HomeMy WebLinkAboutagenda.hpc.20120815 P1
ASPEN HISTORIC PRESERVATION COMMISSION
SPECIAL MEETING
AUGUST 15, 2012
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE VISIT- Please visit 135 E. Cooper Avenue 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
A. None
5:10 NEW BUSINESS (Next Resolution will be #20)
A. 435 W. Main Street- Conceptual Major Development, Special
Review for Parking, Setback Variance, Public Hearing
6:20 WORKSESSION
A. 135 E. Cooper Avenue
6:50 ADJOURN
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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.
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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
8/10/2012
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 435 W. Main Street, Aspen Jewish Community Center- Conceptual Major
Development, Special Review for Parking, Setback Variance- Public Hearing
DATE: August 15, 2012
SUMMARY: The Jewish Resource Center Chabad of Aspen (AJCC) requests Conceptual
Major Development, Parking and Setback review for a proposed parsonage on the eastern half of
their property at 435 W. Main Street. The AJCC site is a designated landmark within the Main
Street Historic District.
The parsonage replaces earlier approvals for a social hall that was intended to supplement the
special function space available in the sanctuary structure. AJCC has determined that being able
to have the Rabbi and family live on site and receive the congregation is a higher priority need.
The complex has been in the land use review process since 2004 and includes a sanctuary,
preschool, and administrative building on the west portion of the lot and preservation of 6
historic 1940s era tourist cabins along the alley and Third Street, to be used as affordable housing
and lodging for visitors related to church events and programming. Construction preparation for
the sanctuary was initiated in June 2012. The new parsonage proposal must proceed to the
Planning and Zoning Commission and City Council for Essential Public Facility Review/GMQS
Exemption and Subdivision before returning for HPC Final, but would ideally be permitted while
sanctuary building is still underway.
Staff finds that design restudy is needed to meet the design review guidelines. Continuation is
recommended.
APPLICANT: The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon,
architect and Alan Richman Planning Services.
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.
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CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part'of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a
proposal. The relevant design guidelines include the HPC guidelines for new development on a
landmark lot, and the Main Street District guidelines found in the Commercial, Lodging and
Historic Districts design document. They are attached as "Exhibit A."
Below is the Main Street elevation of the social hall concept originally approved to be built in the
foreground of the historic cabins on this site.
5•. _ _2 72" 32'-1 y
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SOCIAL HALL
Part of the reason for the lengthy review process on this project has been the challenges of
relating the substantial program and scale of the desired buildings on this site with the very small
cabins, which are roughly half the size of even a miner's cottage. The cabins have always been
arranged in an L formation along the Third Street and the alley, with car access that used to come
2
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come directly from Main Street to the cabin
doors as seen at right. In the 1990s, HPC
approved a new phase of cabins which were `
of a very similar scale, but which sat in front
of the historic resources and eliminated the ,
Main Street vehicular access for safety I I ' rti
reasons. In approving the social hall last
year, the board seemed to appreciate the fact ` " _ ti
that development at this most sensitive end ,I Y',, ;v �� 1'1.1 I`
of the property was one story and still -
allowed views of some of the cabins.
That said, in fact, the social hall and sanctuary, in combination, stretched across approximately
200' of the 270' block length, with Main Street facing courtyards providing some relief. Staff
appreciates the new concept of the parsonage as a free standing, residential scaled structure that
provides more open space on the site.
HPC has been provided with a Conceptual design for a home that will also accommodate special
events with the congregation. A one car garage is accessed by a drive through between two of
the cabins. The building has a steeply pitched, cross gable roof and a prominent porch, all of
which tie it to the Victorian era mansions located one block to the east. These nearby structures
are some of the largest Queen Ann style buildings that survive in Aspen.
The parsonage proposal is approximately 700 square feet smaller than the social hall FAR. The
maximum overall FAR for the property is about 20,000 square feet, and HPC is reviewing a
development of approximately 17,000 square feet.
There are a few aspects of the design that staff finds require restudy. First, the parsonage is
approximately 50' wide on the north and south facades. Most of the adjacent large houses appear
to be no more than 30-35' wide. We recommend that the applicant study these proportions in
order to better meet guidelines such as 7.5, 7.10, 7.14 and 11.3.
A restudy of the width of the building would also address our second concern, which is the
proximity to the historic cabins along Third, and the extent to which the parsonage blocks views
of the cabins along the alley. We recommend consideration of shifting the parsonage house more
towards the west than is proposed, to address guideline 7.5.
