�1! ''tlY
has distinct urban benefits and is encouraged. k ' ,- I
g - t , _. ..� kt X13
Typically only one such space would occur along 'S 4,'t;r ; Asr :.- - t ..fi.r ;.
a single block face. keep . ,:,,,,t,,,,4��:
,
43' I �`T c`:;'::' Lf44 I
This form of Public Amenity Space should be
a consideration on larger development sites z, !;: d' ,,�.. , ,' �'
within the city. It links the potential of additional - x
commercial frontage and access, with human '" t �� ; 't
scale space and circulation, enriching the ,1P,'4 `,-.` "r`
public experience. Situated along the edge of a
development site,it should extend to link with the 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.
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a t0,„,.„�
space between the two � 1i, ', r #� f��
r SFr
6.9 Mid-block walkways shall remain ` `�5 ,, <�l'Illi, i' r'`+° ,'/
sr
subordinate in scale to traditional lot widths. - �fY ��;��4� 4 ���.- t,./.,/,,/„..,,,,,,,,,,, t °
o Mid-blockpublicwalkways shallbebetween i� ;”;` 4{ r,c,+.//, „,
8 ft. and 10 ft. in width. . ',' +7 `�"`' f ir, ; #•�'::
4 .k ,i ,F'rr rr
r e. w�5� td rfi' .^'I
L�Y '{� �= ��fr .vim
6.10 A mid-block walkway should provide :.€ �,,?r-'”f f 4:7.° a
public access to the following: ,1 .P 'l46-,t� "`�. _t
• Additional commercial space and frontage , At gal � -s 6
within the walkway , . ru ' ;-',!,4!` ,:..z.61 ,1, 1 1 ''4.
• Uses located at the rear of the property ' �� _.-, `* ,,.-. 'fl- .;
` =ate t- <,- -i; ,
, '' 4 i,)
i
s, ,i, �., ,r s,,'` II'
dry ` ,,4:
+ate i a t .., A. 1
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 active
uses.
Commercial,Lodging and Historic District A page 101
Design Objectives and Guidelines ;
P18
Commercial Core Historic District 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:
o Direct public access to commercial space at
~f 4 street or second floor levels
Public amenity space located at an alley should generally be south o Maximize solar access to the alley side
facing to maximize solar access for the space and provide access to
commercial space that may be located there. amenity space
Enhance of the attractiveness and use of the
rear alley
Minimize the adverse impacts of adjacent
service and parking areas
page 102 Commercial,Lodging and Historic District
Design Objectives and Guidelines
P19
City of Aspen Commercial 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 _ 1.
when it is compatible with the historic context t�
and is clearly inviting for public use. This will li i �t �F i, -. r:
be most successful in association with outdoor t . . _ , ' ,:
dining space. In this respect it may be favorably " I
considered within sites affected by mountain i;_. a, __ S y
view planes:
6.12 Second level amenity space should be Second level space shall be accessible from a public space such as
compatible with the character of the historic a sidewalk or street facing amenity space.
district. - ---
• It shall remain visually subordinate to any
historic resource on the property. I
• If located on a historic property, it may not '-,- ..
alter the appearance of the resource as seen , ;=r --
from the street. 1 _
, 101 �'
'per,.
6.13 A second floor amenity space should meet 1 •
all of the following criteria: - - Pi
• Ensure consistent public access _
• Be dedicated for public use
• Provide a public overlook and/or an . _
interpretive marker
Outdoor private space shall be demarcated from the public amenity
• Be identified by a marker at street level space.
6.14 Second level space should be oriented to �. $,yi ,I s , ' =,Er
maximize solar access and mountain views, or Cis-keN74, r 'A C:4=4 ";' 'l�'`i
views of historic landmarks. .t k =i4 k,0 _—,J
6.15 Second level.space should provide public fl z '''c V t. , r-L °',`'
r` y ' �
access by way of a visible and attractive public ':, p ' ''�, 13��
stair or elevator from a public street, alley, or ig-t i i•`` t4: w
' #`a
street level amenity space. ",,;,a; itu, , � � t ,nr
" y .h , ,i,)i �Ytr'z-fi : (f
m+Yo.t 1 i r.
�� tii 1_ r.. F ,
a y:;:t1 ' ;.:.«.t 8 '.,41 k; s
t
it s_ i,-, si,
.ti
Y � .--•.',-,,:::-.,
n�?a , Si . i >:u
Second level public amenity space shall provide
permanent public access from the street.
Commercial,Lodging and Historic District 44., page 103
Design Objectives and Guidelines '�;' '
1 '
P20 •
Commercial Core Historic District City of Aspen
4�c 4' Front Yard Amenity Space
s- e . Certain areas within the Commercial Core retain a
A i i m
' j ` '$ Z. .. distinct historic residential character.This is often
I if y: defined by a landscaped front and and side and
". '� 4 * z Art `°*� setback. To maintain and enhance this tradition
m �'� 't c.4�" �.`r ,4 �$t ..r�.,�t 4� �i..,+ fix,>a,q ;1
r, - 4, -ot .., , +,':'''":3 li •in certain areas,a landscaped front yard amenity
- hE T1 _, ` Nxj. , space may be considered.
` o r ' a 6.16 Second level dining may be considered.
., k 1 , r • If the use changes, the space must remain
' --7 ---:'.3; z ip ' accessible to the public, so long as it is to•� � be considered meeting the public amenity
Certain areas within the commercial core are identifi'ed with historic space requirement.
single story buildings with setbacks.Front yard setback areas may
be considered as public amenity space in such an instance. 6.17 Front and side yard amenity space should
be considered in the context of a historic one
�N9 w 1�111 a story residential type building.
