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HomeMy WebLinkAboutagenda.hpc.20120808 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING AUGUST 8, 2012 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO 4:30 SITE VISIT- Please meet at 435 W. Main 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 #18) A. 204 S. Galena Street, Conceptual Major Development and Conceptual Commercial Design Review, Demolition, Public Hearing Continued from July 25th 5:45 NEW BUSINESS A. 435 W. Main Street, Substantial Amendment to Major Development Approval, Public Hearing 6:45 WORKSESSION A. Board Training, Debbie Quinn ADJOURN 7:15 p.m. TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Chairperson identified the issues to be discussed HPC discussion (15 minutes) Applicant rebuttal (comments) (5 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting • of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. PROJECT MONITORING- Projects in bold are currently under construction. Ann Mullins 217 E. Bleeker-Kribs 205 S. Spring-Hills Fox Crossing Boomerang 604 W.Main Lift One 316 E. Hopkins 610 W.Hallam-light AspenCore Jay Maytin 518 W.Main-Fornell Red Butte Cemetery 320 Lake 435 W.Main-AJCC 920 W.Hallam 28 Smuggler Grove Lift One Nora Berko 1102 Waters 332 W. Main 28 Smuggler Grove Jamie Brewster McLeod 518 W.Main-Fornell 205 S. Spring-Hills 302 E. Hopkins-Hillstone Restaurants 1102 Waters Sallie Golden Jane Hills 320 W.Hallam Street Willis Pember 508 E. Cooper Hotel Jerome 202/208 E.Main AspenCore Patrick Segal M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc 7/30/2012 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 July 25th DATE: August 8, 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 in June and has continued the project twice for restudy. Architectural concerns included stepped cornice lines, chamfered building corners, and the lack of an expression of the historic 30' lot widths along Hopkins Avenue. On July 25th, HPC continued the project with the following direction: • Study the 30' module on the Hopkins façade • Reduce the variety of cornice treatments • Provide a streetscape elevation of the Hopkins Avenue block-face Staff finds that the revisions submitted for this meeting address the previous concerns and the design guidelines. A Hopkins streetscape drawing was not submitted by time of memo preparation, but staff has requested additional drawings be provided for the packet or at the HPC meeting. Staff recommends HPC grant Conceptual approval and Demolition approval. 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. 1 P2 CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. The design guidelines for conceptual review of a 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. While a full second and third floor could possibly be added in the future, the proposed structure reads as one story, which is a rarity in the downtown and adds variety to the neighborhood. 2 P3 The design revisions provided for this hearing address previous guideline compliance concerns with the stepped cornice line and Hopkins Avenue massing. The cornice still has subtle breaks that articulate the individual retail spaces, but the base of the cornice is consistent around the building and creates the horizontal definition that was requested. The Hopkins Avenue facade is divided into three 30' bays which reinforce the historic lot and block pattern. While it may be true that this dimension is not easy to perceive on all downtown blocks today, the guideline provides scale to building facades that reflects the traditional development pattern. Staff is supportive of the project. As discussed at the previous hearings, staff recommends that HPC include a condition of approval noting 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 yet meet Municipal Code in this regard. 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. 3 P4 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 grant Conceptual Major Development, Conceptual Commercial Design, and Demolition approval with the following conditions: 1. The applicant has represented that the project results in no new net leasable space. The Community Development Department finds that the Conceptual floor plans provided to HPC do not yet meet Municipal Code in this regard. Staff and applicant will work together to ensure that the project is consistent with this representation to the board. 2. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. Exhibits: Resolution# , Series of 2012 A. Relevant Guidelines B. Application 4 P5 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MAJOR DEVELOPMENT (CONCEPTUAL), COMMERCIAL DESIGN (CONCEPTUAL), AND DEMOLITION APPROVAL FOR THE PROPERTY LOCATED AT 204 SOUTH GALENA STREET, LOTS A, B AND C, BLOCK 94, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2012 PARCEL ID: 2737-073-40-001 WHEREAS, the applicant, 204 S. Galena LLC, contract purchaser of the property, represented by Charles Cunniffe Architects, has requested Major Development (Conceptual), Commercial Design (Conceptual), and Demolition review for the property located at 204 S. Galena Street, Lots A, B, And C, Block 94, City and Townsite of Aspen, Colorado; and WHEREAS, 204 S. Galena Street is located within the Commercial Core Historic District and is not considered a contributing building to the integrity of the Historic District; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for Conceptual Commercial Design Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines per Section 26.412.040.A.2, Commercial Design Standards Review Procedure, of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, in order to authorize a Demolition, according to Section 26.415.080, Demolition of designated historic properties, it must be 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, 204 S. Galena Street HPC Resolution # , Series of 2012 Page 1 of 3 I P6 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; and WHEREAS, Amy Guthrie, in her staff report to HPC dated August 8, 2012 performed an analysis of the application based on the standards, found that the review standards had been met, and recommended approval; and WHEREAS, at their regular meeting on August 8, 2012, continued from June 27, 2012 and July 25, 2012, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and public comments, and found the proposal consistent with the review standards and recommended approval with conditions by a vote of_to_ NOW, THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Conceptual), Commercial Design (Conceptual) and Demolition approval for the property located at 204 S. Galena Street, Lots A, B, And C, Block 94, City and Townsite of Aspen, Colorado with the following conditions: 1. The applicant has represented that the project results in no new net leasable space. The Community Development Department finds that the Conceptual floor plans provided to HPC do not yet meet Municipal Code in this regard. Staff and applicant will work together to ensure that the project is consistent with this representation to the board. 2. A development application for a Final Development Plan shall be submitted within one- - (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 204 S. Galena Street HPC Resolution # , Series of 2012 Page 2 of 3 P7 APPROVED BY THE COMMISSION at its regular meeting on the 8th day of August, 2012. Ann Mullins, Chair Approved as to Form: Debbie Quinn,Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk 204 S. Galena Street HPC Resolution # , Series of 2012 Page 3 of 3 1rt►m1a,e xwd !DIM sne-:ra MIL ,i 10.0 oa 113at4: ISvnn+,wi ova ua '1'S VhJT1V0'S KIZ , LO (u) co) CO 4 < I wH}uurr u, Snail I-1 38V 3±1INNfl 31 VH ., • H 1 z uJ ...I . -J ill uJ ...1110 I-- I— It iitilq...-. z u) 0 1 -ii, L_ W a it -1 1 0,41111 W CO u-I -. CL 2 2 MAW IMP 0 T i` Ifti fa I `�Ij . s i • 6! 4-4 saammei - ..-.,. - p Ma me 'FON Nr F IlL ,/ 9 r ., 1 Nip 1 i ' li , i \\....\-- ) n 1 ( f 11 w 1131/1171 ■ -11 ■.Rai. 0. r— , m 2 l L.15VOZCOL6:Xdd 1O6SS'SZ6'6L61211DL9M 00'N3dSV 13AVNMgAH1SV3019 OQ tw Ob NO31�OH^J �N'S dOS CV r� vatim < "•••-.. , w V• 0 (m) utoo aJJ!uuno'MmM 0�.. < a 510311H021V 3�dINN110 S3121VH0 O g : ;0 o Z o z.co o!- ir IL!g Nip °i of j mi ffI mi o�I m1 W mr N� of 4 §o1I Q o�' I I I f f 1 , vitil Pgu�� : qty ,;I S �i l lit k1�:� i . 7 u r arO s rz f I ` r4 �..z: . I DTI I °41 it 1 I i, . � F" 1 0 _. _ . 0- 1 I I , 1 I I I 1 I I I 1 I I i 1 I I i 1 1 1 1 I I 1 ( I 1 - 1 I I I 1 1 I I 1 i I I I P8 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Guthrie, Historic Preservation Officer RE: 435 W. Main Street, Aspen Jewish Community Center- Substantial Amendment to Major Development Approval- Public Hearing DATE: August 8, 2012 SUMMARY: The Jewish Resource r Center Chabad of Aspen (AJCC) requests a Substantial Amendment to the Major Development a pp roval granted by HPC ktt, . on September 14, 2011. The AJCC property is located at 435 W. Main Street s� k�y � '� r and is a designated landmark within the zy `_ `# � Main Street Historic District. � � j The project has been in the land use review process since 2004 and includes construction of a sanctuary, preschool, and administrative building. Construction was initiated in June 2012, when the AJCC removed all existing development on the site except for 6 historic cabins required to remain in place to be used as affordable housing and lodging for visitors related to church events and programming. The demolition phase proceeded according to HPC's approvals, however, when Staff reviewed the permit application for new construction, we identified several architectural changes that were inconsistent with the HPC review. Staff and the architect presented the changes to the project monitors, Ann Mullins and Jay Maytin, who determined that the changes were numerous enough to require input from the full board. Construction is on hold until this review is completed. The purpose of this Substantial Amendment hearing is to analyze how the proposed revisions affect the project's conformance with the design guidelines. The review is only a consideration of what has changed. Staff finds that Substantial Amendment to Major Development Approval for 435 W. Main Street, Aspen Jewish Community Center, meets the design guidelines with conditions. APPLICANT: The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, architect and Alan Richman Planning Services. 