SPECIAL REVIEW, PARKING
There is no set requirement for the number of parking spaces required to serve the parsonage. To
date, all parking for the project has been set by Special Review, considering the specifics of the
situation.
Special review standards.
Whenever the off-street parking requirements of a proposed development are subject to special
review, an application shall be processed as a special review in accordance with the common
development review procedures set forth in Chapter 26.304 and be evaluated according to the
following standards. Review is by the Planning and Zoning Commission.
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If the project requires review by the Historic Preservation Commission and the Community
Development Director has authorized consolidation pursuant to Subsection 26.304.060.B, the
Historic Preservation Commission shall approve, approve with conditions or disapprove the
special review application.
A. A special review for establishing, varying or waiving off-street parking requirements may be
approved, approved with conditions or denied based on conformance with the following criteria:
1. The parking needs of the residents, customers, guests and employees of the project
have been met, taking into account potential uses of the parcel, the projected traffic
generation of the project, any shared parking opportunities, expected schedule of
parking demands, the projected impacts on the on-street parking of the
neighborhood, the proximity to mass transit routes and the downtown area and any
special services, such as vans, provided for residents, guests and employees.
2. An on-site parking solution meeting the requirement is practically difficult or
results in an undesirable development scenario.
3. Existing or planned on-site or off-site parking facilities adequately serve the needs
of the development, including the availability of street parking.
Staff Response: In depth evaluation of the parking needs of the sanctuary functions of this
project, including the deleted social hall, has already been completed, and resulted in a nine
required on-site spaces. One more parking space is proposed for the new parsonage, contained
within a garage attached to the house.
In some of Aspen's residential neighborhoods, a single family home requires two on-site spaces.
Within the downtown core, residential uses do not have to provide any on-site parking due to
nearby parking infrastructure, bus service and walkability. Given the live/work situation that is
involved here, staff finds that one parking space is adequate. We recommend some study of
alternatives that would not bring the parking into the center of the property. Guideline 7.11
suggests that secondary structures, such as a garage, should be located along the alley.
SETBACK VARIANCES
The criteria for granting setback variances, per Section 26.415.110.B of the Municipal Code are
as follows:
In granting a variance, the HPC must make a finding that such a variance:
a. Is similar to the pattern, features and character of the historic property or district;
and/or
b. Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
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Staff Response: The parsonage is proposed to be set 5' from the front property line, in
alignment with the sanctuary. The required front yard setback is 10'.
The frontmost historic cabin sits 1-2' feet back from the front property line, so there is a pattern
of close proximity to Main Street. Most of the surrounding historic homes, however have a more
gracious front yard.
Staff finds the variance is generally appropriate in order to be distanced from the historic cabins
and to allow the new house to be longer in the north/south axis than it is wide.
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 HPC continue the review for restudy of the width
and location of the proposed parsonage.
RECOMMENDED MOTION: "I move to continue 435 W. Main, Conceptual Major
Development, Special Review for Parking, and Setback Variance to October 24, 2012.
Exhibits:
A. Relevant guidelines
B. Application
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"Exhibit A: Relevant Design Guidelines for 435 W. Main Street, Conceptual Major
Development"
11.1 Orient the primary entrance of a new building to the street.
❑ The building should be arranged parallel to the lot lines, maintaining the traditional grid
pattern of the site.
11.2 In a residential context, clearly define the primary entrance to a new building by
using a front porch.
❑ The front porch should be "functional," in that it is used as a means of access to the entry.
❑ A new porch should be similar in size and shape to those seen traditionally.
❑ In some cases, the front door itself may be positioned perpendicular to the street;
nonetheless, the entry should still be clearly defined with a walkway and porch that orients to
the street.
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
❑ Subdivide larger masses into smaller "modules" that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the historic building.
❑ The primary plane of the front should not appear taller than the historic structure.
❑ The front should include a one-story element, such as a porch.
11.5 Use building forms that are similar to those of the historic property.
❑ They should not overwhelm the original in scale.
11.6 Use roof forms that are similar to those seen traditionally in the block.
❑ Sloping roofs such as gable and hip roofs are appropriate for primary roof forms.
❑ Flat roofs should be used only in areas where it is appropriate to the context.
❑ On a residential structure, eave depths should be similar to those seen traditionally in the
context.
❑ Exotic building and roof forms that would detract from the visual continuity of the street are
discouraged. These include geodesic domes and A-frames.
11.9 Use building components that are similar in size and shape to those of the historic
property.