Er. ■1 MO ..� n ; all
II Mill 11111M IL i"III ,
a Building Placement
m.vm E. Ave.H man
Y Street Corners
1111110 1111110 Street corners are important elements in the
6 N N III ° a: w street block and in the framing of many of the
a
10 views which characterize the Commercial Core.
Many buildings on corner lots exhibit special
features that add accents. Corner entrances and
This figure ground study illustrates the alignment and amount of
open space along the street edge during the year 1904. storefront windows that extend along intersecting
street façades are examples. These elements are
I 1111. v ® should uld b en in many corner lot locations should
and
should be encouraged.Here the buildings should
INFconfirm the pattern of a strongly defined building
E im
Hyman Ave. �u, wall at the street edge. Building façades should
-•�� . �,�.�.�a„ be oriented parallel to the street, with variation
Th• =• W•
■ in front wall setbacks kept to a minimum. Any
111111161116 - III departure from the street wall, for well defined
and designed public dining space, should occur
! lug as an accent within the street block, not the
II 1 predominant pattern.
The same blocks in 1999. Notice how the increased use of open
space has eroded the building wall along the street. 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 _1 Commercial,Lodging and Historic District
/
..-v Design Objectives and Guidelines
. P21
City of Aspen Commercial Core Historic District
Building Setbacks . .64; r 4 . $� ,� ,4,4,E>& `.'
The Commercial Core has a strong and relatively s �-� . skiff ,k �i
consistent street facade line. Corner buildings, ➢ � �` } + -,,0'`�,.s�,
often of late 19th/early 20th century form,anchor V. �'1 `s ?4 ,�-r s''`x�� ', ' j
the street block in many instances. Within the �' ti���r! , � � �'� -��
street façade however there are some departures ^- 7 t.-- 4 b, 'As � k ; " 3 A,
from this where small areas of open space provide e 11 ,,t i ' ' � 4..m,,
c3 •,F I 2 di i U t i r: r 47. of
individual street dining ex experiences. f . +� .3,x= 1 5 .
g p ,� �� n �, ��.�F ,,` --, .." x F �nit Z."r
s. , .
Setbacks within the`central commercial area J. 4� 7Y .r ,tti ;•° 4
should reinforce the objective of maintaining F
and enhancing the special urban and traditional ,� : .°' .1, =.r '�5
character of the strong urban edge of the street
façade and street corner. Local areas of open space Traditionally,commercial buildings were built to the sidewalk edge
also further the objective of the street vitality and anchored the corner.This should be continued.
created by well defined dining space within the .
: fit. �
city. These should however remain as an accent ., `' .'t -
within the street facade. ,' :, -t
Side setbacks provide the opportunity to create or i+. 4-#, ` ..,1 e 1 �---t-
enhance public passageways or through courts to 1` «� .:�� � --�'° A
the rear alley, with the advantages of improved _ � :: �,R l . r '•
public permeability, access and additional l , $'1,014::-
' . '�,,z� y
4;��
commercial frontage. See also Street&Circulation t Fr F'�
Pattern design guidelines. Rear setbacks create j '' ' ' w.,
��,'��.,' ., � �: r o ice. ,� .,j ,
the opportunity to achieve more creative and �;, 'T°"- `y i (� j '.F ;f '':.1/4::,..,.::,
�^y gs'i i.-. , •t j t i
attractive commercial and public space to the rear . -ti.,;;;;,-;. :...:..!:: ;, rr „.,
of the site and alley. .' ., t q ` i -' aa- > 3 --
. i pr,1 , itl l'"',;.k. l'Ate4-4•40 ' 1 --'3'..,, .„ ' ,,— ,
In sum, buildings create a strong;edge to the .1� ��f 5
street because they traditionally aligned on the tt�, ;;; i, 'r .0 4'. ,r 4 Ti.
front lot line and were usually built out to the full .; -' Zj-- •` ': ! ;...1r,44•47,-
width of a parcel.Although small gaps do occur _ i s;
between some structures, these are exceptions. s,~ . "i .
This uniform wall of building fronts is vitally
This second floor patio incorporates an abstract interpretation of
important to the historic integrity of the district upper-story windows and cornice elements to define the space and
and should be preserved. maintain the building wall line along the block.
Commercial,Lodging and Historic District page 105
Design Objectives and Guidelines
P22
Commercial Core Historic District City of Aspen
444-1.il '� '�^ ' ,�r r; 6.18 Maintain the alignment of façades at the
4 ; E 4-—•:0••••-<'"
' ,''' '...4-e$07;h • ., j i
�� � ,� �� :� �'' �, �, � ; �t 4'•-••$, � = sidewalk s edge.
,,4 ,.., '� t Place as much of the façade of the building
,��ti ,� .144,V.21 v,r +' "' • at the property line as possible.
x • Locatin an entire buildin front:�d `` 'ta ; < behind the established storefront line is
4 ^ ina ro riate.
.�" ��� �i�����:�% s .� ��" 1,,,:..1.,A t � � pp p '
� � j "; ��.r 1,°1 i Ft • A minimum of 70`x, of the front façade
r. ;t ; ,+ 1 . > •.r t shall be at the property line.
3J 6 •
+'r4 `'4 y;, j, � t, .� k ... t{i�. 6.19 A building may be set back from its side
7 40
' a.- '1¢ '` 'Nye lot lines in accordance with design guidelines
' , 1:4 ;, � �t ; identified in Street & Circulation Pattern and
.... ,y� �' , h F, t''z 4 4 ,, Public Amenity Space guidelines.