1 P9 PARCEL ID: 2735-124-81-100. ADDRESS: 435 W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen, Colorado. ZONING: MU, Mixed Use. MAJOR DEVELOPMENT- SUBSTANTIAL AMENDMENT Land Use Code Section 26.415.070.E.2: Substantial Amendment: All changes to approved plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment. 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. Staff Response: The attached drawings graphically represent the specific areas of the project that are proposed for revision and provide a comparison of the approved and proposed conditions. The project is to be reviewed under the regulations that were in place when it was initiated in 2004, therefore the application is subject to the Main Street design guidelines as they are stated in the Historic Preservation Design Guidelines, not the newer Commercial, Lodging and Historic District Design Objectives and Guidelines. The design guidelines that are applicable to the amendments are listed in Exhibit A. Relatively few apply to the scope of changes involved in the amendment. The AJCC building is new construction within a historic district. There are numerous examples of small scale structures on the street, including the tourist cabins built on this lot in the 1940s, and adjacent miner's cottages. Most of Aspen's examples of Victorian mansions are also nearby, along with large lodge structures from the 60s and on. The context is varied. In staff's opinion, the approved project incorporated some proportions, roof forms, and materials from the neighborhood in a sensitive way, given the size of the structure that is needed by the property owner. The revisions that are before HPC for review are primarily relocation of windows, addition of a terrace on the rear façade, addition of vents and other equipment needed for building function, and the addition of a skylight in the sanctuary. In general, staff supports the Amendment, finding that the project still meets the design guidelines. The only items we would suggest discussion on are the proposed deletion of a rakeboard detail on the Main Street facade, and the addition of a skylight n the Main Street façade. The guidelines in question are: 2 P 1 0 12.16 Use roofing materials that are similar in appearance to those seen historically. 12.17 Use building materials that are similar to those used historically. ❑ When selecting materials, reflect the simple and modest character of historic materials and their placement. The rakeboard along the eave of the Main Street facing gables is a traditional detail that appears around the rest of the new structure and relates to surrounding buildings. Staff recommends that it be retained in the project. The skylight is a non-traditional feature (relative to the historic district) and could be viewed as complicating the roof or creating light spill that is unlike surrounding buildings. Staff does not have a strong opinion that guideline 12.17 is not met. One alternative would be to restrict skylights to the south roof slope, which is not visible from the historic district. Staff supports the application for Substantial Amendment to the Major Development approval, with conditions that are carried forward from the previous resolutions on this project. RECOMMENDATION: Staff recommends HPC grant a Substantial Amendment to Major Development Approval for 435 W. Main Street, Aspen Jewish Community Center with the following conditions: 1. Retain the rakeboard detail on the south façade, as it appeared in the September 14, 2011 HPC approval. 2. The historic cabins remaining on the site are to have wood shingle roofs. 3. Alternative exterior light fixtures for the historic cabins remaining on the site must be provided for review and approval by staff and monitor. 4. The applicant is to study providing more green space around the base of the historic cabins remaining on the site, minimizing hardscape that meets the foundation of these buildings. 5. If any of the historic cabins remaining on the site are to be temporarily moved during construction, a structural report demonstrating that the buildings can be moved and/or information about how the cabins will be stabilized must be submitted with the building permit application. 6. If any of the historic cabins remaining on the site are to be temporarily moved during construction, a bond or letter of credit in the amount of$15,000 for each cabin must be submitted with the building permit application to insure the safe relocation of the structures. 7. If any of the historic cabins remaining on the site are to be temporarily moved during construction, a relocation plan detailing how and where they will be stored and protected during construction must be submitted with the building permit application. 