❑ These include windows, doors and porches.
❑ Overall, details should be modest in character.
11.10 The imitation of older historic styles is discouraged.
❑ This blurs the distinction between old and new buildings.
❑ Highly complex and ornately detailed revival styles that were not a part of Aspen's history are
especially discouraged on historic sites.
14.17 Design a new driveway in a manner that minimizes its visual impact.
❑ Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts
are not permitted.
❑ If an alley exists, a new driveway must be located off of it.
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City of Aspen Main Street Historic District
Design Objectives .1 1 - _if'_
1. Preserve the integrity of the historic district. , e.
The primary period of significance for Main Street ,, ; < �,,,. 1„,-`,:� r'
is the mining era in Aspen. The primary objective -.'4 ,s % j i +, °;S ry -.-
is to preserve this character while accommodating t � , "' 0 4-',„.,,,,-,
X
compatible development and change. Individual ;'
buildings from later periods may also be of ,� r .. s;
historic significance. They should be preserved -` - t ° ''
and their context should be respected in future ` y . ' . �1.,. lir
development. — k ,
2. Maintain traditional building widths.
People constructed many buildings that were ,_, --- - . ,°° .
similar in width to nearby structures, and Mature cottonwood trees in the right-of-way provide a shaded
generally in proportion to the lot size.This helped environment and sense of rhythm along the street.
to establish a relatively uniform scale for the
neighborhood and, when these buildings were 5. Incorporate architectural details that are in
evenly spaced along a block, a sense of rhythm character with the district.
resulted. In such a case,the perceived width of a Entries are clearly defined on most structures in
new building should appear similar in size to that the neighborhood. Porches, porticos and stoops
of historic buildings in the area in order to help are elements that typically define entries. These
maintain this sense of visual continuity. features add a one-story element to the fronts of
buildings,helping to establish a uniform sense of
3. Maintain the range of traditional building human scale along the block. They are essential
and roof forms. elements of the neighborhood that should be
A similarity of building forms also contributes maintained. Other architectural details also
to a sense of visual continuity along Main Street. contribute to the sense of character of the street,
In order to maintain this feature, a new building adding visual interest for pedestrians. Their
should have basic roof and building forms that continued use is strongly encouraged.
are similar to those seen traditionally. Overall
facade proportions also should be in harmony 6. Maintain the characteristics of traditional
with the context. windows and doors.
The similarity of window and door size and
4. Maintain the character of traditional location contributes to a sense of visual continuity
materials. along the street. In order to maintain this sense
The predominant use of wood siding is another of visual continuity, a new building should
important feature in the district. Building maintain the basic window and door proportions
materials of new structures and additions to and placement patterns seen traditionally in the
existing structures should contribute to this visual district.
continuity of the neighborhood by reflecting the
scale and texture of traditional materials. While
new materials maybe considered, they should
appear similar to those seen traditionally to
establish a sense of visual continuity.
Commercial,Lodging and Historic District page 129
Design Objectives and Guidelines ^y
P12 -
Main Street Historic District City of Aspen
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual review tags.
Wag 74,41 �k, •oilifiAlri, Street & Alley Systems
,a `#`" '� . r The street pattern is essential "infrastructure" to
,Q µ ''" '" :x the creation and maintenance of the character
". r II , of Aspen. The circulation pattern provided
3 i
by the network of streets and alleys should be
}y ' 4
",. ` ' r' ,; retained for maximum public access. It should
-:' " " not be enclosed by gating and it should not be
a Y g g
i' r, *, ' ,4 1 - spanned by development above. Wherever
' possible, pedestrian access should be enhanced.
ir * 73 The creation of additional public walkways to
"t rear alleys and other public spaces enhances the
The network of streets,alleys and existing pedestrian passageways attraction,permeability, intricacy and interest of
enhances access in the Main Street Historic District. the city center.
Street Grid
7.1 Preserve the historic district's street plan.
• Three distinct street grids intersect in the
, r ., neighborhood(Main Street,side streets and
. ,.,. : -. alleys).This layout should be retained.
' i '4,:-,.,>,
"i
r-._32
5-" "r Alleys
7.2 Maintain the traditional character and
k function of an alley where it exists.
• Locate buildings and fences along the alley's
edge to maintain its narrow width.
• Paving alleys is strongly discouraged.
•
The character of the alley can be enhanced by building form. Closing an alley is inappropriate.
