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HomeMy WebLinkAboutagenda.hpc.20120725 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING JULY 25, 2012 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO 4:30 SITE VISIT- Meet at 420 E. Hyman or please visit on your own 5:00 INTRODUCTION A. Roll call B. Approval of minutes 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 5:10 OLD BUSINESS (Next Resolution will be #17) A. 204 S. Galena Street, Conceptual Major Development and Conceptual Commercial Design Review, Demolition (Continued from June 27th) 6:00 NEW BUSINESS A. 420 E. Hyman Avenue, Conceptual Major Development and Conceptual Commercial Design Review, Demolition, Special Review- (Continued from June 27th) 7:10 WORKSESSIONS A. None ADJOURN 7:10 p.m. 40 P1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 204 S. Galena Street- Conceptual Major Development, Conceptual Commercial Design, Demolition, Public Hearing continued from June 27th DATE: July 25, 2012 SUMMARY: 204 S. Galena Street is a 9,030 square foot lot that currently contains a one story commercial building (constructed in 1992 and occupied by Gap) and a surface parking area. The property is located in the Commercial Core Historic District. The proposal before HPC is complete demolition of the existing structure and replacement with a new commercial building that occupies the full lot on the ground level, and a portion of the second level. The application does not require any variances and is below the maximum square footage and height allowed on the site. HPC began Conceptual review last month. The project was continued for restudy (minutes attached as Exhibit B.) Architectural concerns included the stepped cornice line on the west façade and the chamfered corner on the alley corner of the building. The applicant has provided a restudy, which, in summary, removes chamfered corners from both the alley and Hopkins/Galena intersection, extends the stepped cornice line detail to the north façade, reduces the width of the two story module on the north façade, and moves the upper floor restaurant space approximately 20' closer to Galena Street. Staff finds that the restudy inadequately addresses the concerns that were previously cited, and creates new conflicts with the design guidelines. Staff recommends the project be continued with direction suggested in this memo. APPLICANT: 204 S. Galena LLC, contract purchaser of the property, represented by Charles Cunniffe Architects. PARCEL ID: 2737-073-40-001. ADDRESS: 204 S. Galena Street, Lots A, B, And C, Block 94, City and Townsite of Aspen. ZONING: CC, Commercial Core, Historic District Overlay. 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 1 P2 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 new 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." The existing building has a footprint of approximately 6,000 square feet and is occupied by a single tenant, The Gap, who uses all of the ground floor and the basement. There is parking on the lot, along the east side of the structure. The proposed replacement building will cover the entire site, with five relatively small retail spaces on the ground floor and one space on the upper floor. Staff finds that the placement and massing of the building complies with the design guidelines, which emphasize the importance of locating storefronts directly against the sidewalk. The entire structure meets this goal, and also meets the requirement for provision of beneficial public amenity space by creating an upper floor restaurant seating area. The proposed storefront height and upper floor height are similar to the historic structures in the area. The building does not intrude into the Courthouse viewplane, which projects from Main Street towards Aspen Mountain. The proposal meets the minimum requirement for trash/utility/recycling area along the alley. The project results in the appropriate removal of a surface parking area along the Hopkins Avenue streetscape. The applicant has the right to pay a cash-in-lieu fee of$30,000 per parking space to reclaim this area for commercial use. In general, staff is supportive of the project. At the previous meeting, staff noted that, while a full second and third floor could be added in the future, the proposed structure could read as one story, which is a rarity in the downtown and adds variety to the neighborhood. We do have concerns that the second level redesign included in this packet will diminish this one story character. The west wall of the upper floor restaurant space has been moved 20' closer to Galena, because of the applicant's preference to increase the street presence of the space. An 2 P3 internal courtyard in the restaurant has been created to ensure that no new net leasable space is created by the reconfiguration. Additional renderings above and beyond what was provided for the packet should be reviewed to determine the impact of this change. Another topic that Staff recommends for discussion is a restudy of the cornice line on the north and west façades. (Previously we had a concern only with the west façade, but the July 25th revision has extended the stepped cornice detail around the corner of the building.) The guidelines suggest that modulation of a façade occur in a way that reflects the 30' lot widths that run from east to west (i.e. along Hopkins Avenue.) In the original application, staff found that this guideline was met on the Hopkins façade. There was a two story element that was approximately 30' wide, and then a strong corniceline extending to the streetcorner. The Hopkins façade has been amended so that the building is divided into a 23'wide bay, a 45' wide bay, and a 21' wide bay. Staff finds that guideline 6.29 is not met and restudy is needed. Since the west (Galena) façade is the long side of the block, it may be most appropriate to have limited, or no modulation along the cornice. The proposal includes a 2-4' step in the cornice line approximately every 20.' Historically, Aspen's downtown buildings have a pattern of strong, uniform horizontal cornice lines defining each structure, as seen in the image of Hyman Avenue, shown below. ti Toil' Ear r{ �r� �� i1. iill0';, ?, :=.° —e jit 1i ,g f� k.k. ill *i. _1 ' k 3a p f Pt 1 i 1 Slf� }. .x,./-40 Jlli �4 ■.1 1,;W.1,i„ :,:, er' 6 � F � e t a �_ 1 rc .ae f,.^ -.r .a..._e -' ' ..i. .1_:1.. lhllrs:, .. i tI iF av'$ , - A 4w:`b. 4r ,-A,,,,g y e z s 4 s --.,...--,,t7 ' 4 3 " ' '''?- ' k 3 . � 6„r '-'-- yam„ ,.S--",6,-; .-...r x b' ,-L z' am . 3 P4 ` Below is a photo of the historic structures that existed on the subject property in the 1800s. -' •v V ......vim-""`.yam.... ,. , ,,,, 4, ,.., .A.,41+ a a ## ... iii A 3 . T , itit) ,1 .8 � k i ,.Div � � Xis�.�, _ � � ��.Yo �'S� ��" � yp� �r�Y °1 t ;.,. ; 1 .3 ' ,. t ! „ tee * 0 F r i The only historic example of an irregular cornice line that staff has been able to identify is the Cowenhoven building, seen below, where the cornice dips very slightly between stone piers on the facade. a _. 1 :,Z} � J.1:. ^.!1;--/,'"o'ff?"` ddb p'i y TI .gy, y ' 1,�T s,..s..1.3...).-",•,'‘). pf s �, Lt ur s .Z" > ... .>ra ., ,h'' ,. ._,./.A fit] , .�. 5 :4 mr—. . ,,',r 44 u§w : ;1 �!i.a I ut ms's :r-"141 ,444"ar :; .• xt°. _ty _. _ _ - .. 4 .. . fi; h� f , ,r ot* ,'r�- y P5 Staff recommends that the west facade be restudied to be more consistent with guidelines 6.29 and 6.30. In the previous proposal, staff objected to the representation that the entire 9,000 square foot basement was a shared mechanical space, exempt from calculations related to employee and parking generation. The application asserts that no new "net leasable" space is created by the project. Staff does not find that the revised plan in the HPC packet successfully addresses the issue yet. Staff will recommend that, at the time of Conceptual approval, HPC note the applicant's representation that the project creates no new net leasable space, and the Community Development Department's finding that the Conceptual floor plans provided to HPC do not meet Municipal Code in this regard. One additional plan revision that will be needed by time of building permit is compliance with Municipal Code Section 26.575.180 which states that an upper floor restaurant shall have service delivery access from the alley and use of a service elevator. DEMOLITION The existing building is to be demolished. Because it is located in a historic district, HPC must grant Demolition approval. It is the intent of the historic preservation ordinance to preserve the historic and architectural resources that have demonstrated significance to the community. Consequently no demolition of properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be allowed unless approved by the HPC in accordance with the standards set forth in this Section. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. 5 P6 Staff Response: Staff supports demolition of this non-contributing structure finding that no documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance. 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 continue the application for restudy of the cornice line on the north and west facades, ground floor as well as restudy of the building modulation on the north facade. More renderings that illustrate the project in context, and the impact of the upper floor design, should be provided. Exhibits: A. Relevant Guidelines B. June 27th, 2012 minutes C. Application 6 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 ofAspen 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.) -- M„� i '',,c,.- s . V ,frts. t4;r” —46.--.4-.410‘ - - - -4:::- .14...-,4 ,,,' ' 't ,,,,'' 'IQ Aii4 PTO .0,,,,, ;ilf:,. .tfeS„T4 ' ' ' .i'` , . '''. -40, ,'',,c,"`',,, w41-ite ti'' ,1,0,,,,' ,, 'T.'''''''' --- ' ''' '-'°:;"' ' - - Joriats.,. ,,>c, '''W W * .... _ . ,,. „ . „,...."- /or , %tipt . L ,s.,-% ..,:-,',e.-t, _!--- - -- ‘ --''e'f--' - -y. -:teipa —445. - '. ' — s e '.- 4 - ' : 1 .,_ w444 7, a x. 1�S y e e yt'- - �fi d s. c 7 The Commercial Core Zone District is located at the core of Downtown Aspen. Commercial,Lodging and Historic District °;1 page 91 Design Objectives and Guidelines y P8 - Commercial Core Historic District City of Aspen Street Pattern As the historic core of the city, its current urban ' form reflects these origins. It is a grid of streets aligned to the north. Rectangular street blocks of fi 270 ft.by 220 ft.with long axes and rear alleyways are oriented east-west,and subdivided into 30 by k q 100 ft.lots.Buildings generally occupy the full lot 4": " :` ,f width within the core area and span the full depth �' Z : from street frontage to rear alley. r This arrangement still anchors the historical urban �4 form of the city, despite some recent departures •tw m from the traditional hard street edge. The variety of building forms Sr scales is influenced in areas R by previous site-based open space requirements. The traditional lot widths continue to define the . majority of the buildings in this area,either in total it} k width or, where lots have been amalgamated, in their architectural composition, articulation and fenestration pattern. This ensures that the city center is still appreciated for its essential human _ scale, concentration of historic buildings and 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 facades are strongly defined in many areas by a combination of larger Victorian and smaller scale buildings. This is particularly the case on street corners. page 92 ,4r Commercial,Lodging and Historic District Design Objectives and Guidelines P9 City of Aspen Commercial Core Historic District Storefront context „ ;,r,-. Most buildings have features associated with , . r '—' b. traditional commercial designs. Ground level '<fir-4‘.,,,:� .4. ,17 c ill floors of the buildings are oriented to pedestrian , —7,i-'47:,. :` `;,#ii. �' views, with large display windows highlighting z ' , ,. ;' the goods and services offered for sale inside ,” Recessed entries are also typical. A horizontal 4 '� �a+ °` ,,, - ; band of molding usually separates the ground F floor from upper portions of the facade and the ' -7,; '1 -_ ', , l parapet is capped with a decorative cornice. -- 1 4 I , a .; A ,,°,,fir fir_. These elements combined to establish a horizontal t ° ',i**, ,., i emphasis along the street. Fenestration on upper floors is predominantly I " :1., w ��rw - solid and void'hole in the wall'form and vertical '�2 �'�` � �,� #��r T � , , , °2 in proportion, reflecting classical architectural= ' --! , i.t 1 I or proportions.There are,however,departures from _ -, a " this pattern which contribute to the rich diversity _ „„ -s _ of the street. A hard street wall as seen along the walking mall downtown is a Outdoor Spaces characteristic throughout Character Area 1. There are also instances of small scale spaces ,. , , 0-- ,, created by the set back of building façades. r, They are, however, the exception to the historic ! o. alignment of building fronts.Where these are