,� Buildin Orientation
'� `4 r T + t Development within the core area has been
; # ' '4 t t n traditional) oriented with the street rid. This
ti
,i � : a i i f , Y g
" �te , # r 's r +fs (i relationship should be maintained.
i,i l,k t1,��`� -ate "' 6.20 Orient ai new building to be parallel to its
-�� K lot lines similar to that of traditional building
� '1`4t4
1:-'. -1V1,73:„ , ,� }�,; ;, k. ' ., orientations.
t'4 ;_�'' ., t ��Pv.� • ' The front of a primary structure shall be
F Y5 x+'4.4
oriented to the street.
Maintain the alignment of facades at the sidewalk's edge.
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.
•
}
page 106 4.
.. Commercial,Lodging and Historic District
a' Design Objectives and Guidelines
P23
City of Aspen Commercial Core Historic District
i
Building Form #� Tr
A prominent,unifying element of the Commercial t r a
Core is the similarity of building forms. , { ` ,�d 0�'
Commercial buildings were simple rectangular �' �# ,,;,rp .
solids,deeper than they were wide,with flat roofs. � •A-�.-� j � 4 l�� �:x., x�,
In a few instances,gabled roofs,with false fronts, P� $t tl' .,, �k t t, ;- v !
may have been seen. This characteristic of flat 4r tsr ,, ;'� . ' f,. '-
roof lines is important and should be continued ',...:7R-73,'; ;,; ,." c �' ,t,�: c ® '
in new projects. {, ti :. , �, • t' li
6.22 Rectangular forms should be dominant Rectangular forms should be dominant on Commercial Core
on Commercial Core facades. facades.
• Rectangular forms should be vertically
oriented. — -
• The façade should appear as predominantly r T
flat, with any decorative elements and (
projecting or setback "articulations"
appearing to be subordinate to the dominant
form. YES! NO! YES! YES!
6.23 Use flat roof lines as the dominant roof — I — —
form. sidewalk
• A flat roof, or one that gently slopes to the ;/ street
rear of a site, should be the dominant roof
form. Orient a building parallel to its lot lines.
• Parapets on side façades 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 façade,using building forms
that step down in scale toward the alley is
encouraged.
• Consider using 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.
Commercial,Lodging and Historic District page 107
Design Objectives and Guidelines ;
P24 _
Commercial Core Historic District City of Aspen
-_ - _- , F Building Height, Mass Scale
_ , The character of the Commercial Core derives
-; - in part from the range and variety of building
i .fi` _:- heights, These vary from one to three stories.
4 ' Building height with traditional lot width and
''_--„, , ...,-.,,,-.o creates a constantly changing cornice profile along
�. , `;-- a block face. This is the basis of the human scale,
'."`' yi ' ' architectural character and visual vitality of the
`'•4`::..�.,,,;,;•p,'T5t " city center. New development in this area should
1 '` continue this variation.
With respect to scale,a new building shall also be
Maintaining a block façade and orienting new development with sensitive to nearby historic building These range
the street grid are two key objectives in the Commercial Core from single story historic residential structures to
District. three story Victorian commercial buildings.
f (l;
` Two Story Scale
6.25 Maintain the average perceived scale of
,, x _ — two-story buildings at the sidewalk.
''' ...,, " `'' • Establish a two-story height at the sidewalk
c Z:f,,, :' '' i, it 11.a . .., .,._,' `� ,.x: It
Y _ '` r ' 1 _ edge,or provide a horizontal design element
r 'Y at Pm 11' ' `, l x . at this level. A change in materials, or'a
. �°� , � .$ ;� ai�
j �f�i' �l t molding at this level are examples.
Height Variation
Maintain the average perceived scale of two-story buildings at In the Commercial Core area building heights
the sidewalk. range from one to three stories. This variation in
façade 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,may be required.
6.26 Building facade height shall be varied
from the facade height of adjacent 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 façade height by a minimum
of 2 ft.
page 108 Jt Commercial,Lodging and Historic District •
.:;a Design Objectives and Guidelines
,
P25
City of Aspen Commercial Core Historic District
6.27 A new building or addition should reflect f ` '� 0,t � ' 40 4
the range and variation in building height of " �" t } `" k' •4` 4
the Commercial Core: � rte, �' ii` ,� }`
• Refer to the zone district regulations to -�. � :';� ° `-` � ' } 51
determine the maximum height limit on the ,, �s ;
s =
subject property rc�
• Aminimum 9 ft.floor to ceiling height is to be
maintained on second stories and higher. I ;! , »r.
g � � k��:EE��6�9t�1� ,��1��':g�ll�`;ill�l�
• Additional height,as permitted in the zone ° 31A i. ' �4 �3��
district,maybe added for one or more of the ":41,
following reasons: ` 11'f
- In order to achieve at least a two-foot
variation in height with an adjacent A new building or addition should reflect the range and variation
building. in building height of the Commercial Core.
- The primary function of the building is
civic.(i.e.the building is a Museum,Civic
Building, Performance Hall, Fire Station,
etc.) T - _ '
- Some portion of the property is affected -;.s.
b a height restriction due to its proximity - ' • i= i`'
Y g p tY .� , ���r��°
to a historic resource, or location within `�., �., i �+
a View Plane, therefore relief in another
area may be appropriate.
- To benefit the livability of Affordable •
Housing units.
- To make a demonstrable(to be verified by Methods of achieving height variation within a single building
include(A)stepping the building down as it approaches the alley
the Building Department)contribution to and(B)stepping the building along the primary facade.
the building's overall energy efficiency,
for instance by providing improved day- Existing Building New Building
lighting.
6.28 Height variation should be achieved
using one or more of the following: .
• Vary the building height for the full depth _ 38
of the site in accordance with traditional lot
width.