8. The original chimneys on the historic cabins remaining on the site should be carefully documented and reconstructed using the same material. 3 P11 • 9. HPC staff and monitor must approve any changes with regard to the type and location of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 12. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 15. The stone sample and mock-up provided, which is described as "Comanche", from Pueblo, Colorado, is approved for the new structure. 16. The use of cement board siding for the new structure is approved. 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. RECOMMENDED MOTION: "I move to approve Resolution# , Series of 2012. Exhibits: Resolution# , Series of 2012 A. Relevant guidelines B. Application 4 P12 "Exhibit A: Relevant Design Guidelines for 435 W. Main Street, Substantial Amendment" 12.16 Use roofing materials that are similar in appearance to those seen historically. 12.17 Use building materials that are similar to those used historically. ❑ When selecting materials, reflect the simple and modest character of historic materials and their placement. 14.8 Minimize the visual impact of light spill from a building. ❑ Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. ❑ Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. 14.14 Minimize the visual impacts of service areas as seen from the street. ❑ When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. ❑ This includes locations for trash containers and loading docks. ❑ Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. ❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. ❑ Screen ground-mounted units with fences, stone walls or hedges. ❑ A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. ❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 5 P13 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING A SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET,LOTS A-I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 7,SERIES OF 2011 PARCEL ID: 2735-124-81-100 WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon Architect and Alan Richman Planning Services, has requested a substantial amendment to Major Development approval granted for the property located at 435 W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen; and WHEREAS, for approval of an amendment, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine that Section 26.415 of the Municipal Code, is met; and WHEREAS,Amy Guthrie, in her staff report dated August 8, 2012,performed an analysis of the application based on the standards, found that the review standards were met, and recommended approval with conditions; and WHEREAS, at their regular meeting on August 8, 2012, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application with conditions by a vote of to_ NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves a substantial amendment to Major Development approval for 435 W. Main Street, with the following conditions: 1. Retain the rakeboard detail on the south façade, as it appeared in the September 14, 2011 HPC approval. 2. The historic cabins remaining on the site are to have wood shingle roofs. 3. Alternative exterior light fixtures for the historic cabins remaining on the site must be provided for review and approval by staff and monitor. 4. The applicant is to study providing more green space around the base of the historic cabins remaining on the site, minimizing hardscape that meets the foundation of these buildings. 5. If any of the historic cabins remaining on the site are to be temporarily moved during construction, a structural report demonstrating that the buildings can be moved and/or information about how the cabins will be stabilized must be submitted with the building permit application. 6. If any of the historic cabins remaining on the site are to be temporarily moved during construction, a bond or letter of credit in the amount of$15,000 for each cabin must be submitted with the building permit application to insure the safe relocation of the structures. P14 7. If any of the historic cabins remaining on the site are to be temporarily moved during construction, a relocation plan detailing how and where they will be stored and protected during construction must be submitted with the building permit application. 8. The original chimneys on the historic cabins remaining on the site should be carefully documented and reconstructed using the same material. 9. HPC staff and monitor must approve any changes with regard to the type and location of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 12. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 15. The stone sample and mock-up provided, which is described as "Comanche", from Pueblo, Colorado, is approved for the new structure. 