L, t,
9 1
°°, a .w'
3 - r
i-
Maintain the traditional character and function of an alley.
page 130 dt Commercial,Lodging and Historic District
Ge Design Objectives and Guidelines
P13
City of Aspen Main Street Historic District
Parking - t
The character of the Main Street District is one
which is most appreciated on foot. The human-
scale,walkable concentration of streets and spaces = �"
lies at the heart of the attraction of the area The ,
visual impact of parking shall be minimized.
7.3 Parking shall not be positioned between
the building and the street. Visual impacts shall
be minimized in one or more of the following
ways:
• Parking shall be placed underground or in
Where surface parking must be provided,it shall be located to the
a structure wherever possible.
rear of property,behind the structure.
• Where surface parking must be provided,
it shall be located to the rear or the interior
of the property,behind the structure.
• Surface parking shall be externally buffered
with landscaping, and internally planted
and landscaped to soften parking areas.
7.4 Underground parking access shall not
have a negative impact on the character of the
street.Underground parking access shall be:
• Located on a secondary street where feasible
-except where alley access is feasible.
• Designed with the same attention to detail
and materials as the primary building
façade.
• Integrated into the building design.
Commercial,Lodging and Historic District Al page 131
Design Objectives and Guidelines >'
•
P14
Main Street Historic District City of Aspen
p
Building Placement
i Setbacks & Building Alignment
- ,eim � The pattern of principal and side street,as well as
_� , �� � , p '
;',1,4410',.:,•'-..'- ',.'',.1:1,.."•' the alley, should be retained and enhanced.The
• predominant pattern and scale of development
.� } ;; -_;. p , J:. is varied but well defined. Building alignment
` /I 1 , '2". « ' varies along the street, but in larger buildings
(t i ,A,
1r perpendicular ridge lines and street facing gables
.' `�' , ' t•••., "it - •'��`4'7" predominate. The slightly varying setbacks
;
- ,
-'' =.° ; . ®"° , create an orchestrated visual vitality which,
ft. - IN along with building scale, should be respected
" 7 in further development.Mature trees also should
7,. be safeguarded.
A variety of building setbacks exist along Main Street. Corner sites present the scale of the building in a
very public three dimensions. Particular attention
y to design and building configuration to accord
0 .7 7 with this scale and presence will be required.
0000Z 1411
V Site design features
y -7 "`, ' / / • Residentialbuildingshaverelativelyuniform
*/ -7' front setbacks.Although front setbacks are
z �.� not identical,the minimal variation creates
\�K1r: ,-. 7 a sense of rhythm along the street.
�� / • Larger homes along Main Street generally
4. have larger front-setbacks, while the
\ < im./ smaller miner cottages have smaller front-
- setbacks.
• Larger residential units are generally located
Inappropriate: Although this building has placed a fence in
the typical setback range,the building is setback too far from the on multiple lots, and centered within the
street. lots.
• Side-setbacks of larger homes are often half-
or full lot width.
—
/� • Smaller homes have minimal side-setbacks
/ and fill most of the lot width.
` V , / • Despite the variety in setback patterns
/ .,,r�■ i ,. between house sizes, houses generally
�/ ,��,7 - . / are oriented towards the street, with their
�� ,�- primary entrance facing the street.
� _ i • Secondary structures are set towards the
\�l�Z A `�/_ ,
`�. / .A1'' rear and sides of the lots along the alleys.
• Commercial units were historically located
\ .I111_;j on corner lots and fronted the sidewalk.
More recent commercial buildings are sited
similarly to residential patterns.
Appropriate:When constructing a new building,locate it to fit
within the range of yard dimensions seen in the block.
page 132 c Commercial,Lodging and Historic District
.;,.-;' Design Objectives and Guidelines
_ P15
City of Aspen Main Street Historic District
7.5 Respect historic settlement patterns.
• Site a new building in a way similar to
historic buildings in the area.This includes ----6 &
consideration of building setbacks, entryil �'
orientation and open space. �! i
7.6 Where a sidewalk exists, maintain its �. ° -� r% `"•historic material and position. e, - ,, •; -..
• Historically, sidewalks were detached - 'A '/''IQ �`
from the curb, and separated by a planting ' °�♦ ����.
strip. .
7.7 Minimize the use of curb cuts along the Provide a walk to the primary building entry,perpendicular from
street. the public sidewalk.
• Provide auto access along an alley wherever l'i possible. , � . . . ,. ` ..r
p
R 4
• New curb cuts are not permitted. `e . . go
• Whenever possible,remove an existing curb , 'P �:a` , '
cut. `k ,.�2' .: '•
.,... '.;
'y
Site _ L ': �' , , .