• Set back the upper floor to vary the building
façade profile(s) and the roof forms across Building facade height shall be varied from the facade height of
adjacent buildings of the same number of stories.
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. -
•
Commercial,Lodging and Historic District / � page 109
Design Objectives and Guidelines
P26
Commercial Core Historic District City of Aspen
-$ - .-' - 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
• rr.! or the horizontal and vertical design articulation
• r t;t of the street facade. New development occupying
., , ,. a site of more than one traditional lot width
�I L1 should be designed to integrate with the scale
'u'I _>411;11. created by narrower existing buildings. The
b architectural rhythm of earlier street façades
should also be reflected in new development to
retain and enhance the human scale and character
of the center of the city.
a 6.29 On sites comprising more than two•
lY`:': traditional lot widths, the facade height shall
be varied to reflect traditional lot width.
r, • The façade height shall be varied to reflect
ay trr traditional lot width.
• .tl , ` • Height should be varied every 60 ft.
l • 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
Height variation can occur in a number of ways,depending on site modules may be three stories tall,within an
conditions and design intent.
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 façade.
(e.g.at a minimum,the front 40 feet may be
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
1 upper floor setbacks, the roofscape form
and variation in upper floor heights
• Variation in building facade heights or
cornice line
Commercial,Lodging and Historic District
page 110 Design Objectives and Guidelines
•
.�a
7
Sara Adams °{
From: Duffy Hurwin [duffyhurwin @gmail.com]
Sent: Friday, June 29, 2012 4:24 PM
To: Sara Adams
Subject: photo of view of Boogie's Diner from our property
Attachments: STB_3849.JPG
Hello Sara - my husband spoke with you this morning. This is our
view of Boogie's from our property across the street - Aspen Square #319. The proposed added
floor to Boogie's will negatively impact our
view and we are opposed to it. Any building close to the of the
adjoining building is not as much at issue but building higher close to the Hunter Street
side obscures some of our mountain views to the north.
On record we are opposed to the project as it is and are open to the project if it is set
back further from Hunter Street.
Sincerely,
Duffy & Ron Hurwin
1
.�� E y t -v ail
t it E.. . �
d
El' _ + S i .
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.. •
..,,,,,,,,,,: 1,,,.,,. . ,-.,,,,,,.- .ci, •, , -.. . . .
.„,,,,,„..,. .
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July 9, 2012
Sara Adams
City of Aspen
130 South Galena
Aspen, Colorado 81611
Boogies Building of Aspen, LLC. Third Floor Addition;Neighborhood Outreach
Dear Sara,
In order to comply with Section 26.304.035 of City of Aspen's Land Use Code we proceeded
under the method provided for in Paragraph C.3 Enhanced Public Information. Specifically,we
enhanced the public notice mailing. In addition to the public notice provided by the Planning
Office we included 3 pages of additional information. The first page was a written description
of the proposal along with a brief explanation of the review process. Pages two and three of the
enhanced mailing contained elevations of the existing building showing the proposed third floor
as well as a floor plan of top floor.
A copy of the entire mail package is attached to this letter. If you have any questions, please do
not hesitate to contact me.
Sincerely,
Bil ,'oss and Associates Architecture and Planning, P.C.
By: im Weil,Partner
PUBLIC NOTICE
Date : July 11 , 2012
Time : 5pm
Place : City Hall , basement level ,
130 S . Galena Street
Purpose :
Notice is hereby given of a public
hearing before the Historic Preserva-
tion Commission to consider an appl-
ication submitted by Boogie'sBuilding
of Aspen , LLC 534 E . Cooper St. ,
Aspen , to add a third floor atop this
existing structure. The applicant
requests approval to increase the
height of the building to 42 feet.
For further information contact Aspen
Planning Dept. at 970-920-5090 .
poss AR ; -gig ;
June 20,2012
To All Interested Parties,
Enclosed you will find a notice for a public hearing before the City of Aspen's Historic
Preservation Committee (HPC) to consider a conceptual design submitted for the building
located at 534 East Cooper Street in Aspen. In addition, a handout with proposed elevations and
third floor plan is included. The building houses Boogies retail and restaurant uses and is owned
by Boogies Building of Aspen, LLC.
The owner is proposing to add a third level to the existing structure. In addition, a new elevator
structure providing access to all three above grade levels will be added along the Hunter Street
elevation. The new third level would contain one free market residential unit with a maximum
net livable area of 2,000 square feet. The proposed third level would be set back from Cooper
Avenue, Hunter Street and the alley emphasizing the strong two level appearance of the existing
architecture.
Principal building materials for the proposed third story are being selected to complement the
existing materials without matching them. In general, the materials will be lighter in nature and
allow the two story elements to be dominant. Materials on the proposed third level include glass
along with metal sidings and roof elements.
In addition to adding the third story, the proposal includes the enclosing of a portion of the
existing dining deck. The enclosing of this space necessitated the addition of additional
windows into the AH unit on the alley elevation.
We are also exploring the possibility of relocating a portion of the mechanical equipment
currently located on the roof to the basement. Any remaining roof top equipment will be
screened to the greatest extent possible.
The proposed addition was designed to conform to the land use code as it existed at the time of
the application. The height of the third level will generally be held to 38 feet. However, in two
areas we are requesting thru Commercial Design Review that the height be increased to 42 feet.
Those areas are over the new elevator and in the middle of the building at the front of the
proposed third floor.
The project will first be reviewed by the Historic Preservation Commission for mass, scale and
height. The Planning and Zoning Commission then reviews the project for growth management
allotments for the creation of a new free market residential unit. After the Planning and Zoning
Commission decision, the project is heard by City Council for subdivision review to create
separate interests on the parcel. After City Council, the project is heard by the Historic
Preservation Commission again, this time for final materials, windows, details, lighting and any
unresolved issues from the initial review by the Commission.