used \ for outdoor dining they provide attractive public gathering spaces and street vitality.The intent is _t h, to maintain the strong definition of the street wall ., , ' in this area,and therefore creating further breaks r , -.. ' 4 a , in the street wall should be minimized. ;'° =' ' = == ` mil. + tc The resulting character is both intimate and --=' `' �. stimulating, and in keeping with the variety. t and harmony unique to Aspen. There have been departures from the hard street edge, where ....v „ ,,. ,„,a, more recent development has stepped back to create semi-basement space and detached or internal retail frontage often on more than one level. In many cases these have detracted from the immediate relationship between shop '” frontage and public sidewalk and the sense of ¶ , . �a street façade definition, with adverse effects on -1'.../ VAN- ' ' x ji "'' 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 e4;.: page 93 Design Objectives and Guidelines P10 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 Commercial,Lodging and Historic District Design Objectives and Guidelines P11 City of Aspen Commercial Core Historic District Conceptual Review w Design aide ines 1 he follo\vtng design guidelines <h ill apply at die colts Tth al roviet� Street &Alley Systems Noir, The street pattern is essential 'infrastructure' for the character of the district. The north/ I �, south orientation of the streets accentuates the relationship of the City with its dramatic ' landscape setting. J,,hiftlikvir**4 17f'4.141tiort7 The circulation pattern provided by the network mod, of streets, alleys and courts should be retained to bk. Sal ittil 44"I ensure maximum public access. It should not be I...WI agas enclosed by gating and it should not be spanned lir by development above. Wherever possible iftit ft*rar,lr":4PLIS pedestrian access to alleys should be enhanced. The creation of additional public walkways to A rear alleys and other public spaces enhances the interest of the city center. The network of streets,alleys and existing pedestrian passageways enhances access in the downtown. Additional links and an enhanced public circulation pattern can increase commercial frontage and access to the side,to the rear and also to the interior of development sites. Improved access also creates opportunities for additional commercial space,which is to be encouraged. Street Grid The original arrangement of parcels significantly affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, streets, sidewalks and alleys still can all be seen in this system, and should be maintained. 6.1 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Commercial,Lodging and Historic District 4 page 95 Design Objectives and Guidelines • P12 Commercial Core Historic District City of Aspen .0 ', ` Internal Walkways 6.2 Public walkways and through courts, when appropriate,should be designed to create " '' ., f ., ' access to additional commercial space and `' ji , R frontage, within the walkway and/or to the rear „ .., ... ,, v„ „ ,..„,,,, of the site. R Y. ' ' Y • See also: Public Amenity Space design 0. ' guidelines. y , ,� r iqt e. . : . : A Alleys �7,t' ,� gat" �, c. x. a s '�k�s v:. �,,, * xs .- . .. - Historically, alleyscapes were simple and Maintain the established town grid in all projects. utilitarian in character,with a variety of materials and building scales. Many structures had additions that were subordinate to the main building, stepping down in scale at the alley. Others had loading docks, stairs and balconies that contributed to the human scale. This traditional character should be maintained, while accommodating compatible new uses.The continued development of visual interest in these alleys is encouraged.Greater variety in forms and materials is also appropriate here. 6.3 Develop an alley façade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. page 96 Commercial,Lodging and Historic District Design Objectives and Guidelines P13 City of Aspen Commercial Core Historic District Parking The character of the Commercial Core Historic '° District is one which is primarily appreciated on foot. The human scale and concentration of walkable streets is a key attraction. Therefore ,. _ 11 the visual impact of parking should in all cases x be minimized. Parking should be structured or :. t placed underground where the scale and setting « , of the site affords this opportunity. Where a _ ' - - _' parking structure is considered this should be � contained within a 'wrap' of commercial and/or Where a parking structure might be considered this should be residential uses. within a 'wrap' of commercial and/or residential uses, as this building is. 6.4 Structured parking should be placed within a'wrap'of commercial and/or residential g uses. • The exposure of auto entry areas should be .p minimized. 6.5 Structured parking access should not have a negative impact on the character of the street.The access shall be: , ;. • Located on an alley or secondary street if necessary. • Designed with the same attention to detail and materials as the primary building facade. Parking access located on an alley and integrated into the building design. • Integrated into the building design. Commercial,Lodging and Historic District page 97 Design Objectives and Guidelines ,a« 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 streetvitality 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 and/or space to the side or rear of the site Public amenity space along the primary street or building frontage should be an accent within, and 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 ensure that it is permanently open to the ���, 4 - , _ public and provides interest in the form of a t , _ !,r4'-. scenic or other interpretive marker for the life NIS�� m ;;- � of its service as a public amenity space. c m` • Achieve second floor patio space that s ` �` :'; t �� provides access to affordable commercial.;, -' t ;41 uses. - ; �1 ,, f�. .by k 0. uu! ` '� 77 _ The Downtown Enhancement and Pedestrian Plan —, t 4 f, y ' :. should serve as an additional reference. Where open space within a parcel is appropriate,develop an amenity that can be experienced by the general public. page 98 Commercial,Lodging and Historic District Design Objectives and Guidelines P15 City of Aspen Commercial Core Historic District Public Amenity Space Types * ' �R + ^ Public amenity space is a requirement in the ,, " • ��, �� � � ,,, Commercial Core. In this area, particular types ; of public amenity space would be in character :r ;��� with the urban form of the Commercial Core area .,. * 0 -„•,!,,,,',....,,,,,,, __ These include: . _ �' • Street facing amenity space `''' x r r " ' , �t • Mid-block walkway amenity space i • Alley side amenity space y p 3t, . • • Second level amenity space + ' • Front yard amenity space Guidelines for the location and design of each of 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. I �L i ', . , 1 _._ . ___ .......,_ , ,,,. ..„..I'1,4:S. : ,,, ,,,, olio --447,37-ft't-it'41,44,4i, "ii .. -,-,--!, , .'''''''efeiV,q4:':‘,i'Al. .' L.., d 1 .5-j :i h d jlir WWW . if apiffitsia, ,1+-1 �4 - .e -—17-1.1 a� , fir-. 3;i _!'a°, The walking mall in Downtown Aspen provides substantial public amenity space for 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 G. .,: page 99 Design Objectives and Guidelines P16 Commercial Core Historic District City of Aspen , , - _ Street Facing Amenity Space F , �, A street facing amenity space, usually located towards the middle of a block, may be considered. i I _ ; 1 r ' However, within the heart of the district, where fi , ; .,. , the greatest concentration of historic storefronts I j ! I align, creating new gaps in the street wall is :; [ ` _ i E discouraged. Providing space on sites that are , � � g g P . i' E _ r located in the outer edges of the district,especially '� along the southern edge is more appropriate.[ :"�-. "- € t if ., 6.6 A street facing amenity space shall meet ~ � 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 - ,,, , • Be paved or otherwise landscaped 6.7 A street-facing public am enity space shall ,, f: ,,,, . remain subordinate to the line of building fronts in the Commercial Core.i._ Any public amenity space positioned at the• -,,,e.:, street edge shall respect the character of the 4 re 4 r` streetscape and ensure that street corners are , kg _ well defined, with buildings placed at the 4. : Y,k sidewalk edge. - • Sunken spaces, which are associated with J 01 - -• ' some past developments, adversely affect �P rs.) '"""` a the street character. Where feasible, these should be replaced with sidewalk level F ' ,T, improvements. `"* ---:--A4,-- _- .�,w 6.8 Street facing amenity space shall contain ' features to promote and enhance its use.These may include one or more of the following: Street facing amenity space should contain public art and other • Street furniture amenities to promote its use. • • Public art • Historical/interpretive marker The detailed design of Public Amenity Space, with regard to guidelines 6.8,will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. page 100 Commercial,Lodging and Historic District Design Objectives and Guidelines P17 City of Aspen Commercial Core Historic District Mid-Block Walkway Amenity Space , _ ) New buildings on sites occupying more than 1.' ,' D o r one traditional lot width may provide a mid l .{,, r.r ',. ► °'4-, block walkway or through court within a single �'`' ,� r development or between two developments. �� 7 , This type of space shall be an extension of and a , r%,,- '". complement to the street and public circulation 4,;,,; � °� . _ network within the center of the city. See also 74<,, `1 }. Street&Alley System design guidelines. 3,- n1 I The Commercial Core is highly regarded for r , ";. 6 r' . its pedestrian character and 'walkability'. The opportunities created by the extension and - ., enhancement of the public circulation network - ta` has distinct urban benefits and is encouraged. A, ° Typically only one such space would occur along a single block face. "�x� This form of Public Amenity Space should be a consideration on larger development sites , ,-— -�° within the city. It links the potential of additional - commercial frontage and access, with human • ,, , ,," scale space and circulation, enriching the ow,. 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 A space between the two 6.9 Mid-block walkways shall remain ; ,t, subordinate in scale to traditional lot widths. f 'f I ° _ • Mid-block public walkways shallbe between 4,. (7.-- „ , ` 8 ft. and 10 ft. in width. / 6.10 A mid-block walkway should provide - {r° r 1°" public access to the following: I. tli • Additional commercial space and frontage I:o c 4" within the walkway :. r1�it 1=4g- • Uses located at the rear of the property 4 .. I t 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 4 page 101 Design Objectives and Guidelines " P18 Commercial Core Historic District City of Aspen _ j `\;---r. ._ r ,,-- 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 :pA:'4r and a street. Such spaces should be designed ---"------, ! to enhance the use of alleys for supporting r°'' " t , commercial uses. `' 6.11 An alley side amenity space shall be `' designed to have these characteristics: 1 g 0 -� :r�Yr ...- M • Direct public access to commercial space at °` a street or second floor levels Public amenity space located at an alley should generally be south • 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 G ,,> 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 when it is compatible with the historic context , ' �•� and is clearly inviting for public use. This will ` � -" be most successful in association with outdoor t r ? pS dining space. In this respect it may be favorably 4 considered within sites affected by mountain d- 1. 1* 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. '' j • If located on a historic property, it may not alter the appearance of the resource as seen 4. from the street. •;" !til `. ;� ' w 6.13 A second floor amenity space should meet all of the following criteria: o • Ensure consistent public access ,_ • Be dedicated for public use • Provide a public overlook and/or an interpretive marker Be identified by a marker at street level Outdoor private space shall be demarcated from the public amenity • space. 6.14 Second level space should be oriented to . maximize solar access and mountain views, or '°' iiir). . • •views of historic landmarks. i t,3;1.t ,,.s" 6.15 Second level space should provide public `� ' access by way of a visible and attractive public k stair or elevator from a public street, alley, or ,' f` street level amenity space. f*. ,. 4 OS --21-1—l',14.', \____. !