0. ..
7.8 Provide a walk to the primary building
entry,perpendicular from the public sidewalk.
!9
Orientation . 4 p - ,
1 TALL ,
S
7.9 Orient a new building in a manner that is ` �!� -
similar to the orientation of buildings during s :`' ' -I Pt's 1.4_ "..,
g g F,� - �
the mining era, with the primary entrance '- , --
facing the street. °tt+'
• The building should be oriented parallel to .. _._---_
the lot lines,maintaining the traditional grid Orient a new building in a manner that is consistent with the
pattern of the block. orientation of traditional development along Main Street.
• A structure, or each street-facing unit in
the case of a multifamily structure, should 5. .
have a primary entrance that faces the street. ''.:17,,,,,,:,,: °�- . ..
The entrance to the structure should be at ,.; :i ; k ..a, ,
an appropriate residential scale and visible -1 :' $ ' -- .9"" ',. ...L.:-,"4.7;,,,,
from the street. . .r . ��:
1 r t iii :' ,+v.
,,.; ter.._
,
Respect historic settlement patterns in a new building.
Commercial,Lodging and Historic District G4- page 133
Design Objectives and Guidelines -
aJ.y`
P16
Main Street Historic District City of Aspen
- A Building Alignment
* ..
^` 7.10 When constructing a new building,locate
a - � it to fit within the range of yard dimensions
s.
`1 '.. -.. seen in the block historically during the mining
era.
, 1111L. '° 'r •
These include front yard,side yard and rear
r `." ` ,: yard setbacks.
' • Setbacks vary in some areas,but generally
fall within an established range. A greater
,
'" ,,7:14 _ _ d ", $ variety in setbacks is inappropriate in this
context.
Victorian residences remain a beloved historical style throughout
Aspen. • Consider locating within the average range
of setbacks along the block.
, - ,
..
Secondary Structures
I _ .* ''.. Y, 7.11 Locate a new secondary structure in a
E ` - manner that is similar to those seen historically
3 :,.., in the district.
• Secondary structures should be placed along
the alley edge.
d
Similarity ofbuilding forms also contribute to thevisual continuity Building Form
along Main Street. A similarity of building forms also contributes
to a sense of visual continuity along Main Street.
t `.,- „z . ,� -, „Y In order to maintain this feature, a new building
� f ` ,� , �, i 1 kp � � �, should have basic roof and building forms that
''-s 4'; ''..s.-!;="-�C 1 f . °j t
�, � � �,� � ;�� � are similar to those seen traditionally. Overall
. , v facade proportions also should be in harmony
0,
A&max -, , �,` �f with the context.
, p M
' 4 "°��M',' * ;�` The character of the roof is a major feature of
'-. - . ��.� ' ,° ,r _ - historic buildings in the Main Street District.
t-' ;_.'- - `, • ' The similar roof forms contribute to the sense of
", '�'1%."S' t visual continuity when repeated along the street.
r ,*, In each case, the roof pitch, its materials, size
•, , NI" and orientation are all important to the overall
character of the building. New construction
At,. should not break from this continuity. New
g�'l ° t 1,' structures and their roofs should be similar in
.A , ,,1 1414 character to their historic neighbors.
Building and roof form on new structures should be similar in
character to their historic neighbors.
page 134 Commercial,Lodging and Historic District.
> Design Objectives and Guidelines
P17
City of Aspen Main Street Historic District
Building Height, Mass & Scale
The well-defined pattern of building height,mass ,
and scale on Main Street should be preserved. J k r k ' #: A
Here the building spacing, scale,height and roof —profiles create a design discipline for the form of _ ..c
future development. Larger buildings within the '�
T
area should step down in scale next to residential .4 ~-i $ '
units. eta; ur .11 7.12 A new structure should step down in scale
where it abuts a single story historic structure. }
7.13 A new building or addition should reflect a !
the range and variation in building height of New inflll should maintain the mass and scale of existing
the Main Street Historic District. development. One story porches and variation in massing reflect
• Refer to the zone district regulations to the building tradition of the area.
determine the maximum height limit on the
subject property.
• A minimum second story floor to cieling
height of 9 ft. should be used in a method
that is respectful to historic buildings.