If you have any questions, please contact Kim Weil at Poss Architecture + Planning (970) 925-
4755 or Sara Adams with the City of Aspen(970)920-5090.
Diu „wi riA!),Jikrri ,+,s. i!, co j': ` (t) 70/9 ?:',5 (7) 970/920-2950 Vi 7.30 L, .Ob l,0ai
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERT
�3 (OO &J ,Aspen, CO
SCHEDULED UBL HEARING DATE:
c 5 (t ,204
STATE OF COLORADO )
) ss.
County of Pitkin )
I, Km WEL (name, please print)
being or representing an Applicant to the City of Aspen, Colorado,hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
X. Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
on the ZS day of V woe-E , 2-, to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty(60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(continued on next page)
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to
the date scheduled for the initial public hearing on the application of
development. The names and addresses of mineral estate owners shall be those
on the current tax records of Pitkin County. At a minimum, Subdivisions that
create more than one lot, Planned Unit Developments, Specially Planned Areas,
and COWAPs are subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen(15) days
prior to the public hearing on such amendments.
7 4
/ Signature
The foregoing "Affidavit of Notice"was acknowledged before me this Z7 day
of , 20O'Z, by / k /L
WITNESS MY HAND AND OFFICIAL SEAL
7
Myce .. ' si nextires: /,/ ' 2ci c
STEFANI CLARK
NOTARY PUBLIC ��
STATE OF COLORADO —
Notary ' bl'
My Commission Expires 10/19/2015
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
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DENVER,CO 80218 NASHVILLE,TN 372201412 ASPEN,CO 81611 '
520 EAST COOPER PTNRS LLC 610 EAST HYMAN LLC 633 SPRING II LLC
402 MIDLAND PARK CIO CHARLES CUNNIFFE 418 E COOPER AVE#207
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425 W 23RD ST#15-E 520 E DURANT ST#207 , 614 E DURANT AVE
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ANDERSON ROBERT M&LOUISE E ARCADES ASSOCIATES LTD LLC AREP ASPEN SQUARE 406 LLC
1021 23RD ST C/O KRUGER&CO PO BOX 1546
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590 N MILL ST 418 E COOPER AVE#207 205 MILL ST#301A
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ASPEN,CO 81611 ASPEN,CO 81611 ' 205E
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ASPEN KOEPPEL LLC ASPEN RETREAT LLC ASPEN SQUARE 410 LP
1407 YONGE ST#200
3551 ST GAUDENS RD 6536 E GAINSBOROUGH
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B P 0 E CONDO ASSOC BAISCH BARBARA D BARBATA ELENA ANDERSON 1/3
COMMON AREA PO BOX 2127 C/O CHARLES SKIPSEY
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BARBATA KATHLEEN ANDERSON 1/3 BARBATA LAURA ANDERSON 1/3 BARGE RENE TRUST
C/O CHARLES SKIPSEY 2040 FRANKLIN ST#507 408 31ST ST
PO BOX 2045 SAN FRANSISCO,CA 94109 NEWPORT BEACH,CA 92663
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NIXON BURT LIVING TRUST . 8090 S DURANGO DR#115 9642 YOAKUM DR
PO BOX 2847 LAS VEGAS,NV 89113 BEVERLY HILLS,CA 90210
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BERSCH ELLEN TRUST 50% BIDWELL BERT INVESTMENT CORP BISCHOFF JOHN C
9642 YOAKUM DR 2870 PEACHTREE RD#427 502 S VIA GOLONDRINA
BEVERLY HILLS,CA 90210 ATLANTA,GA 30305 TUCSON,AZ 85716-5843
BLACK HAWK ASPEN LLC BONCZEK ROBERT R BORGIOTTI CLAUDIO
ROECLIFFE COTTAGE JOE MOORES LN PO BOX 2896 9610 SYMPHONY MEADOW LN
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210 S GALENA ST#21 4510 NE DELAMAR PL 4510 NE DELAMAR PL
ASPEN,CO 81611 LEES SUMMIT,MO 64064 LEES SUMMIT,MO 64064
CALGI RAYMOND D CARAS STACY TRUST CAVES KAREN W
134 TEWKESBURY RD PO BOX 266 1 BARRENGER CT
SCARSDALE,NY 10583 PALOS VERDES ESTATES,CA 90274 NEWPORT BEACH,CA 92660
CHATEAU ASPEN CONDO ASSOC CHATEAU ASPEN UNIT 21-A LLC CHERAMIE ALAN A 1/22 1NT
630 E COOPER AVE 421 ASPEN AIRPORT BUSINESS CTR 139 CHERAMIE LN
ASPEN,CO 81611 STE G GOLDEN MEADOW,LA 70357
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CHERAMIE CAPITAL HOLDINGS LLC CHISHOLM REVOCABLE TRUST , MRS MARGARET JOAN
21/22 3725 N GRANDVIEW DR 146 WILD TIGER RD
143 CHERAMIE IN FLAGSTAFF,AZ 86004-1603 - BOULDER,CO 80302
GOLDEN MEADOW,LA 70357 .