------ t r Second level public amenity space shall provide permanent public access from the street. Commercial,Lodging and Historic District a" � page 103 Design Objectives and Guidelines • P20 . Commercial Core Historic District City of Aspen Front Yard Amenity Space Certain areas within the Commercial Core retain a ' A'' distinct historic residential character.This is often defined by a landscaped front yard and side yard Wilk '' ' setback. To maintain and enhance this tradition ' ' ,4 - . ; ' in certain areas,a landscaped front yard amenity a ' , space may be considered. , — _ _ ,.' 6.16 Second level dining may be considered. >," • If the use changes, the space must remain ' accessible to the public, so long as it is to 4; Y 44`4 = be considered meeting the public amenity Certain areas within the commercial core are identified 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 VsIr II a Nl7 , Tilk'� story residential type building.O siIn I �-r ! 1 i� ■ Building Placement I.•I- I• m. a. E.Hyman Ave. y Street Corners Street corners are important elements in the !u1? a ! C1 Iw street block and in the framing of many of the ■ a views which characterize the Commercial Core. lila `!' ''''' Many buildings on corner lots exhibit special features that add accents. Corner entrances and This figure ground study illustrates the alignment and amount of storefront windows that extend along intersecting open space along the street edge during the year 1904. street façades are examples. These elements are appropriate in many corner lot locations and II1.111 III... a Ill should be encouraged.Here the buildings should " confirm the pattern of a strongly defined building hi �a, I o wall at the street edge. Building facades should be oriented parallel to the street, with variation rn.wnavi Oa""°°' E.Hyman Ave. r anrram Ala in front wall setbacks kept to a minimum. Any Mat 1111111■ departure from the street wall, for well defined and designed public dining space, should occur INN as an accent within the street block, not the ,-, a predominant pattern. The same blocks in 1999. Notice how the increased use of open Exceptions for street dining might be considered, space has eroded the building wall along the street. 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 64'1 Commercial,Lodging and Historic District Design Objectives and Guidelines P21 City of Aspen Commercial Core Historic District Building Setbacks The Commercial Core has a strong and relatively �,; _�,,...,r: � i consistent street façade line. Corner buildings, rg � � �' -_� -�' X# 0 often of late 19th/early 20th century form,anchor t:71,,,,'-'<�• , ,, ":� the street block in many instances. Within the ; s street façade however there are some departures iii:k!� _1 ';I"'j'" from this where small areas of open space provide b��� :it individual street dining experiences. , Il.k.J x`11 1-' ,... iii 11 ."-;17,...., ' Setbacks within the central commercial area " } 1 � " should reinforce the objective of maintaining . ._ , , and enhancing the special urban and traditional .� 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 and anchored the corner. This should be continued. also further the objective of the street vitality created by well defined dining space within the ,,,;,,,,3.,;3,,,:,.. ..;;,,:a ,;„;,,, , 4.,„ i city. These should however remain as an accent 4-, ` within the street façade. ' ''''''..Si-S:i,',-M>', ';'0 i zz ,...4.-‘f � � Side setbacks provide the opportunity to create or it 1 °:* enhance public passageways or through courts to 4/ ;. ( t the rear alley, with the advantages of improved i ;� f #: .,M . I i public permeability, access and additional z e 1_ �,_ ti ,�� .' r commercial frontage. See also Street&Circulation �`{{{��� Pattern design guidelines. Rear setbacks create .,. �;r , y the opportunity to achieve more creative and t �e f '~. i pie; .. t... attractive commercial and public space to the rear �� f tr. •-, , ti i �lg of the site and alley. t t Pt 1 Yx r"T. In sum, buildings create a strong edge to the ". i 1 - ,:.. street because they traditionally aligned on the .:` �� front lot line and were usually built out to the full s . 4 width of a parcel.Although small gaps do occur ,; . between some structures, these are exceptions ' 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 p 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 44.\ page 105 Design Objectives and Guidelines P22 Commercial Core Historic District City of Aspen 6.18 Maintain the alignment of facades at the sidewalk's edge. Place as much of the facade of the building ' x at the property line as possible. itif Locating an entire building front �_ � t `F � behind the established storefront line is �', ' ;• „ „...-&-•?. -. , �' „, inappropriate. k • A minimum of 70% of the front façade '� , shall be at the property line. +, ,s„�.d, i w 6.19 A building may be set back from its side P �� � ,,i lot lines in accordance with design guidelines rs �` .� r r _ identified in Street & Circulation Pattern and . ,,- , . , , � � Public Amenity Space guidelines. _ _ Building Orientation � � ' ' Development within the core area has been v '' g traditionally oriented with the street grid. This r' r 1 r� e atlonship should be maintained. � 1 �' 6.20 Orient a new building to be parallel to its� . lot lines, similar to that of traditional buildin �, a g yy, _ orientations. k vws� x R • The front of a primary structure shall be i' ,- 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 Commercial,Lodging and Historic District Design Objectives and Guidelines P23 City of Aspen Commercial Core Historic District Building Form fi > , , , ,.3 ,, spook= A prominent,unifying element of the Commercial ,j - - -- Core is the similarity of building forms. x ,, 1 Commercial buildings were simple rectangular _ x. ,' i , a solids,deeper than they were wide,with flat roofs. �A --- t;. j i 1 In a few instances,gabled roofs,with false fronts, 1 !I! i :,s may have been seen. This characteristic of flat ;,� `7� "`, '` ' ` # ". '- roof lines is important and should be continued 1 $ e J f ti" in new projects. �. <e� 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 — 1 — — 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 facade,using building forms that step down in scale toward the alley is encouraged. • Considerusing additive forms,such as sheds, stairs and decks to reduce the perceived scale.These forms should however,remain subordinate to the primary structure. • Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. Commercial,Lodging and Historic District a41 page 107 Design Objectives and Guidelines "., P24 Commercial Core Historic District City of Aspen . Building Height, Mass & Scale -;"s- „,„ 7.. The character of the Commercial Core derives -: "`”°" --- in part from the range and variety of building heights. These vary from one to three stories. ` Building height with traditional lot width and creates a constantly changing cornice profile along a block face. This is the basis of the human scale, architectural character and visual vitality of the 00. city center. New development in this area should continue this variation. With respect to scale,a new building shall also be Maintaining a block facade 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. Two Story Scale 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. ",� 4� • 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 a e are examples. trilLe 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 facade height is a key characteristic that should be maintained. Variation in height should occur where the site is larger than two traditional lot widths,in order to reduce overall scale of the building. A variation in facade height,often in conjunction with setting back an upper floor, 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 facade height by a minimum of 2 ft. page 108 Commercial,Lodging and Historic District ,,�" Design Objectives and Guidelines P25 City of Aspen Commercial Core Historic District 6.27 A new building or addition should reflect yk � t" ' the range and variation in building height of ;', : , 4. ' p 4 11 i `A ;, the Commercial Core. °� _ e • Refer to the zone district regulations to -k ', .,;4414. determine the maximum height limit on the -* "" `tr, 1, . ". `' subject property. • A minimum 9 ft.floor to ceiling height is to be ti,"` _ °'� 1 maintained on second stories and higher. P11 � 1" `Err M1 �f! ' i�IU • Additional height,as permitted in the zone k _ ` 1 . - 4 district,may be added for one or more of the �� '' following reasons: [ ' . x , : - 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, _" mm 7-1 etc.) - Some portion of the property is affected _ -"' w. by a height restriction due to its proximity t " " .il ' E Y g p rill to a historic resource, or location within :� a View Plane, therefore relief in another '44-',' "" <' "' -. � B e tit area maybe appropriate. A `4 .; i - 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 I lighting. 6.28 Height variation should be achieved using one or more of the following: • Vary the building height for the full depth .. 38 2' of the site in accordance with traditional lot width. • Setback the upper floor to vary the building facade 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 .<c 1 page 109 Design Objectives and Guidelines ''' P26 Commercial Core Historic District City of Aspen Height Variation for Larger Sites -z. -- - Buildings within the commercial center and historic core of Aspen represent the traditional lot -'` widths of the city(30 ft.),either in building width }y or the horizontal and vertical design articulation Izttt T t-r of the street facade. New development occupying f;1' a site of more than one traditional lot width '. „ `` 1 should be designed to integrate with the scale ' created by narrower existing buildings. The 4.1, ¢ s 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. + 6.29 On sites comprising more than two "` - - ,,'"` traditional lot widths, the façade height shall t ' , ; be varied to reflect traditional lot width. , F.1' • The facade height shall be varied to reflect `'•-;4 ] r'r' traditional lot width. j 1J. � t f Fi • Height should be varied every 60 ft. t}-5' , �' 'i minimum and preferably every 30 ft. of -0 i, e 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 facade. (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 upper floor setbacks, the roofscape form and variation in upper floor heights • Variation in building facade heights or cornice line page 110 Commercial,Lodging and Historic District > Design Objectives and Guidelines P27 City of Aspen Commercial Core Historic District Height Adjacent to Historic Structures The Commercial Core Historic District is the setting for a very diverse range of historic - structures. Designing a building in the historic �1. district demands a sensitivity in design analysis ,..„.., 4 and approach which is exacting and which will +' .'° vary with each situation. The intent is that a `.1,:p. c i • new building or addition to an existing building should be designed to respect the height and : 2, X • core. scale of historic buildings within the commercial I III , Historic One Story i ,_ Commercial Type t f, 6.31 A new building should step down in Building scale to respect the height, form and scale of a historic building within its immediate setting. Building facade height shall be a maximum of one floor higher within 30 ft.of an adjacent single story historic building. 6.32 When adjacent to a one or two story _ historicbuildingthatwas originally constructed '�"�° - i for commercial use, a new building within the same block face should not exceed 28 in height -" within 30 ft of the front facade. r `. • In general,a proposed multi-story building , must demonstrate that it has no negative impact on smaller, historic structures L . nearby. ,.k. :fig The height and proportions of all facade ,tn : ' . • components must appear to be in scale with h pp Historic One Story Residen i I " nearby historic buildings. type Building 6.33 New development adjacent to a single New infill adjacent to historic miners cottages shall not exceed story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the constructed for residential use shall not exceed historic structure. 28 ft.in height within 30 ft.of the side property line adjacent to the historic structure, within Iconic Historic Structures the same block face. Visually prominent historic structures influence the design character of Downtown 6.34 The setting of iconic historic structures Aspen and should be recognized.These are: should be preserved and enhanced when feasible. The Wheeler Opera House • On sites comprising more than two The Elks building •traditional lot widths, the third floor of The Independence building •the adjacent lot width should be set back a • Pitkin County Courthouse minimum of 15 ft from the front facade. Hotel Jerome •• Step a building down in height adjacent to City Hall •an iconic structure. • St. Marys Church • Locate amenity space adjacent to an iconic structure. Commercial,Lodging and Historic District 1 page 111• Design Objectives and Guidelines ;" P28 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 27, 2012 Chairperson, Ann Mullins called the meeting to order at 5:00 p.m. Commissioners in attendance: Willis Pember, Jay Maytin, Patrick Sagal, Sallie Golden and Jane Hills. Jamie McLeod and Nora Berko were excused. Staff present: Debbie Quinn, Assistant City Attorney Amy Guthrie, Historic Preservation Officer Kathy Strickland, Chief Deputy City Clerk MOTION: Jane made the motion to approve the minutes of June 13th second by Ann. All in favor, motion carried. Disclosure: Jan disclosed that she received the public notice on 204 S. Galena and she will recuse herself on that agenda item. 420 E. Hyman — Conceptual Major Development and Conceptual Commercial Design Review, Demolition, Special Review Ann asked if there were any public comments. No public comments. MOTION: Sallie moved to continue 420 E. Hyman, public hearing to July 25th second by Jay. All in favor, motion carried. 