• Additional height,as permitted in the zone "
district,maybe added for one or more of the a
following reasons: °s. j '� l '� �
- The primary function of the building r , �' �•
is civic. (i.e. the building is a Museum,
Performance Hall, Fire Station, etc.) -- — ``
�-a
- Some portion of the property is affected r's"
by a height restriction due to its proximity
to a historic resource, or location within
a View Plane, therefore relief in another - t l ?
area may be appropriate. �r x
- To benefit the livability of Affordable ", " `. �
Housing units. k "Alga*, � '
a-wrS�
- To make a demonstrable(to be verified by ..�,
the Building Depai Intent)contribution to w '
the building's overall energy efficiency, Subdivide the mass of larger structures into smaller"modules"to
reflect the traditional scale of development on Main Street.
for instance by providing improved
daylighting.
7.15 On larger structures, subdivide the mass
Building Scale into smaller "modules" that are similar in size
g to single family residences or Victorian era
buildings seen traditionally on Main Street.
7.14 Design a new building to appear similar Other subordinate modules maybe attached
in scale to those in the district during the •
mining era. to the primary building form.
• Generally, a new building should be one to
two stories in height.
Commercial,Lodging and Historic District page 135
Design Objectives and Guidelines
EXHIBIT -T
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
A35. %,.kAk • , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
hvio.s It k,S" , 200 12-
STATE OF COLORADO )
) ss.
County of Pitkin )
1 (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:
I 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 p sted at least fifteen(15) days prior to the public hearing
on the?33 day of T o , 24 12.,to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department,which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen(15) days prior to
the public hearing,notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred(300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60)days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(continued on next page)
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to
the date scheduled for the initial public hearing on the application of
development. The names and addresses of mineral estate owners shall be those
on the current tax records of Pitkin County. At a minimum, Subdivisions that
create more than one lot, Planned Unit Developments, Specially Planned Areas,
and COWAPs are subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this 1,D day
of SR 1 , 20 12 , by Alain aichmavl
WITNESS MY HAND AND OFFICIAL SEAL
SYP
r$, •.# '1 l My commission expires: 0712-512015
n
•CHRISTINE '
SOSONKO i ;
�.(444f/K9 Shf4 1 Z)
Notary Public
My Commission S es 0112512015
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
v.ammi_s-.._■_____AI
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PUBLIC NOTICE
RE: 435 W. MAIN STREET, ASPEN JEWISH COMMUNITY CENTER- MAJOR
DEVELOPMENT(CONCEPTUAL)AND SPECIAL REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, August 15,
2012, at a special 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 Major Development (Conceptual) review of a proposed parsonage