CMMM INVESTMENTS Lie COASTAL MOUNTAIN INVESTMENTS COASTAL MTN PROPERTIES LLC
4937 HEARST ST#B LLC V 2639 MC CORMICK DR
METAIRIE,LA 70001 2519 N MCMULLEN BOOTH RD#510-307 CLEARWATER,FL 33759
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COOPER STREET DEVELOPMENT LLC CORNELISSEN TOM COX JAMES E&NANCY
C/O PYRAMID PROPERTY ADVISORS 4753 N SHORE DR C/O KRUGER&CO
418 E COOPER AVE#207 MOUND,MN 55364-9607 400 E HYMAN AVE
ASPEN,CO 81611 ASPEN,CO 81611
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210 S GALENA ST STE 21 121 N POST OAK LANE#205 PO BOX 4316
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JALILI MARGARET A JENNE LLP JONA HOLDINGS INC
55 BAYBROOK LN 1510 WINDSOR RD i TD BANK TOWER
OAK BROOK,IL 60523 AUSTIN,TX 77402 PO BOX 163#4400
TORONTO ONTARIO CANADA M5KIH6,
JOYCE EDWARD ? K L 77 CO INVESTMENTS LP KLEIMAN SCOTT G
1310 RITCHIE CT 3903 BELLAIRE BLVD 1216 TIMBERLAND DR
CHICAGO,IL 60610 HOUSTON,TX 77025 i MARIETTA,GA 30067
KOEPPEL KEVIN F TRUST KRAJIAN RON KRISTAL ASPEN LLC
3551 ST GAUDENS RD 617E COOPER AVE#114 - 1417 WEST 10TH ST
COCONUT GROVE,FL 33133 ASPEN,CO 81611 AUSTIN,TX 787034816
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KUTINSKY BRIAN • LANDL KARL G&EDELTRAUD I ! LCT LP
26480 NORMANDY RD 6 W RIDGE AVE TENNESSEE LIMITED PARTNERSHIP
FRANKLIN,MI 480251034 I PROSPECT HEIGHTS,IL 60070 PO BOX 101444
NASHVILLE,TN 37224-1444
LEFFERS JEFFREY J TRUSTEE
GERARDOT J REVOCABLE TRUST i LYSTER BARBARA MAIERSPERGER RENELL
37 OCEAN HIS DR 404 S GALENA •
5526 HOPKINTON DR NEWPORT COAST,CA 92657 ' ASPEN,CO 81611
FORT WAYNE,IN 46804
MARCUS DURANT GALENA LLC MASON&MORSE INC MAUN MATTHEW D&S ELIZABETH
C/O STEPHEN J MARCUS 514 E HYMAN AVE GIBSON BARRY&PATRICIA DOCHERTY
PO BOX 1709 ASPEN,CO 81611 0225 CHEROKEE LN
ASPEN,CO 81612 ; CARBONDALE,CO 81623
MAVROVIC ERNA MAYFAIR INVESTMENTS LLC MCGARRY ALEJANDRA ANDERSON 1/3
PO BOX 268
530 E 72ND ST APT 15-C RICHMOND VICTORIA 3121 PO BOX 1959
NEW YORK,NY 10021 AUSTRALIA, ASPEN,CO 81612
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29 MIDDLE HEAD RD • 19330 CARRIGER RD 9610 SYMPHONY MEADOW LN
MOSMAN NSW 2088 SONOMA,CA 95476 VIENNA,VA 22182
AUSTRALIA,
MJM AMENDED&RESTATED TRUST MJM HOLDINGS II LLC MOEN DONNE&ELIZABETH FAM TRUST
1701 GOLF RD
1776 SOUTH LN 8 CABALLEROS RD
NORTHBROOK,IL 60062 TOWER 3 STE 203 ROLLING HILLS,CA 90274
ROLLING MEADOWS,IL 60008
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MORRIS ROBERT P N S N ASSOCIATES INC NATTERER HELEN• 67 BAYPOINT CRES