204 S. Galena St. — Conceptual Major Development and conceptual Commercial Design Review, Demolition Debbie Quinn relayed that the public notice and affidavit are in order— Exhibit I Amy relayed that this is a 9,030 square foot lot. The building was built in 1991 and currently the Gap is occupying the space. Your review is demolition and conceptual design review. Because the building is in the downtown historic district HPC has to determine if demolition review criteria are met or not. Staff feels the criteria are met and there is no evidence that the building is historic. The proposal is to remove the entire existing building which only occupies about 2/3rds of the site and there is a surface parking lot. The new structure will cover the whole property. Removing the car/pedestrian conflict is a good idea. The proposal allows HPC to make an exception to the public amenity requirement. Every property downtown has to provide 25% of the property open from the 1 ASPEN HISTORIC PRESERVATION COMMISSION P 29 MINUTES OF JUNE 27, 2012 ground to the sky. Because there is an existing building they are already allowed to reduce that requirement to 10% of the site but HPC needs to see that 10% divided on site so 900 square feet of the public amenity space which is usually an outdoor space needs to be on-site or they can pay a cash- in-lieu fee. Staff recommends the cash-in-lieu fee. We don't want to see the property have open space on the street because it is primarily a one story building and being on the corner site and anchoring building that it should occupy the entire property. One thing suggested is that the public amenity can be provided on an upper floor and this would be a good location for a restaurant where there is public access to the nice views. The applicant is entertaining that concept but they don't have a proposed tenant. Staff supports cash-in-lieu for the public amenity on the site. The property meets all the dimensional requirements and requires no variances. As they remove the 7 parking spaces they are permitted to pay cash-in-lieu which is $30,000 per space to provide for other parking options in town. There are no variances requested. HPC guidelines: It will be an asset to the scale and character of downtown to retain primarily a one story. There is an upper floor that is held back. Staff has concerns with the cornice line and it is important to have a uniform height enforcing the one story character. Staff is recommending continuation to restudy the cornice line and also the concern with the program. You need to account for how all the space in the building is used and as the plans are right now it is not clear how the basement is going to be used for. If it is for tenants it could trigger affordable housing which would change the shape. The height for a two story is 28 feet. Ann said there is no historic pattern for modules on a 100 foot lot. Willis asked if the commercial design standards talk about public amenity. Amy said with public amenity we don't necessarily want all buildings pulled back so we are discussing ways you can provide it and give more options such as second floors. The guidelines have three or four pages of discussion on positive forms of public amenities. Charles Cunniffe, Cunniffe architects Exhibit II— elevations 2 P30 ASPEN HISTORIC PRESERVATION COMMISSION - MINUTES OF JUNE 27, 2012 Charles said at the work session the only concern was the cornice. There are five spaces on the ground floor and one above where before there were four spaces on the ground floor. It has allowed us to create a smaller retail for the store fronts. The material would be a cut stone in a smooth and rough form. We have a restaurant on the second floor and you would enter from Hopkins. You would go into a lobby and up to the restaurant. We hope to use our roof deck for our public amenity space. We are proposing a common area for storage and if it is not allowed we would eliminate it. We do not want to come back with a redesign of a building and discuss housing issues. Chairperson, Ann Mullins opened the public hearing. There were no public comments. The public hearing portion of the agenda item was closed. Issues: West façade —restudy Public amenity space Net leasable North elevation Demolition Jay said the amenity space is a good idea. The demolition meets the criteria. Conceptually the north and west facades are OK. At the next meeting it would be helpful to have drawings of the mechanical on top of the building. Patrick said he is OK with the roof top restaurant and demolition. On roof top visibility I am not sure how you handle spillover. The three most vital places in town as far as bringing people to an area are Peach's, Paradise Bakery and Le Creperie. An opening on the corner across from Peaches would be a beneficial amenity to bring people in to shop. Sallie the building seems to be a little lifeless and the variation on the west façade brings some life to the building. The material selection anchors the building and the restaurant and public amenity would be great. I am not in favor of taking space out on the ground level because that corner needs to be anchored. The design is good. Willis said it is quite unusual to see a project that is not maxed in size. Creating a one story design will be challenging. It seems a'little static on the west and the cornice needs restudied. Having the corner cutaway at the alley 3 ASPEN HISTORIC PRESERVATION COMMISSION P 31 MINUTES OF JUNE 27, 2012 is a little inappropriate given the historic patterns (chanford corner). That is a little out of the historic pattern. Ann said coming up to the sidewalk and the one story is OK. The demolition and cash-in-lieu is OK. Having the deck as cash-in-lieu is a great idea. The north elevation needs a stronger cornice. I also question the 20 foot modules and maybe they need to be of different heights, 30 foot modules. The west side needs more study and the general massing is fine. Jay said the board needs to address the chanford corner and should it be a right angle like all the other alleys. Charles said the client wants symmetry on the building. The chanford provides symmetry from the other corner and more than that it engages pedestrians to notice the store and not just like you are looking into an alley. It is a new building and not trying to be an historic building. On the façade our materials are very sedate because we feel that the individual tenants will want to liven it up with their signage and awnings. We want the building to be serene and clean and let the tenants liven it up. Jay said he feels you will engage the commerce in the alley which is not pretty. Charles said for many years we have been discussing engaging the alleys with messy vitality and use the alleys for storefronts and businesses. City hall engages the alley quite nicely. Patrick said engaging things in the alleys is desirable. It is a warm corner, south west and possibly the glass shouldn't go to the ground. Ann said part of what makes a district is a continuous façade. The board is somewhat split on the chanford corner. Willis said you can achieve serenity without symmetry. The symmetry doesn't fit the downtown. Willis said he appreciates the monolithic quality of the building materials. I'm not sure you could have 30 foot modules in this building. Charles said the existing Gap building is 20 foot modules. There are no 30 foot modules around this block and no references to them. 4 P32 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 27, 2012 MOTION: Ann moved to continue the public hearing on 204 S. Galena to July 25th, second by Patrick. All in favor, motion carried. MOTION: Jay moved to adjourn; second by Ann. All in favor, motion carried. 233 W. Hallam —work session — no minutes. Debbie Quinn, assistant city attorney said this is a work session and there can be no approvals and the applicant cannot rely on anything that is said by the commission as a whole or by any individual commissioners. There is nothing that can be stated up front that you can rely formally on. You are trying to get impressions and input. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk 5 0CM:1O1OO `N3dSV Lgg4'OZ6'OL6 Xtlj 00655'SZ6'OL6 1311 669L8 00 N3dStle'3AtlNVWAH1Stl3OL9 1S`dN31VO 'S t�OZ °w r,.. � O 0 0 LUOVOMUUnVM/INA Q CI- SIOalUHO2:1d 3ddINN11O S312:IVHO Ili -- -. -(1)1 ". --(;13-- -0- IIII o 0 0'0 ® o ho ti_ -,:z. o 00 ,o ��� o�- o,o �Ili ors ors oro ern 01 uI t--).1 01� �.,N �� �I° �1 �I o11 I m, o f 7; 11-_- - ob i mi I ��i o oa! 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W <,..., ,..,-0" '- -''',"-,. rih, 11 ,, _ c-.....:---;. i a M . # F- W ,,„„,-X.:, ; • 4 - r-- f 1 � { / :114 � y i�' 7 • ' ll ? r� . u, OF N yU © t J W H CCM INCE QU 2Q UQ P33 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 420 E. Hyman Avenue- Conceptual Major Development, Conceptual Commercial Design, Public Hearing DATE: July 25, 2012 SUMMARY: The applicant " *,. requests approval to demolish the #� K� + tor, existing 1970s two story building 1 and to construct a new three story ` ' y . building. The building is located a 3,000 square feet lot in the ' ! �� t ;mss:"� Commercial Core Historic District and is not considered a Y, contributing structure to the District. The building is currently a mix of commercial ,' 1411111111111lr t and residential uses. HPC is .1 asked to review Conceptual Major Development and r, r; 4 r ' Conceptual Commercial Design = ., fir Reviews. As part of Conceptual ". Commercial Design Review, the r11971 `\, P At( -.4 applicant requests approval to Image 1:420 East Hyman Avenue,existing condition. increase the height from 38 ft. to 40 ft. In addition, the applicant requests a variance from the dimensional requirements for the trash/utility/recycle area. RECOMMENDATION: Staff recommends that HPC continue the public hearing for the applicant to restudy the third floor setbacks, to lower the height of the building, and to provide more information on the trash/utility/recycle area. APPLICANT: Duvike Inc. c/o Aersacpe Ltd., 230 S. Mill Street, Aspen, CO p p PARCEL ID:2737-073-39-020—027,and 2737-073-39-801. 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 1 of 8 P34 ADDRESS:420 East Hyman Avenue, Lot 0, Block 88, City and Townsite of Aspen. ZONE DISTRICT: CC, Commercial Core, Historic District Overlay. . oybi s. L. r - Y. 3. / ti . sue r. a - j/I 4:4%, ilk* Ilk 4"I Image 2: Map of 420 E. Hyman in context of the Historic District. Yellow shading indicates individual landmarks. 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. 