to be constructed on the eastern portion of the site. Special Review for On-Site Parking and
Front Yard Setback are also requested. 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 26, 2012
City of Aspen Account
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2020 CALAMOS CT 8901 MEMORIAL DR 532 E HOPKINS AVE
NAPERVILLE, IL 60563 HOUSTON, TX 77024 ASPEN, CO 81611-1818
ALLAN ANDREW S ALPINE BANK ASPEN ASPEN FAMILY HOLDINGS LLC
154 MARION ST ATTN ERIN WIENCEK 137 WESTVIEW DR
DENVER, CO 80218 PO BOX 10000 ASPEN, CO 81611
GLENWOOD SPRINGS, CO 81602
ASPEN FSP ABR LLC ASPEN HOMEOWNERS ASSOCIATION ASPEN MESA STORE LLC
11921 FREEDOM DR#950 A COLO NON PROFIT CORPORATION C/O ASPEN BLUE SKY HOLDINGS LLC
RESTON, VA 20190 311 W MAIN ST PO BOX 8238
ASPEN, CO 81611 ASPEN, CO 81612
ASPEN SQUARE CONDO ASSOC INC BAILEY RYAN TANNER MCKENZIE TRST BLOCKER LAURA G
617E COOPER AVE 50% PO BOX 9213
ASPEN, CO 81611 BAKER& HOSTETLER LLP ASPEN, CO 81612
303 E 17TH AVE#1100
DENVER, CO 80203
BOOKBINDER FISHDANCE & DELANEY BRAFMAN STUART& LOTTA BEA TRST BRIDGE WILLIAM
LLC 5630 WISCONSIN AVE#401 367 CAMINO SAN CLEMENTE
164 LITTLE PARK RD CHEVY CHASE, MD 20815 SAN CLEMENTE, CA 926723705
GRAND JUNCTION, CO 81503
BRIEN ALICE BROOKS NORMAN A& LESLEE S BROWDE DAVID A
110 NEALE AVE 16311 VENTURA BLVD#690 604 QUAKER RD
ASPEN, CO 81611 ENCINO, CA 91436 CHAPPAQUA, NY 10514
CARINTHIA CORP CARTER RICHARD P CHAMBERS PETE
45 E LUPINE DR PO BOX 2932 PO BOX 220
ASPEN, CO 81611 TELLURIDE, CO 81435 CABIN JOHN, MD 20818
CHRISTIANA UNIT D101 LLC CITY OF ASPEN CLEANER EXPRESS
795 LAKEVIEW DR ATTN FINANCE DEPT 435 E MAIN ST
MIAMI BEACH, FL 33140 130 S GALENA ST ASPEN, CO 81611
ASPEN, CO 81611
CLICK JANE COCHENER CAROLINE A TRUST COLORADO MTN NEWS MEDIA
NUMBER TWO
333 W MAIN ST#2A PO BOX 1927
ASPEN, CO 81611
7309 E 21ST ST#120 CARSON CITY, NV 89702
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PO BOX 1524 409 S GREENWOOD AVE 83 PECKSLAND RD
BRYN MAWR, PA 19010 COLUMBIA, MO 65203 GREENWICH, CT 06831
DESTINATION RESORT MGMT INC DILLON RAY IV EMERICK SHELLEY W
PO BOX B2 PO BOX 10543 2449 5TH ST
SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81612 BOULDER, CO 80304
FARR CHARLOTTE FAT CITY HOLDINGS LLC FINE FREDRIC N &SONDRA
306 MCCORMICK AVE 402 MIDLAND PARK PL 412 MARINER DR
CAPITOLA, CA 95010 ASPEN, CO 81611 JUPITER, FL 33477
FISERV ISS&CO FRANKEL KATHY TRUST FRIAS PROPERTIES OF ASPEN LLC
FBO ROBERTA N LOWENSTEIN PO BOX 33 730 E DURANT
PO BOX 173859 UNION PIER, MI 49129 ASPEN, CO 81611
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GANT CONDO ASSC GARMISCH LODGING LLC GILDENHORN MICHAEL S 50%
610 S WESTEND ST 110 W MAIN ST 5008 BALTON RD
ASPEN, CO 816112142 ASPEN, CO 81611 BETHESDA, MD 20816
GOLDENBERG STEPHEN R&CHERYL J GOLDMAN DIANNE L GUNNING JANINE L
430 W HOPKINS AVE PO BOX 518 PO BOX 11705
ASPEN, CO 81611 FAIRFIELD, CT 06824 ASPEN, CO 81612
GUNNING RALPH H & H PROPERTIES LLLP HAVENS THERESA A
PO BOX 11912 807 W MORSE BLVD STE 101 PO BOX 1890
ASPEN, CO 81612 WINTER PARK, FL 32789-3725 CARBONDALE, CO 81623
HAYMAN JULES ALAN HOWELL DANIEL B&MARY H HUCKABEE CHRISTOPHER M
9238 POTOMAC SCHOOL DR 3701 PALMA CEIA CT 4521 S HULEN 3220
POTOMAC, MD 20854 TAMPA, FL 33629 FORT WORTH,TX 76109
HUDGENS ROBYN HY-MOUNTAIN TRANSPORTATION INC JACOBY FAMILY LP