600 E HOPKINS AVE STE 304 11051 W ADDISON ST
ASPEN,CO 81611 FRANKLIN PARK, IL 60131 OTTAWA ONTARIO
CANADA K2G6R1,
NEUMANN MICHAEL NEUMAYER CHARLES&DEBORAH NIELSON COL STEVE&CAROL D
7381 MOHASNIC DR 900 BRIDLEGATE LN 501 S FAIRFAX
BLOOMFIELD HILLS,MI 48301 NORTHFIELD, IL 60093 ALEXANDRIA,VA 22314
NJ STEIN LLC 52.98% NORDAN JOSH OLITSKYTAMAR&STEPHEN
418 E COOPER AVE#207 433 PLAZA REAL#275 PO BOX 514
ASPEN,CO 81611 BOCA RATON,FL 33432-3999 GWYNEDD VALLEY,PA 19437
P&L PROPERTIES LLC PEARSON REBECCA J PETERSON CHRISPY&JAMES E
101 S 3RD ST#360 1610 JOHNSON DR • 867 HAVEN CREST CT NORTH
GRAND JUNCTION,CO 81501 STILLWATER,MN 55082 GRAND JUNCTION,CO 81506
PITKIN CENTER CONDO OWNERS PITKIN COUNTY BANK 80% PLATNIUM GLOBAL VENTURES LLC
ASSOC 534 E HYMAN AVE 344 PROSPECT ST#D
517 W NORTH ST ASPEN,CO 81611 LA JOLLA,CA 92037
ASPEN,CO 81611
PORTE BROOKE PRADA USA CORP R&R INVESTMENTS
3520 PADDOCK RD CIO GIORGION RIGHETTI,CFO 15238 OAK VALLEY RD
WESTON, FL 33331-3521 610 WEST 52 ST t RAMONA,CA 92065
NEW YORK,NY 10019
a •
RAHLEK LTD AT BANK OF AMERICA RANKMORE KEVIN I&JASMINE RED FLOWER PROP CO PTNSHP
3903 BELLAIRE BLVD PO BOX 168 14 E 60TH ST#1200
HOUSTON,TX 77025 WELLINGTON NSW 2820 AUSTRALIA, NEW YORK,NY 10022-7114
f •
REICH DANIEL S TRUST 20% REICH MELVIN L TRUST 80% REVOLUTION PARTNERS LLC
6 RINCON ST 4609 SEASHORE DR PO BOX 1247
IRVINE,CA 92702 NEWPORT BEACH, CA 92863 ASPEN,CO 81612
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RG COOPER ST 4.83% RIEDEL JOYCE L TRUST ROGENESS FAMILY TRUST
C/O RONALD GARFIELD PO BOX 3006 3046 COLONY DR
601 E HYMAN AVE EDWARDS,CO 81632-3006 SAN ANTONIO,TX 78230
ASPEN,CO 81611
RONCHETTO LYNN A ROSS BARBARA REVOCABLE TRUST ROSS JOHN F
320 E 42ND ST#101 PO BOX 594 7600 CLAYTON RD
NEW YORK,NY 10017 •. HANALEI,HI 96714 ST LOUIS, MO 63117
ROSS LUCIANNA G TRUST ROSS ROGER A REVOCABLE TRUST ` RUBENSTEIN ALAN B&CAROL S
33 PORTLAND PL , 4720 WAILAPA RD 57 OLDFIELD DR .
ST LOUIS,MO 63108 ' KILAUEA,HI 96754 SHERBORN,MA 01770
RUBY RICHARD L TRUST ' RUTLEDGE REYN1E S&S REALTY PARTNERS LLC
30150 TELEGRAPH RD STE 300 51 COUNTRY CLUB CIR • 1040 FIFTH AVE#2C
BINGHAM FARMS,MI 48025-4519 : SEARCY,AR 72143 NEW YORK,NY 10028
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SANDIFER C W JR TRUST 50% i SANDIFER DICKSIE L TRUST 50% SCHEUERMAN JOANNE E
240 LINDEN DR ! 240 LINDEN DR 200 LOCUST ST#23A
BOULDER,CO 80304 1 BOULDER,CO 80304 PHILADELPHIA, PA 19106
SCHNITZER KENNETH L&LISA L SCHROEDER FAMILY TRUST i SCHULTZE DANIEL G
2100 MCKINNEY AVE#1760 • 4 GREENWOOD CT 7711 WESTMINISTER
DALLAS,TX 75201 ORINDA,CA 94563 BYRON CENTER,MI 49315
SEGUIN JEFF W&MADALYN B TRUST SEGUIN MARY E TRUST SHUMATE MARK
PO BOX 8852 2404 LORING ST#155 , 1695 RIVERSIDE RD
ASPEN,CO 81612 f SAN DIEGO,CA 92109-2347 ROSWELL,GA 30076
SILVER DIP EQUITY VENTURE LLC SJA ASSOCIATES LLC SODERLING RONALD E TRUSTEE
2100 MCKINNEY STE 1760 418 E COOPER AVE#207 901 DOVE ST STE 270
DALLAS,TX 75201 ASPEN,CO 81611 NEWPORT BEACH,CA 92660-3038
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SOPRIS VENTURES LLC STEIN BUILDING LLC 23.11% STEPHENS ROSS DAVID
PO BOX 572 601 E HYMAN AVE 133713 DANIELSON RD
PAUMA VALLEY,CA 92061 ASPEN,CO 81611 SANTA BARBARA,CA 93108
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STERLING TRUST COMP STUDENT ISAAC&NECHAMA UND 1/2 SWEARINGEN WILLIAM F
2091 MANDEVILLE CYN RD i INT 450 CONWAY MANOR DR NW
LOS ANGELES,CA 90049 PO BOX 457 ATLANTA,GA 303273518
ASPEN,CO 81612
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2660 ROCK REST RD 602 E HYMAN#201 PO BOX 101444
PITTSBORO,NC 27312 ASPEN,CO 81611 NASHVILLE,TN 37224-1444
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C/O J H COBLE 656 RIDGEWAY 520 E COOPER AVE#209
5033 OLD HICKORY BLVD WHITE PLAINS,NY 10605-4323 ASPEN,CO 81611
NASHVILLE,TN 37218-4020
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TREUER CHRISTIN L UNCAPHER BILL V M W TRUST OF 1991
981 E BRIARWOOD CIR N PO BOX 2127 301 N LAKE AVE STE 900
LITTLETON,CO 80122 LA JOLLA,CA 92038 PASADENA,CA 91101
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5036 MAUNALANI CIR 3020 PLAZA DE MONTE 418 E COOPER AVE#207
HONOLULU,HI 96816 LAS VEGAS,NV 89102 ASPEN,CO 81611
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995 COWEN DR#201 36 OCEAN VISTA
2327 MIMOSA DR
CARBONDALE,CO 81623-1657 { HOUSTON,TX 77019 NEWPORT BEACH,CA 92660
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350 BLANCA AVE 1610 JOHNSON DR 512 1/2 E GRAND AVE#200
TAMPA,FL 33606 STILLWATER,MN 55082 DES MOINES, IA 50309-1942
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100 N TRYON ST 47TH FLR 10 UTE PLACE 3042 TOLKIEN LN
CHARLOTTE,NC 28202 • ASPEN,CO 81611 LAKE OSWEGO,OR 97034
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614 E DURANT AVE PO BOX 457 2233 MYRTLE POINT WAY
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ZENSEN ROGER
313 FRANCES THACKER
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
53 4 E.( C72-ef . ,Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
Wed J-u -7 ft+t' 4 5:0 Or , 201_L-
STATE OF COLORADO )
) ss.