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 2 of 8 P35 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 scale, massing, height 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" and/or referenced below. SITE PLAN: The proposed site plan remains largely unchanged from the existing configuration. With the exception of the street facing commercial space, the upper and lower floors are accessed from the middle of the building off of the existing interior"alleyway." The interior"alleyway"is actually the adjacent private property; however a 10 ft. restrictive covenant (similar to an access easement) exists between the two property owners that allows 420 to use the space for access. This property is similar to a corner lot since there are two visible street facing facades due to the interior"alleyway." The building is proposed to have a zero front setback and is positioned parallel to the lot line, which continues to the define the street wall along the Hyman Pedestrian Mall. Parking is located off of the alley at the rear of the property adjacent to the proposed trash/utility area. Public amenity is proposed to be off-site improvements to the Hyman Pedestrian Mall (with Parks Department approval), as detailed at the end of the memo. A few of the relevant Design Objectives and Guidelines are below: 6.1 Maintain the established town gird in all projects • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. • The front of a primary structure shall be oriented to the street Staff is supportive of the proposed site plan and finds that the Guidelines are met. SCALE/MASS: The applicant proposes a rectangular form which is consistent with other commercial and mixed use buildings in the Historic District. In addition to building form, the Design Objectives and Guidelines emphasize maintaining a two story scale along the sidewalk. The applicant proposes a three story building along the Hyman Avenue façade with a cut-out on 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 3 of 8 P36 the second floor and a 12 feet south setback on the third floor. A balcony is proposed on the second floor facing the interior "alleyway" which provide some relief to the massing, but does not help to define a two story element. Third floor Setback: Staff is concerned that a two story building scale is not maintained at the sidewalk and finds that Design Guideline and Objective 6.25 is not met. The adjacent historic buildings to the east, 426 E. Hyman (Aspen Psychic) and 428 E. Hyman (Quicksilver), have 15 ft. and 23 ft. setbacks for third floor additions, respectively. Unlike the subject property, these buildings only have one street facing façade. The third floor setbacks render the upper level almost invisible from the Pedestrian mall which maintains a strong two story street wall and pedestrian environment along the north side of Hyman. In addition, Design Objectives and Guidelines 6.46 (a Final Review Guideline)requires a setback of at least 15 ft. when the third floor is over 12 ft. in height. The proposed third floor is 13 ft. in height; however, regardless of whether the height of the third floor is over 12 ft. Staff finds that the setback should be 15 ft. at a minimum to respect the adjacent historic structures. Increasing the third floor setback reduces the perceived mass of the building and reduces the impacts of the third floor on the context of the District. Staff is also concerned that the alley elevation does not step down in scale as stated in Design Guideline and Objective 6.24, which is visible from the Wheeler Opera House upper floors and down the alley from Mill Street. STAFF RECOMMENDATION: Staff recommends that the third floor setbacks be increased along the south (Hyman Ave.), west (interior alley), and north (alley) elevations to define a clear two- story scale. 6.24 Along a rear facade, 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. 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. HEIGHT: The Commercial Core maximum height limit is 38 ft. which may be increased to 42 ft. through Commercial Design Review. The applicant requests a height increase to 40 ft. The roof plan includes a mechanical area toward the alley. Mechanical is permitted to extend 5 ft. above the height of the building from the point at which the equipment is attached. 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 4 of 8 P37 Before discussing the overall proposed height, it is important to understand the breakdown of floor to floor heights for each story. The first floor is 15 ft. 6 in., second floor is 11 ft. 6 in., and the third floor is 13 ft. to the top of roof. Floor to floor heights are discussed at Final Review but it is important to understand what comprises the overall 40 ft. height request. Staff is concerned about the overall height of the building and its relationship to adjacent historic structures (see Image 2 on page 2 of this memo for adjacent historic landmarks). As illustrated in the contextual elevations provided on sheet A5 of the application, the proposed building does not reflect the scale of the adjacent historic structure as stated in Design Guideline and Objective 6.31 and 6.32. In Staff's opinion the proposed building height and proportions are not subordinate to the adjacent historic structure. While the proportions of building elements and their relationship to historic context are an issue for Final Review, the overall height of building overshadows the adjacent 2 story historic commercial structures to the east. 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. 6.31 A new building should step down in scale to respect the height form and scale of a historic building within its immediate setting. 6.32 When adjacent to a one or two story historic building that was originally constructed for commercial use, a new building within the same block face should not exceed 28 ft. in height within 30 ft. of the front facade. • In general, a proposed multi-story building must demonstrate that it has not negative impact on smaller,historic structures nearby. • The height and proportions of all façade components must appear to be in scale with nearby historic buildings. 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 5 of 8 P38 STAFF RECOMMENDATION: Staff recommends that the applicant restudy the height of the building to meet the required 38 ft. height limit. PUBLIC AMENITY: 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 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 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 RECOMMENDATION: Staff finds that standard 2 is met in the proposal. The applicant commits to at least $22,500 worth of public improvements in the Pedestrian Malls subject to Parks Department and Community Development Department approval. The improvements shall be consistent with any public infrastructure or capital improvement plan for the area. TRASH/UTILITY/RECYCLE AREA: B. Review standards for reduction of dimensions. The Planning and Zoning Commission may reduce the dimensions of a utility/trash/recycle service area by following special review procedures set forth at Chapter 26.430 if: 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 6 of 8 P39 1. There is a demonstration that, given the nature of the potential uses of the building and its total square footage, the utility/trash/recycle service area proposed to be provided will be adequate. 2. Access to the utility/trash/recycle service area is adequate. 3. Measures are provided for enclosing trash bins and making them easily movable by trash personnel. 4. When appropriate,provisions for trash compaction are provided by the proposed development and measures are taken to encourage trash compaction by other development in the block. 5. The area for public utility placement and maintenance is adequate and safe for the placement of utilities. 6. Adequate provisions are incorporated to ensure the construction of the access area. STAFF RECOMMENDATION: The proposed trash/utility/recycle area meets the dimensional requirements(15 ft. wide x 10 ft. vertical clearance x 10 ft. deep); however rather than orienting the service area along the width of the lot, it is turned 90 degrees to allow for 2 parking spaces. The applicant contacted waste haulers and confirmed that they will provide service to this type of trash area (Exhibit B). Staff contacted the Environmental Health Department to discuss the orientation of the area. They requested more information to review the proposal and make a recommendation regarding the requested variance, which has not yet been provided (see Exhibit C). 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 continue Conceptual Commercial Design Review and Conceptual Major Development Review for the project located at 420 E. Hyman Avenue to restudy the third floor setbacks, lower the height of the building and provide more information to the Environmental Health Department regarding the trash area variance request. Exhibits: 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 7 of 8 P40 A. Relevant Commercial, Lodging and Historic District Design Guidelines and Objectives. B. Letter from Mountain Roll-Offs, Inc regarding waste removal. C. Preliminary Comments from Environmental Health Department. D. Application. 420 East Hyman Avenue HPC Conceptual Reviews Staff Memo Page 8 of 8 hlkiiiii- 1 City of Aspen Commercial Core Historic District 4--14.1Z 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.) IIP. * -"fe...::,,„ gr‘ .... . .. ..T-,-,_ . ,,,,. _, ,111F 4%P.Ii °Nip Ille W. 410€7,,,,4,r114:::„400...&:‘1.41/4:1 1...,,,,.11:, -..,.-t, . 0111141 d,7s ,t , v •. x c --V 1 � po. .. 40 , o ' -- ' e4 r� . , _. , ...,,... ,..., . ...= 4 ,. ' The Commercial Core Zone District is located at the core of Downtown Aspen. Commercial,Lodging and Historic District ., page 91 Design Objectives and Guidelines "0.0 P42 Commercial Core Historic District City of Aspen Street Pattern As the historic core of the city, its current urban form reflects these origins. It is a grid of streets aligned to the north. Rectangular street blocks of 270 ft.by 220 ft.with long axes and rear alleyways are oriented east-west,and subdivided into 30 by 100 ft.lots.Buildings generally occupy the full lot width within the core area and span the full depth from street frontage to rear alley. This arrangement still anchors the historical urban ,. departures P�form of the city, despite some recent de Y -;y5,; from the traditional hard street edge. The variety Y of building forms &scales is influenced in areas by previous site-based open space requirements. , - The traditional lot widths continue to define the majority of the buildings in this area,either in total t' width or,where lots have been amalgamated, in their architectural composition, articulation and - fenestration pattern. This ensures that the city center is still appreciated for its essential human ° 4am _ w _ 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 va Design Objectives and Guidelines P43 • City of Aspen Commercial Core Historic District Storefront context ri Most buildings have features associated with .1--- - •a . .1-0 traditional commercial designs. Ground level -74,� -„..;� '' *,:, „, ' -.' y, floors of the buildings are oriented to pedestrian r `. _ i views,with large display windows highlighting �, ; -], 1 ,. �., t r•'"*,•s. the goods and services offered for sale inside. '�` "'�."; � �� ',��, '��, .'�'# ; *���_ Recessed entries are also typical. A horizontal ,''.0 "'- '- .,, `1.r,,� '' t ,T band of molding usually separates the ground r. 1_,:s-S: . 3"° r floor from upper portions of the facade and the '. t''` ay .� 1: parapet is capped with a decorative cornice. Y.I 1 1 _ , t ^,,4'T; These elements combined to establish a horizontal '4" 4 *, r.,3 emphasis along the street. #�� Fenestration on upper floors is predominantly l.. solid and void'hole in the wall'form and vertical ' 2 ' ,+1 ' , t ( t`l in proportion, reflecting classical architectural ` -' '; i ►- +'4 i 1 'he p p g E �, proportions.There are,however,departures from '- ==`-' j 'r • this pattern which contribute to the rich diversity _ ,,, a. of the street. A hard street wall as seen along the walking mall downtown is a Outdoor Spaces characteristic throughout Character Area 1, There are also instances of small scale spaces _ . - created by the set back of building façades. -',.: They are, however, the exception to the historic 1 :''"` alignment of building fronts.Where these are used tt: ',, for outdoor dining they provide attractive public , gathering spaces and street vitality.The intent is "ra , .� , _z, to maintain the strong definition of the street wall , i . in this area,and therefore creating further breaks ' ` a;. in the street wall should be minimized. 4-: R =.`=' ` " 1 The resulting character is both intimate and 'F.► °` ' stimulating, and in keeping with the variety f` 1,, y and harmony unique to Aspen. There have been departures from the hard street edge, where x°14 "; I' more recent development has stepped back I • �h ; to create semi-basement space and detached or internal retail frontage often on more than one level. In many cases these have detracted - - - - - -'_.y from the immediate relationship between shop Y frontage and public sidewalk and the sense of v �ar `r '. ' street facade definition, with adverse effects on - -" `'�' _ _.�..,q, -r 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 Districts• page 93 Design Objectives and Guidelines P44 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 Commercial,Lodging and Historic District a�' Design Objectives and Guidelines P45 City of Aspen Commercial Core Historic District Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage. Street & Alley Systems ® ` , The street pattern is essential 'infrastructure' Mow 111% for the character of the district. The north/ south orientation of the streets accentuates x ' the relationship of the City with its dramatic landscape setting. ,#.., I, .L141 b The circulation pattern provided by the network of streets,alleys and courts should be retained to "° picr ensure maximum public access. It should not be r enclosed by gating and it should not be spanned 11/0,W aleihsilltat by development above. Wherever possible lifir Itial,..