16. The use of cement board siding for the new structure is approved. APPROVED BY THE COMMISSION at its regular meeting on the 8th day of August, 2012. Approved as to content: HISTORIC PRESERVATION COMMISSION Ann Mullins, Chair Approved as to Form: Debbie Quinn,Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk EXHIBI APPLICATION SUMMARY FOR NEIGHBORS ' R,^ j This mailing is being set to all neighbors located within 300' of t Community Center (JCC), located on Main Street, between Third and Fourth. Enclosed in this mailing are two public notices for hearings with the Historic Preservation Commission. The first hearing is scheduled for August 8, 2012 while the second hearing will occur on August 15, 2012. The purpose of the August 8 hearing is to review certain technical amendments proposed to the building planned for the Fourth Street side of the property, which is approved to house the sanctuary, classrooms and administrative spaces for the JCC. These design changes to the building include: (1) the addition of skylights to bring daylight into the sanctuary, (2) a series of façade changes resulting from the deletion of the previously- approved social hall from the building program, and (3) other minor amendments to refine the design of windows, dormers, siding and similar exterior building details. The purpose of the August 15 hearing is for HPC to consider conceptual approval of a parsonage proposed for the Third Street side of the property, next to the historic cabins. The parsonage will provide a place for the Rabbi and his family to live and will also be where the Rabbi will host certain functions of the congregation, such as communal dinners following Friday night services. The parsonage will be owned by the Jewish Resource Center and will not be sold or owned separately from the JCC. Special review for on-site parking and to reduce the front yard setback to 5' will also be heard. Two drawings are included in this mailing. The first drawing shows the site plan for the property. The location and configuration of the approved JCC is shown on the Fourth Street side of the property. The location and configuration of the proposed parsonage is shown on the Third Street side of the property. Also provided is a drawing showing the proposed Main Street elevation of the parsonage. The building has been designed to be lower than the 28' height limit of the Mixed Use zone district, and is lower than the 32' height approved for the JCC. It is also slightly lower than the historic structure located across Third Street from the property. Following HPC review of the parsonage, the applicant will be required to submit a land use application to address the growth management and subdivision aspects of the project. That application will be considered by the Planning and Zoning Commission and the City Council. Following completion of that process an application will be submitted for final HPC review of the parsonage to complete the public review process. Complete copies of both applications can be reviewed at the Community Development Department in City Hall, 130 South Galena Street, Aspen. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: ` _ %OA We,1k Ww.h S , Aspen, CO SCHEDULED PUBLIC HEARING DATE: ` vaco.v \ g , 200 vs- STATE OF COLORADO ) ) ss. County of Pitkin ) I 0,`` (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ✓ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen(15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 1.3 day of - 3 -"1 , 201 t2.-, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. ✓ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions that create more than one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendm nts. Signature The foregoing "Affidavit of Notice"was acknowledged before me this 23a4 day of ,duly , 200(2-, by Ilavl i?iclnwtuw WITNESS MY HAND AND OFFICIAL SEAL = tYPV `, �.•... .....•es. ,F+I O'1( ZS 2oIS s My commission expires: ;CHRISTINE : � ;SOSONKO t ��S • Notary Public 000,-; or alp Commission Expires 07/2512015 ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 PUBLIC NOTICE RE: 435 W. MAIN STREET, ASPEN JEWISH COMMUNITY CENTER- SUBSTANTIAL AMENDMENT TO APPROVED MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, August 8, 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 Jewish Resource Center Chabad of Aspen, 104 Robinson Road, Aspen, CO, 81611, represented by Alan Richman Planning Services and Arthur Chabon Architects. The subject property is legally described as 435 W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen, and the request is for a Substantial Amendment to the Major Development approval granted by HPC in 2011. The amendment entails changes to the architectural design of the new sanctuary, preschool, and administrative building. For further information, contact Amy Guthrie at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2758, amyg@ci.aspen.co.us. s/Ann Mullins,Chair Aspen Historic Preservation Commission Published in the Aspen Times on July 19, 2012 City of Aspen Account • I i �. . sX ,T: } 1,0/ . .11^'''' Y. � r. 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