County of Pitkin )
(name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that 1 have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner: ,.
r t
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
and was continuously visible from the day of , 20 , to
and including the date and time of the public hearing. A photograph of the posted
notice ("sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
- S
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this 2( day
of .,e . , 20(2_, by ,4 . S c ci /2 t- 1-/
RE. 4 E.COOPER STREET,CONCEPTUAL
MAJ DEVELOPMENT, CONCEPTUAL WITNESS MY HAND AND OFFICIAL SEAL
COP!! ERCIAL DESIGN REVIEW
NO/ICE IS HEREBY GIVEN that a public hearing
en
held on Wednesday,July 11,2012,at a
meeting My commission expires:
meeting to begin at 5:00 p.m.before the Aspen
Historic Preservation Commission,Council Chain.
bers,City Hall,130 S.Galena St.,Aspen,to
consider an application submitted by Boogie's r / " •
Aspen,CO of 81611 represent tl by PassrArch tec a � ,
I�.1 / ►its ♦ •
Lure and Planning. The application affects the *`
property currently occupied by Boogie's Restau- Notary otary r 7�
ublic
rant,located at 534 E.Cooper Street,Lots R,S
and the easterly 2 1/2 feet of Lot Q,Block 95,City
and Townsite of Aspen, CO, Parcel
ID#2737-182.24-008. The applicant proposes to
construct a third floor atop the existing structure.
Some minor exterior changes to the existing build-
ing are proposed. The applicant requests approv-
al to increase the height of the building to 42'
through Conceptual Commercial Design Review,
For further information,contact Sara Adams at the
City 130 S.GoalenaiSSi..,,Asp n,CO i970) ATTACHMENTS AS APPLICABLE:
429-2778,gara.adems�i aspen co us,
s/Ann Mute fns PUBLICATION
Chair,Aspen Historic Preservation Commission
Published in the OF THE POSTED NOTICE (SIGN)
2012. (8045363j "Lk,Times Weekly on June 21.)WNERS AND GOVERNMENT AGENGIES NOTIED
LLL 1 va
BY MAIL
* APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
MAW -0•11
Sandstone fireplace chimney Glass railing - -metal panels with horizontal metal louvers
Horizontal Metal Wall Louver Metal window and Doors system \
n \ Sandstone wall veneer roof beyond
reveals
Vertical Metal Wall Louver Metal Wall panel system - -
p y z - �� gloss skylight canopy roof beyond
Existing Building beyond ---- new metal canopy / - Glass railing
new metal folding j - Metal Awning
door system / i
m
- New Brick wall and
Sandstone cop to match existing
■
• - Metal Window system
New Window
Vertical Metal Wall Louver -.''-- ------ ®"le��� stn.-4 system
•
' ,wrTw. Ye1r r
.detabWA%� II 1 1
i�oi I!fl h I .
.'- :It J- 111 New Metal Door
Q and sidelite system
l J
1 -ir.i:--S`
HUNTER STREET ELEVATION
Sandstone fireplace chimney New Bevafor we beyond
plantings to screen atrium
Metal panel wall system
-
Vertical metal wall louvers - ...
metal door and gloss canopy
metal door and window system
Metal column
741/41r
_�M Faa
. t1i.e1•11111111111, L ,h.. ti II
1, pp.- - 3 New metal and glass awning II N Or;��J..
•
: , is T 1� It II „,,,..,_.,
..
1:.
,::
..
�, -,
COOPER AVENUE ELEVATION
NOTE: Images are current as of this mailing. Design is
subject to change based on input received during the
entitlement process.
P 0 S
I ARCHITECTURE+NTERIOR DES GN PLANNING
605 EAST MAIN STREET ASPEN,COLORADO 81611 9707925-4755 WWW.BILLPOSS.COM BOOGIES BUILDING OF ASPEN,LLC I THIRD STORY ADDITION 1 06.22.12 113
PUBLIC NOTICE
Date: July 11,2012
Time: 5pm
Place:City Hall, basement level, f
130 S. :3alone Street
Purpose:
Notice is hereby given of a public
hearing:oefore the Historic Preserva-
tion Commission to consider an aopl-
ication subi:r;tied by P c•
of Aspen, LLC 334 E.Cooper St.,
Aspen,to add a third floor atop this
existing s
requests approval to increase:tilt:
�. ;:..„
height of hie building to 42 feet
For forth:; aformation contact Aspen
PIE ining L F t.at 970-920:50.W.
LEGENDA
Cooper Avenue
, .*
1 is .fr tiF ). .,i: -,.
� U ii N
` "i► ra Date: 11, 2012
, 4
:w.y '' 1 i;»e:
:%.4- ,r• ... place: :d:)y Hall ba meet k 'e'
I'
.1 ! •
a1 r
'tea/
till'e J.f r t >r.. 53` ``•f ` ,e , . + ;a hir:
- . _o V` f•=. exist, a
.0".m." i 9u
n'. .p. - .u, ).1. -f
: her info -xt}ac.t .;e
'I, .i 220-5(.
lir I EIS
Hunter Street
EXHIBIT�-
7. 11- ( 2_.
Aspen Elks Lodge#224
510 E. Hyman Avenue
Aspen, Colorado
July 6, 2012
To: Aspen Historic Preservation Commission
Aspen City Council
Re: Boogies Building of Aspen Request to add Third Story
Aspen Elks Lodge#224 is the owner of the three story building located on the corner of Hyman and
Galena Streets. The Lodge is comprised of over 900 members who have instructed its governing body to
take any steps necessary to protect its view plane of the mountains, particularly the views of Aspen
Mountain.
The Lodge Trustees,therefore,takes the position that adding another level to the Boogies building may
interfere with its view plane of Aspen Mountain to such an extent that it opposes the request to do so.
Respectfully,
Thomas A. Moore
Trustee
Aspen Elks Lodge#224