*rati "wig htivp pedestrian access to alleys should be enhanced. The creation of additional public walkways to Mt . ® 1 rear alleys and other public spaces enhances the interest of the city center. The network of streets,alleys and existing pedestrian passageways enhances access in the downtown. Additional links and an enhanced public circulation pattern can increase commercial frontage and access to the side,to the rear and also to the interior of development sites. Improved access also creates opportunities for additional commercial space,which is to be encouraged. Street Grid The original arrangement of parcels significantly affects the visual character of the area. The city was platted on a grid system of lots and blocks, and buildings were typically sited parallel with these lot lines. The layout of early buildings, streets, sidewalks and alleys still can all be seen in this system, and should be maintained. 6.1 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Commercial,Lodging and Historic District fr page 95 Design Objectives and Guidelines P46 Commercial Core Historic District City of Aspen Internal Walkways ti ys. a t 6.2 Public walkways and through courts, when appropriate,should be designed to create € 1 access to additional commercial space and 0.7 r : I 3 frontage, within the walkway and/or to the rear of the site. - e, I • See also: Public Amenity Space design `� it i guidelines. Alleys ZI . Historically, alleyscapes were simple and Maintain the established town grid in all projects. utilitarian in character,with a variety of materials and building scales. Many structures had additions that were subordinate to the main building, stepping down in scale at the alley. Others had loading docks, stairs and balconies that contributed to the human scale. This traditional character should be maintained, while accommodating compatible new uses.The continued development of visual interest in these alleys is encouraged.Greater variety in forms and materials is also appropriate here. 6.3 Develop an alley facade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. page 96 441 Commercial,Lodging and Historic District Design Objectives and Guidelines P47 City of Aspen Commercial Core Historic District Parking The character of the Commercial Core Historic District is one which is primarily appreciated ° ` on foot. The human scale and concentration of .•SF. walkable streets is a key attraction. Therefore ill ` ! }'�� the visual impact of parking should in all cases u> 9 I i i 4 be minimized. Parking should be structured or r placed underground where the scale and setting _ • 4 i of the site affords this opportunity. Where a R ' parking structure is considered this should be --- contained within a'wrap' of commercial and/or Where a parking structure might be considered this should be residential uses. within a 'wrap' of commercial and/or residential uses, as this building is. 6.4 Structured parking should be placed within a'wrap'of commercial and/or residential uses. • The exposure of auto entry areas should be minimized. ' 6.5 Structured parking access should not - have a negative impact on the character of the street.The access shall be: `` ; • Located on an alley or secondary street if necessary. • Designed with the same attention to detail and materials as the primary building façade. Parking access located on an alley and integrated into the building design. • Integrated into the building design. Commercial,Lodging and Historic District page 97 Design Objectives and Guidelines P48 . Commercial Core Historic District City of Aspen Public Amenity Space In every case Public Amenity Space should be well defined and carefully designed. The design On site and communal open space has been a 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 � ;". 4 Q7', , , , ensure that it is permanently open to the '{ public and provides interest in the form of a 44 ' �'�'" � tom' k"-�' '�'�`` �'"� .t > t-�.4 7 `? _ : �' scenic or other interpretive marker for the life z .' s � ri of its service as a public amenity space. ?° ;,®. '�' Achieve second floor patio space that . r 1 provides access to affordable commercial uses. � = ��',, The Downtown Enhancement and Pedestrian Plan P .,at 4 • _ . .. .. _ should serve as an additional reference. Where open space within a parcel is appropriate,develop an amenity that can be experienced by the general public. page 98 Commercial,Lodging and Historic District p?,.41 Design Objectives and Guidelines - P49 City of Aspen Commercial Core Historic District Public Amenity Space Types ti- v ,., ' , y Public amenity space is a requirement in the �' t �� Commercial Core. In this area, particular types , I# it of public amenity space would be in character , 4, �y�• �._� with the urban form of the Commercial Core area. . , ,` ` • J These include: °�"r • �„,�, A . :'- "e,',... • Street facing amenity space • " q" �' • Mid-block walkway amenity space 1 ` tp 0"'* `lei : ' k l •' F} • Alley side amenity space s x. '- p • Second level amenity space ° �: • Front yard amenity space .� - Guidelines for the location and design of each of 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. 1 ' I i- 1 a t .- .v Gam_` 6 . . y t1 1.4, �_ =I-1r t'. The walking mall in Downtown Aspen provides substantial public amenity space for 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 <,,. page 99 Design Objectives and Guidelines P50 _ Commercial Core Historic District City of Aspen . Street Facing Amenity Space a. A street facing amenity space, usually located -, towards the middle of a block, maybe considered. - , s : r ' However, within the heart of the district, where _ the greatest concentration of historic storefronts ' , l ' i align, creating new gaps in the street wall is _ 3°` '— i discouraged. Providing space on sites that are i "' located in the outer edges of the district,especially h k' a. —1-"-- �t t .. `� —`. ti_- s 1 iir,' along the southern edge is more appropriate. —.7— 6.6 A street facing amenity space shall meet - - 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 ' , j_. ', : • Be paved or otherwise landscaped 6.7 A street-facing public amenity space shall ,, . remain subordinate to the line of building ar ` e, �€ ,gp .,it.'.. - fronts in the Commercial Core. t_ " - • Any public amenity space positioned at the t" - 1 ,-1 :; •' street edge shall respect the character of the +'' ,. streetscape and ensure that street corners are well defined, with buildings placed at the x sidewalk edge. W • Sunken spaces, which are associated with ' 6, some past developments, adversely affect 1.1r.Nrr%) the street character. Where feasible, these 8 .,. should be replaced with sidewalk level n) a' improvements. 1, — ' ` �- . .3 6.8 Street facing amenity space shall contain * " features to promote and enhance its use.These may include one or more of the following: Street facing amenity space should contain public art and other • Street furniture amenities to promote its use. • Public art • Historical/interpretive marker The detailed design of Public Amenity Space, with regard to guidelines 6.8,will be a matter for approval at the Final Review Stage, although it may be discussed at the Conceptual Stage. page 100 Fc Commercial,Lodging and Historic District ,-•,,, Design Objectives and Guidelines - P51 City of Aspen Commercial Core Historic District Mid-Block Walkway Amenity Space ' ' , ,3 '' , New buildings on sites occupying more than , ,'x' tF_ one traditional lot width may provide a mid- f , d - l -. block walkway or through court within a single ° , ,�:' ; development or between two developments. �. *!. This type of space shall be an extension of and a , m; i;, ' .-;- complement to the street and public circulation i ,F E f network within the center of the city. See also -^' Street&Alley System design guidelines. .F -C- 1 ey -^ I [. �2 The Commercial Core is highly regarded for .. , its pedestrian character and 'walkability'. The " z' , ' fa opportunities created by the extension and -- enhancement of the public circulation network ,w L �" has distinct urban benefits and is encouraged. J " Typically only one such space would occur along ,....„i a single block face. '' w 1 This form of Public Amenity Space should be a consideration on larger development sites 7'" ` � within the city. It links the potential of additional commercial frontage and access, with human scale space and circulation, enriching the public experience. Situated along the edge of a development site,it should extend to link with the A mid-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 �, space between the two. !` ` r�� , 6.9 Mid-block walkways shall remain , 4,:cK�,i =a„?Ill-m:1 r''.rr,1Y subordinate in scale to traditional lot widths. ' +�' z. „��1{-;r "' }r • Mid-block ,sshallbebetween �re, r� � c, , 8 ft. and 10 ft.in width. ;�r' , -.... 6.10 A mid-block walkway should provide ‘ f ' public access to the following: , • Additional commercial space and frontage —i = within the walkway ._I r� k- • Uses located at the rear of the property . i 1. t4% fi `.ik& 'z : 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 d -1 page 101 Design Objectives and Guidelines , P52 Commercial Core Historic District City of Aspen \:7\----1..._ ;' _� Alley Side Amenity Space - � ,r T Public amenity space may be located to the rear ,1.ti_� -V- — r --_-__ 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 e- t~r~i .. `------.-. w space may also be located at the corner of an alley and a street. Such spaces should be designed _ - F to enhance the use of alleys for supporting I - �� 1 ` commercial uses. `' 6.11 An alley side amenity space shall be r '` designed to have these characteristics: -'R--- =` Direct public access to commercial space at ''gin s Y street or second floor levels Public amenity space located at an alley should generally be south • 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 ".!t.. Commercial,Lodging and Historic District c..e.1 ' Design Objectives and Guidelines P53 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 when it is compatible with the historic context r-- 144.- ;, ' and is clearly inviting for public use. This will r be most successful in association with outdoor E i r . 0 dining space. In this respect it may be favorably I 1 1 considered within sites affected by mountain i_ , 1 _ i 4, 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. V I • If located on a historic property,it may not i � alter the appearance of the resource as seen ' from the street. 1 _• 6.13 A second floor amenity space should meet _I all of the following criteria: ,*,. `` • 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 maximize solar access and mountain views, or `"0 'Pi t,• views of historic landmarks. r�q . ft a a , 6.15 Second level space should provide public - t j access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. :. 1I ri ti .` i F 7.:":..._: ' 31 , Second level public amenity space shall provide permanent public access from the street. Commercial,Lodging and Historic District .04-;1 page 103 Design Objectives and Guidelines '"_:, P54 Commercial Core Historic District City of Aspen Front Yard Amenity Space Certain areas within the Commercial Core retain a , t t distinct historic residential character.This is often '- _ : M � defined by a landscaped front and and side and .� r z Y p yard yard ,,- ' -` '� setback. To maintain and enhance this tradition , , �" in certain areas,a landscaped front yard amenity I _ `')'1'4,110..;-'14,-- •' space maybe considered. r', c I °t_----- •`# 6.16 Second level dining may be considered. ' • If the use changes, the space must remain ir....e.04m. .,-.. " 4 t ` accessible to the public, so long as it is to -_, , be considered meeting the public amenity Certain areas within the commercial core are identified 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 pi.��' r,. ,��r�` story residential type building. ■1 . � . i ,.. II . Building Placement NM I_Im E.H man Ave. Hyman Corners N ` Street corners are important elements in the I N ■ N. street block and in the framing of many of the ■ g = views which characterize the Commercial Core. 3 Ilall- Man buildings on corner lots exhibit special I1� � Y buildin g p 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 appropriate in many corner lot locations and II 1,1E2 ,,,,,, lip� v I I N should be encouraged.Here the buildings should III Ili Millii II. confirm the pattern of a strongly defined building wall at the street edge. Building façades should M p b e oriented parallel to the street, with variation E.Hyman Ave, pm:�dw mau in front wall setbacks kept to a minimum. Any III1Ladeparture from the street wall, for well defined 3 and designed public dining space, should occur g. as an accent within the street block, not the g ° U 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 a"fit�., Commercial,Lodging and Historic District Design Objectives and Guidelines P55 City of Aspen Commercial Core Historic District Building Setbacks ` 1 " "" � `'- " £ ` 4 The Commercial Core has a strong and relatively consistent street façade line. Corner buildings, ', ' h. often of late 19th/early 20th century form,anchor ,..., the street block in many instances. Within the street façade however there are some departures , (; = •I if I I ,, t—t from this where small areas of open space provide 2 w -- i', f`° individual street dining experiences. `: fiii E1 .i,.