401 W BLEEKER ST 111C AABC 1402 DUVAL DR
ASPEN, CO 816111225 ASPEN, CO 81611 GODFREY, IL 62035
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2018 PHALAROPE 1630 LOCUST ST#200 PO BOX 1637
COSTA MESA, CA 92626 PHILADELPHIA, PA 19103 ASPEN, CO 81612
KENDIG ROBERT&SUE KIRVIDA KATHY L REV TRUST LESTER JAMES
PO BOX 4649 PO BOX 518 375 S EBD AVE#35C
ASPEN, CO 81612 LINDSTROM, MN 55045 NEW YORK, NY 102801086
LORENTZEN AMY L MACDONALD BETTE S TRUST MARTEN RANDOLPH
409 PARK CIRCLE#3 15 BLACKMER RD 129 MARTEN ST
ASPEN, CO 81611 ENGLEWOOD, CO 80110 MONDOVI,WI 54755
MCCARTY DANIEL L MCDONALD FAMILY TRUST MITTEL EUROPA PROPERTIES LLC
PO BOX 4051 314 W MAIN ST PO BOX 3678
ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81612
MOLLER DIANE T MOUNTAIN LODGE HOLDINGS LLC NAVIAS CRAIG & ESTHER TRUST
1710 MIRA VISTA AVE PO BOX 5109 PO BOX 4390
SANTA BARBARA, CA 93103 ASPEN, CO 81612 ASPEN, CO 81612
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PO BOX 9410 200 S ASPEN ST 106 S MILL ST#202
ASPEN, CO 81612 ASPEN, CO 81611 ASPEN, CO 81611
PERRY EMILY V PRICE DOUGLAS QUINN CHRISTINE
700 12TH AVE S UNIT 807 PO BOX 220 333 W BLEEKER ST
NASHVILLE,TN 372033372 CABIN JOHN, MD 20818 ASPEN, CO 81611
RAINBOW CONNECTION PROPERTIES RICKEL DAVID RISCOR INC
LLC 275 GOLDENROD DR 2651 N HARWOOD ST#580
4475 NORTH OCEAN BLVD#43A LANDSDALE, PA 19446 DALLAS,TX 75201-1576
DELRAY BEACH, FL 33483
ROSENTHAL DIANNE SAND CANYON CORP SCHALL FAMILY TRUST 8/31/1998
PO BOX 10043 501 W MAIN ST 3841 HAYVENHURST DR
ASPEN, CO 81612-7311 ASPEN, CO 81611 ENCINO, CA 91436
SCHEFF JONATHAN & BUTTERWICK SCOTT MARY HUGH SCRUGGS DAVID C&PHYLLIS R
KIMBERLY RUSSELL SCOTT III &CO LLC 365 RIVERBLUFF PL
6450 AVENIDA CRESTA 5420 S QUEBEC ST#200 MEMPHIS,TN 38103
SAN DIEGO, CA 92037 GREENWOOD VILLAGE, CO 80111
SEAL MARK SHEEHAN WILLIAM J SHERWIN ENTERPRISES LLC
PO BOX 9213 SHEEHAN NANCY E C/O JENNIFER SHERWIN
ASPEN, CO 81612 10 GOLF VIEW LN 1714 VISTA ST
FRANKFORT, IL 60423 DURHAM, NC 27701
SILVERSTEIN PHILIP SLTM LLC SMITH ANDREW C&DONNA G
SILVERSTEIN ROSALYN 106 S MILL ST#202 3622 SPRINGBROOK ST
25 KNOLLS CRESCENT ASPEN, CO 81611 DALLAS, TX 75205
BRONX, NY 10463
SNYDER GARY STASPEN LLP STUART DANIEL S&TAMARA B
8324 BROODSIDE RD 1180 PEACHTREE ST NE PO BOX 3274
ELKINS PARK, PA 19027 ATLANTA, GA 303093521 ASPEN, CO 81612
TAD PROPERTIES LTD LIABILITY CO TEMPKINS HARRY&VIVIAN TOLER MELANIE S TRUST
PO BOX 9978 605 LINCOLN RD#301 6400 S CLIPPINGER DR
ASPEN, CO 81612 MIAMI BEACH, FL 33139 CINCINNATI, OH 45243
TOMS CONDO LLC TORNARE RENE&SYLVIA TUCKER LUCY LEA
C/O BRANDY FEIGENBAUM PC 308 W HOPKINS AVE PO BOX 1480
132 MIDLAND AVE#4 ASPEN, CO 81611 ASPEN, CO 81611
BASALT, CO 81621
TWIN COASTS LTD TYCHER MARSHALL B&SALLY K ULLR HOMEOWNERS ASSOCIATION
433 PLAZA REAL#275 233 CANOE BROOK RD 600 E HOPKINS#304
BOCA RATON, FL 33432 SHORT HILLS, NJ 07078 ASPEN, CO 81611
VERNER DANIEL A&MERYLE WAGNER HOLDINGS CORP LLC WARBLE ERIC
2577 NW 59TH ST C/0 BILL POSS 0124 SPRING PL
BOCA RATON, FL 33496 605 E MAIN ST EDWARDS, CO 81632
ASPEN, CO 81611
WENDT ROBERT E II WERLIN LAURA B TRUST WINER CAROL G 50%
350 MT HOLYOKE AVE 2279 PINE ST 6740 SELKIRK DR
PACIFIC PALISADES, CA 90272 SAN FRANCISCO, CA 94115 BETHESDA, MD 20817
YOUNG PAUL III FAMILY TRUST
413 W HOPKINS AVE
ASPEN, CO 816111603