-j.'� .a1,, t ;is t: Setbacks within the central commercial area PP should reinforce the objective of maintaining �" and enhancing the special urban and traditional °�- '� 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 , � , ,, ,k . 4.. city. These should however remain as an accent `�� within the street facade. ', � k 1 , It Side setbacks provide the opportunity to create or , t q �° i ` Lk7 ,.;.. . enhance public passageways or through courts to i fit- ® _• ,i°-'1-- the rear alley, with the advantages of improved :::' ;;;',';;11 public permeability, access and additional °i r-°,' "a i, €'y commercial frontage. See also Street&Circulation ,' i : E " * � Pattern design guidelines. Rear setbacks create s the opportunity to achieve more creative and . xy; y . � tsg , attractive commercial and public space to the rear _ �: , ° � of the site and alley. -•- Yi� ''''` ;1r n r (Al it - '..;:: ,.-,.. i 1,1 ,,,,:,i,,;: , H In sum, buildings create a strong edge to the _ .;id A.--..-:.:.- ,. t on the street because they traditionally aligned 51. - " � 1 �;, b .I ,* . front lot line and were usually built out to the full ' ?- I c::' width of a parcel.Although small gaps do occur �� "� - P between some structures, these are exceptions. :'` RY, 16? V 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 u`r page 105 Design Objectives and Guidelines o P56 . Commercial Core Historic District City of Aspen 6.18 Maintain the alignment of façades at the ' sidewalk's edge. ' • Place as much of the façade of the building } at the property line as possible. '.:, . 74,' ,s, - , , _ • Locating an entire building front 4 _, ,: Bpi behind the established storefront line is ,` inappropriate. r 1 • A minimum of 70% of the front façade . shall be at the property line. ,...,49., , :, ,,,,,,,, .b '''� 4 . ° � 6.19 A building may be set back from its side $,:if ,4 �� , �`� - mi l- lot lines in accordance with design guidelines ' �._ ii,,4 . . < ' - $# ; identified in Street & Circulation Pattern and °� y-, .„, Public Amenity Space guidelines. , ,p, ,t „I g i' •�r:".,-,4 gnu„,-.1 .m Building Orientation �r` �' ' . Development within the core area has been 4.' 0'_' i` '' traditionally oriented with the street grid. This g � t g r': relationship should be maintained. a k• a .0'4,11; � 6.20 Orient a new building to be parallel to its lot lines,similar to that of traditional building orientations. <.€ � • The front of a primary structure shall be oriented to the street. 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 ,"rt.. Commercial,Lodging and Historic District G.∎,. Design Objectives and Guidelines P57 City of Aspen Commercial Core Historic District Building Form A prominent,unifying element of the Commercial Core is the similarity of building forms. I Commercial buildings were simple rectangular �k ", ~r solids,deeper than they were wide,with flat roofs. '1'414` l In a few instances,gabled roofs,with false fronts, 4. et i t I ; may have been seen. This characteristic of flat ;i roof lines is important and should be continued [ l r�" r in new projects. ;_ .. 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 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 facade,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 u`r page 107 Design Objectives and Guidelines P58 Commercial Core Historic District City of Aspen Building Height, Mass & Scale The character of the Commercial Core derives • �:-'- in part from the range and variety of buildin , j • heights. These vary from one to three stories. Building height with traditional lot width and t,- °" creates a constantly changing cornice profile along a block face. This is the basis of the human scale, : f r architectural character and visual vitality of the city center. New development in this area should continue this variation. With respect to scale,a new building shall also be Maintaining a block facade 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. Two Story Scale 6.25 Maintain the average perceived scale of ul --� two-story buildings at the sidewalk. - i E • Establish a two-story height at the sidewalk _,.,. edge,or provide a horizontal design element t at this level. A change in materials, or a 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 façade 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 Commercial,Lodging and Historic District Design Objectives and Guidelines P59 City of Aspen Commercial Core Historic District 6.27 A new building or addition should reflect 1- 'f' • ` -' the range and variation in building height of '' ,. s .. the Commercial Core. -:; _; ' , • Refer to the zone district regulations to ,p t "� . " „ ,44 determine the maximum height limit on the k _ � ' Nce,;,, subject property. '°p � '°°' , ; }. '' • e ' • Aminimum 9 ft.floor to ceiling height is to be , -�`',, _ "'° 4 r maintained on second stories and higher. �I .„ � l l!!;I �� 1I1 , �u ti • Additional height,as permitted in the zone �� _ , `''- 4 " --- district,may be added for one or more of the *``. ` ' . '' following reasons: - In order to achieve at least a two-foot fe.-, °-, , - 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, --_-— --,— 7`- -' etc.) 7 7-1 is - Some portion of the property is affected _ -__ = � by a height restriction due to its proximity : '. f ' to a historic resource, or location within `.,,_p . '; . I , I 1 a View Plane, therefore relief in another '' ,;1-,.{:'a-*..-- 1`tk . area may be appropriate. A " F.a<�i '1 - 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 façade. 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 . 3-84.2' 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 Building façade height shall be varied from the façade 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 'A,,1 page 109 Design Objectives and Guidelines P60 . Commercial Core Historic District City of Aspen • � - ` -"� Height Variation for Larger Sites -___ _ - Buildings within the commercial center and x historic core of Aspen represent the traditional lot _- '�f widths of the city(30 ft.),either in building width f ,111. or the horizontal and vertical design articulation �A1 r of the street façade. New development occupying H a site of more than one traditional lot width �. .0 - , Nil should be designed to integrate with the scale ti 4 i .li�,1 architectural b rh hm of existing r streelta des ! ,il y should also be reflected in new development to retain and enhance the human scale and character • , . � _ = '° ;,,,, of the center of the city. r 6.29 On sites comprising more than two r- ' traditional lot widths, the facade height shall ' ': be varied to reflect traditional lot width. ,r The façade height shall be varied to reflect `=h f '''P' ---1.'' �' traditional lot width. "-• ' . <> J. • ,r • Height should be varied every 60 ft. k, -'i1`lu`" minimum and preferably every 30 ft. of ili c i. linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft.façade 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 upper floor setbacks, the roofscape form and variation in upper floor heights • Variation in building façade heights or cornice line page 110 -z. Commercial,Lodging and Historic District -4,,1 _ Design Objectives and Guidelines P61 City of Aspen Commercial Core Historic District Height Adjacent to Historic Structures The Commercial. Core Historic District is the - _ - `= - - =_ - setting for a very diverse range of historic structures. Designing a building in the historic district demands a sensitivity in design analysis . .r ' - and approach which is exacting and which will 1. . , vary with each situation. The intent is that a " ,j! ,* new building or addition to an existing building should be designed to respect the height and ; `'__, scale of historic buildings within the commerciall'$r core. Historic One Story 1 Commercial Type .a fi 6.31 A new building should step down in Building scale to respect the height, form and scale of a historic building within its immediate setting. Building facade height shall be a maximum of one floor higher within 30 ft.of an adjacent single story historic building. 6.32 When adjacent to a one or two story historic buildingthatwas originally constructed -,, ' for commercial use,a new building within the - same block face should not exceed 28 in height .`' ■ within 30 ft. of the front facade. r - - , • In general,a proposed multi-story building . must demonstrate that it has no negative - m impact on smaller, historic structures nearby. ' T 2:_r• The height and proportions of all façade Mr components must appear to be in scale with Historic One Story Residential nearby historic buildings. type Building 6.33 New development adjacent to a single New infill adjacent to historic miners cottages shall not exceed story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the constructed for residential use shall not exceed historic structure. 28 ft.in height within 30 ft.of the side property line adjacent to the historic structure, within Iconic Historic Structures the same block face. Visually prominent historic structures 6.34 The setting of iconic historic structures influence the design character of Downtown should be preserved and enhanced when Aspen and should be recognized.These are: feasible. • • On sites comprising more than two The Wheeler Opera House • traditional lot widths, the third floor of The Elks building • the adjacent lot width should be set back a The Independence building • minimum of 15 ft from the front facade. Pitkin County Courthouse • Step a building down in height adjacent to Hotel Jerome • • an iconic structure. City Hall •• Locate amenity space adjacent to an iconic St. Mary s Church structure. • Commercial,Lodging and Historic District G�lfl_� page 111 Design Objectives and Guidelines ";a P62 - Brian West From: Herman Aardsma <herman @mrico.net> 4,4 • 'Sent: Friday, April 27, 2012 6:47 AM To: Brian West Subject: RE:420 E. Hyman: proposed building plans Brian, I have looked at the site plans and have gone to the site and looked at the alley access. I believe all work fine for a small compactor(3 or 4 yard) which the route driver can pull out to the alley and empty. The largest container,that is not a compactor, would be a 4 yard container on wheels. If a compactor is the choice the owners make,you will need to for 208 3-phase power out to the service area. You may contact me at 309-1101 with any additional questions. Herman Aardsma Director of Operations Mountain Roll-Offs Inc. From: Brian West[mailto:brianw@Cunniffe.com] Sent: Friday, April 20, 2012 5:11 PM To: herman(amrico.net Cc: Janver Derrington Subject: 420 E. Hyman: proposed building plans Herman, On behalf of Janver Derrington in our office, I'm sending to you the proposed building plans for 420 E. Hyman Ave. in Aspen. Included are all four floor plans, site plan, and the alley elevation (sheets A-1, A-2, and A-4). Please review these and drive by the existing building if you need, then reply to us if you believe that the proposed service area behind the proposed building will or will not be sufficient for your access. The City of Aspen requires your sign-off on the service area before they will process the proposed building in their system. Please contact either Janver or me if you have any questions. We look forward to your feedback. Regards, Brian West Brion West ( Seni,1r Project Architect Charles Cunniffe Architects 610 East Hyman Avenue Aspen, Colorado 81611 970 925.5590 =six: 970.925,55076 ma!': bnianw"S cunni fe.corn b: ..r ww.cunniftc.corr:. i't,z E a .v.. .... .. ,. . { I ;'..: .:'._1�- t t � YfE.. i�. OF f\t�\..,r..3I:.!_. _,```� CO WEST 77 .� ., L,,.h, t _..l L fiti{Vr `..J. _.L fib`. 1 •PliitikiV&CP, Sara Adams From: Ashley Cantrell 11611 Sent: Thursday, June 14, 2012 10:55 AM To: Sara Adams Subject: RE: trash/utility referral After reviewing the plans for 420 E Hyman, it is unclear where they propose to place trash and recycling containers. Do you think they plan to use the area adjacent to the parking spaces? I would ask the applicant to detail where a 3-4 trash compactor will fit and where the 4 recycling containers will fit.Although the applicant contacted the waste hauler and received approval for a small compactor,the hauler did not mention space or access to recycling containers. The Environmental Health Department would appreciate more information in order to fully review the proposal. Ashley (970)429-1798 From: Sara Adams Sent: Monday, June 11, 2012 11:42 AM To: Ashley Cantrell Subject: trash/utility referral Hi Ashley, Could you take a look at the attached documents and see what you think about the trash utility area?The Land Use Code requires trash/utility/recycle areas on properties that are 30' wide or less to be 15 linear feet with 10' of vertical clearance and 10' deep. The proposal is for a trash area that is 10' wide, 10'vertical clearance and 20' deep. They did not tell me exactly what type of trash/ recycle receptacles they plan to use. I asked them to get some comments from waste management companies to see if the proposed area was feasible (see attached). They need a variance from HPC at the end of the month. What do you think? any chance you could get back to me by Friday or Monday? Thanks! Sara Sara Adams, Senior Planner City of Aspen,130 South Galena Street Aspen, CO 81611 tele. 9701429.2778 fax. 9701920.5439 www.aspenpitkin.com 1 EXHIBIT i ? l AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: If p ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: 3w.R., a 5:00 e , 20 t2 STATE OF COLORADO ) ) ss. County of Pitkin ) i L (name, please print) being or representing an Applicant to the ity 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: 1 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. Signature The foregoing "Affidavit of Notice" was acknowledged before me this 7 day of al-wets— , 20(2, by ,4-v->, '-e-(c-t Sc c PUBLIC NOTICE RE: 420 E.HYIAN AVENUE,CONCEPTUAL MAJOR DEVELOPMENT AND CONCEPTUAL WITNESS MY HAND AND OFFICIAL SEAL COMMERCIAL SIGN REVIEW,DEMOLITION, SPECIAL REVI N NOTICE IS HEr1EBY GIVEN that a public hearing f will be held on'Wednesday,June 27,2012,at a My commission expires: (91(._‘31 1 V> meeting to begin at 5:00 p.m.before the Aspen {{{ Historic Preservation Commission,Council Cham- bers,City Hall,130 S.2Galena St.,Aspen,to consider an application submitted by Duvike Inc., / ' do Aerscape Ltd.,230 S.Mill St.,Aspen,CO. The / 1 ,/ q applicant is represented by Charles Cunniffe -� . r _ ��"� �' 7�1� Architects.The project affects the property located Notary Public at 420 E.Hyman Avenue,Duvike Condominiums, Lot 0,Block 88,City and Townsite of Aspen, County of Pitkin, State of Colorado. PID #2737-073-39-020 through -027, and 2737-073-39-801. The applicant proposes to de- molish the existing building and replace it with a three story mixed use building that includes com- mercial,free market residential and of f fordr aab4I housing.The applicant requests app ft.tall building through Commercial Design Stan- dard Review. Special Review is requested to vary ATTACHMENTS AS APPLICABLE the dimensions of the trash/utility/recycle area. • Off-site public property.amenity furtheP nfodrmat on ncontact HE PUBLICATION Sara pmsatt Sara Adams at the City of Aspen Community De- PH OF THE POSTED NOTICE (SIGN) velopment Department,130 a s�i asoeri co usn co,(970)429-2778, E OWNERS AND GOVERNMENT AGENGIES NOTIED )Ann Mullins;Chair, Aspen Historic Preservation Commission 202 Published in the Aspen Times Weekly on June 7, _ L�k.,ANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 I ,Il lp AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: E.• 14 mart At e.14412, ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: , 20012 STATE OF COLORADO ) County of Pitkin ) ss. 15rian (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereb er certify that I have complied with the public notice requirements of Section 26.304 0y (E) of the Aspen Land Use Code in the following manner: 060 Publication of notice: By the publication in the legal noce 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 Community Development Department, which was made suitable, ate proof 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 was continuously visible from the p armg and including the date and time of the public hearing. A Ju h ' 20012 , to notice (sign) is attached hereto. photograph of the posted 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 the public hearing, notice was hand delivered or mailed by first class postage to 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 the y 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. 't--------434--- 1 Signature The foregoing "Affidavit of Notice"was acknowledged before me this 1. day of Su N a , 206t^.., by 15;luRa WriST . WITNESS MY HAND AND OFFICIAL SEAL x.' ., . ����44 My commission expires: 0$1261A016—... ..7-4T---,----31104:?‘&2.4......< 43-----> ' q oCKalxlreaan . Notary Public _ - 00c•?tY.?.& PUBLIC NOTICE ; .,,„,TONI June 27.2012 u �,_�:- , I TONI R03E• Date: 1 5pm • Time 3WER3KY r Puce 130 S.Galena st. r Basement level of city Hi,II I,iN�•.•.••••••- Purpose: MENTS AS APPLICABLE: Y` .- N ,, HPC is to consider an application _ :cation for Conceptual tv,a,or DevetppTen POSTED NOTICE(SIGN) My EON OW Commercial oesign Review Def oilist°n aid Spec al Re�lew t° D GOVERNMENTAL AGENCIES NOTICED demolish the existing building 8 bUOd a 3 story mixed use building The _' applicant requests approyal fora 40 ft.tall budding The applicant rs ii Ste.. TION OF MINERAL ESTAE OWNERS NOTICE Inc do AerscaPe Lld,230 S ,c ci c0 FOr"^formation contact_ §24-65.5-103.3 Planning Deft at 970 92°-5090 . - � -s a_.. RE: 420 E. HYMAN AVENUE, CUBLIC NOTICE ONCEPTUAL MAJOR DEVELOAND CONCEPTUAL COMMERCIAL DESIGN REVIEW, DEMOLITION, SP ALEREVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 27, 2012, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Duvike Inc., c/o Aerscape Ltd., 230 S. Mill St., Aspen, CO. The applicant is represented by Charles Cunniffe Architects. The project affects the property located at 420 E. Hyman Avenue, Duvike Condominiums, Lot 0, Block 88, City and Townsite of Aspen, County of Pitkin, State of Colorado, PID #2737-073-39-020 through -027, and 2737-073-39-801. The applicant proposes to demolish the existing building and replace it with a three story mixed use building that includes commercial, free market residential and affordable housing. The applicant requests approval for a 40 ft. tall building through Commercial Design Standard Review. Special Review is requested to vary the dimensions of the trash/utility/recycle area. Off-site public amenity is proposed adjacent to the subject property. For further information, contact Sara Adams at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2778, sara.adams@ci.aspen.co.us. s/Ann Mullins Chair,Aspen Historic Preservation Commission Published in the Aspen Times on June 7, 2012 City of Aspen Account Easy Pee!®Labels I A E1 Bend along line to I 0 WY®5160®se Ae Template 51600 A Feed Paper expose Pe •U Edge' . A 305-7 MILL STREET LLC 412 N PAULINA 400 HYMAN LLC 409 EAST HYMAN LLC 6829 QUEENFERRY CIR CHICAGO, IL 60622 BOCA RATON,FL 33496 C3 RO PROWL ARBONDALE,CO 81623 AP RT 29 LLC 517 EAST HOPKINS AVENUE LLC 517 E HOPKINS AVE CIO KATIE REED MANAGMENT ARCADES ASSOCIATES LTD LLC ASPEN,CO 81611 418E COOPER AVE C/O KRUGER&CO ASPEN,CO 81611 400E HYMAN AVE ASPEN,CO 81611 ASPEN FILM ASPEN FIRE PROTECTION DISTRICT 110 E HALLAM ST#102 AVH ONION VENTURES II LLC 8.208 ASPEN, CO 81611 420 E HOPKINS AVE ASPEN, CO 81611 601 E HYMAN AVE ASPEN,CO 81611 BARNETT-FYRWALD HOLDINGS INC BENTLEYS 500 PRESIDENT CLINTON AVE STE 310 O BOX 10370 THE WHEELER BID0 PEA BERT INVESTMENT CORP LITTLE ROCK,AR 72201 2870 NTA GA 30305 RD#427 • ASPEN,CO 81612 ATLANTA,GA 30305 • BLAU JEFF T C/O RELATED COMPAINES BPOE ASPEN LODGE#224 BRAND BUILDING CONDO ASSOC 60 COLUMBUS CIRCLE FL 19 210 S GALENA ST#21 NEW YORK,NY 10023 ASPEN,CO 81611 205 S GALENA ST ASPEN,CO 81611 CARLSON BRUCE E TRUST CHARLIES COW COMPANY LLC CITY OF ASPEN PO BOX 3587 315 E HYMAN AVE ATTN FINANCE DEPT ASPEN,CO 81612 ASPEN,CO 81611 130 S GALENA ST ASPEN,CO 81611 COLLINS BLOCK LLC 205 S GALENA ST COLORADO CABLE COTTONWOOD VENTURES I LLC ASPEN, CO 81611 ASPEN,500 PRESIDENT CLINTON AVE#310 LITTLE ROCK,AR 72201 E HYMAN AVE AS CO 81611 COTTONWOOD VENTURES II LLC ATTN JANA FREDERICK COX JAMES E&NANCY 0/0 KRUGER&CO DENSON JAMES D 300 CRESCENT CT#1000 DALLAS,TX 75201 400 E HYMAN AVE PO BOX 1614 ASPEN, CO 81611 TUBAC,AZ 85646 • DOLE MARGARET M F&M VENTURES LLC CIO FIRST NATIONAL BANK OF 0/0 FOOTLOOSE MOCCASIN MAKERS INC CEDARIDGE MORRIS&FYRWALD RE PO BOX 8455 415 E HYMAN AVE CIO MANUEL GOUVEIA ASPEN,CO 81612 ASPEN,CO 81611 44 SlLVt=RADO CT. CANON CITY, CO 81212 G&K LAND CO LLC GLENROY PARTNERS 2.9% GODIVA HOLDINGS LLC 140 PITKIN MESA DR PO BOX 2157 ASPEN,CO 81611 SANTA CRUZ,CA 95063 435 E MAIN ST ASPEN,CO 81611 ttiquettes faciles a peter , 0 Utilisez le gabarit AVERY®51fi0® i Sens de Replie$ Fa hachure aft del vuuwv,averycoy» chargemen4 reveler le rebord Pop•UpTM 1-800-GO-AVERY A .b i Easy Peels Labels Easy APe Peel® 5160® A A Feed Paper ^--� Bend along line e Use expose Pop-Up EdgeTM. 1! , Qv ®516660 1 GOLDEN ARTS CONNECTION LLC -� A DBA ASPEN INTERNATIONAL ART GORDON DAVID F&LETICIA LLC 213 S MILL ST C/O JOE RACZAK/NORTH OF HELL MGT 19794 GRIFFITH LARRY R ASPEN,CO 81611 555 E DURANT 19794 ESCADA CT ASPEN,CO 81611. REDDING,CA 96003 HALL CHARLES L HINDERSTEIN MM REV TRUST HORSE ISLAND LLC PO BOX 1819 4415 HONEYMOON BAY RD ASPEN,CO 81612 GREENBANK,WA 98253 415 E HYMAN AVE#16 ASPEN,CO 81611 HYMAN MALL COMMERCIAL CONDOS LLC ISIS BUILDING LLC ISIS GROUP 290 HEATHER LN 205 S MILL ST#301A C/O COURTNEY LORD ASPEN,CO 81611 ASPEN,CO 81611 9 PYRAMID RD ASPEN,CO 81611 • KANTZER TAYLOR MICHAEL FAMILY KANDYCOM INC 766 SINGING WOOD DR. TRUST#1 KAUFMAN GIDEON I ARCADIA, CA 91006 216 SEVENTEENTH ST C/O KAUFMAN&PETERSON MANHATTAN BEACH,CA 90266 315E HYMAN AVE#305 ASPEN, CO 81611 • KOPPAMELIA L TRUST KREVOY SUSANNE SEPARATE PROP LEVY LAWRENCE F& 1000 DOLORES WY#B TRST 50% CARBONDALE,CO 81623 2311 LA MESA DR 980 N MICHIGAN AVE#400 CAROL SANTA MONICA,CA 90402 CHICAGO, IL 60611 LINDNER FRITZ DISCLAIMER TRUST LOMA ALTA CORPORATION 50% 66966 TEN PEAKS CT PO BOX 886 MASON&MORSE INC BEND,OR 97701 LANCASTER,TX 75146-0886 514E HYMAN AVE ASPEN,CO 81611 • MILL STREET PLAZA ASSOC LLC C/O M&W PROPERTIES MTN ENTERPRISES 808 205 S MILL ST#301A C/O OX HILLIS 57 OF SNOWMASS NH ONION VENTURES II LLC 16.918% ASPEN,CO 81611 PO 80X 5739 • 601 E HYMAN AVE EAGLE,CO 816315739 - ASPEN, CO 81611 OSA TRUST 50% C/O KREVOY SUSANNE BELZBERG P&L PROPERTIES LLC PRADA USA CORP 2311 LA MESA DR 101 S 3RD ST#360 C/O GIORGION RIGHETTI,CFO SANTA MONICA,CA 90402 GRAND JUNCTION,CO 81501 610 WEST 52 ST NEW YORK,NY 10019 RED ONION INVESTORS LLC 65.784% C/O KATIE REID MGMT RG ONION VENTURES H LLC 4% 418 E COOPER ST 601 E HYMAN AVE SH ONION VENTURES II LLC 2.19% ASPEN,CO 81611 ASPEN,CO 81611 601 E HYMAN AVE ASPEN,CO 81611 SILVER SLAM COMMERCIAL LLC C/O RELATED COMPANIES/JEFF BLAU SLAM COMMERCIAL LLC 60 COLUMBUS CIR 2100 E MAPLE RD#200 VOLK PLAZA LLC NEW YORK,NY 10023 BIRMINGHAM,MI 48009 995 COWEN DR#201 CARBONDALE,CO 81623-1657 ttiguettes faciles A peter i Utillsez le gabarlt AVERY®5160 Sens de Replier A la hachure a.%de I chargementc reveler le rebord Po •U TM A 1:800-G0-AVERY 1 p p 1-E00-GO-AVERY A , Easy Peel®Labels Ilse Avery®Template 5460® A pose along Ed to I Feed Paper � expose Pop-Up Ed gem r, c t• p p" p 9 T 0 Q�/i�sl►-'V®51600 1 VOLK RICHARD W TRUSTEE A WALL JANET REV TRUST CIO RICHARD W VOLK MANAGER WELLS FARGO BANK 2327 MIMOSA DR 9762 BURNLEY PL C/O THOMSON PROPERTY TAX HOUSTON,TX 77019 1 BEVERLY HILLS,CA 90210 SERVICES PO BOX 2609 CARLSBAD,CA 92018 WENDELIN ASSOC WHEELER BLOCK BUILDING LLC 150 METRO PARK TKG MANAGEMENT INC C/O WHEELER SQUARE-CASPER FAMILY ROCHESTER,NY 14623 211 N STADIUM BLVD STE 201 LLC COLUMBIA,MO 65203 315 E HYMAN ASPEN,CO 81611 WILLIAMS DEXTER M WOODS FAMILY LP 82 W LUPINE DR ASPEN,CO 81611 PO BOX 11468 509 RAC IS ROBERT L 30.621% ASPEN,CO 81612 509 RACE ST ASPEN,CO 81611 • • • Et'iquettes faciles a paler Utilises le gabarit AVERY®5160 Sens de Replies a is hachure afin de chargement reveler le rebord Pop-UpTet 1 1-800-G0-AVERY Y � 4.800-GQ-AVERY c d ' 1 W �■ DA CHARLES CUNNIFFE ARCHITECTS z z July 23, 2012 Sara Adams Senior Planner Community Development o City of Aspen 130 S. Galena Street Aspen, CO 81611 p Re: Neighborhood Outreach CO Commercial Core Historic District Conceptual Review Duvike Condominiums/CM, LLC 420 E. Hyman Avenue Parcel ID No. 2737 0733 9801 Dear Sara, As we discussed, the Applicant has selected Form 5 for the Neighborhood Outreach requirement, pursuant to Section 26.304.035.C. Appropriate Forms of Public Outreach. This form has been addressed by posting a 36 inch by 24 inch informational bulletin on the street facade of the existing building on Friday, July 20, 2012. This method of outreach was suggested by and coordinated with the Aspen Planning Department beginning June 14, 2012. The bulletin contains floor plans and elevations of the proposed remodeling and additions, plus colored 3-D computer perspectives of the street facade in daytime and nighttime in context with the adjacent buildings. It also contains a narrative description of the proposed redevelopment and a notification of the date, time and place for the Aspen HPC Continued Preliminary Hearing. Neighbors and interested parties are invited to attend. A copy is attached for your review. We believe this meets the intent of the Neighborhood Outreach Section of the Aspen Land Use Code. Please let us know if any further information is required. Sincerely, CoL.L.atiotowibAk Charles L. Cunniffe Principal Attachment 610 East Hyman Avenue Aspen. Colorado 81611 tel: 970.925.5590 fax: 970.925.5076 www.cunniffe.com II • „. 1' - • 1 1 i • ' 1, , • , r' •, '• * .; ''` "; 1 •+ • , • 4- , r , , • i ' , § ii 11.1 . 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