HomeMy WebLinkAboutagenda.hpc.20120919 ASPEN HISTORIC PRESERVATION COMMISSION
SPECIAL MEETING
SEPTEMBER 19, 2012 .
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
SITE VISIT- Please visit the project sites 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
OLD BUSINESS
A. None
NEW BUSINESS
5:10 A. 820 E. Cooper- Demolition of Shed, PUBLIC HEARING
5:50 B. 623 E. Hopkins- Final Major Development and Final
Commercial Design Review, PUBLIC HEARING
WORKSESSION
A. None
7:00 ADJOURN
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR
AGENDA ITEM
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (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 (5 minutes)
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
9/12/2012
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 820 E. Cooper Avenue-Demolition of Shed, Public Hearing
DATE: September 19, 2012
SUMMARY: 820 E. Cooper Avenue is a 3,000 square foot lot that contains a remodeled
Victorian home and an outbuilding. The property owner requests HPC approval to demolish the
existing shed. No further development plans are before HPC at this time.
Staff finds that the shed does not have historic significance any may be demolished.
APPLICANT: CWG Holdings LLC,represented by 1 Friday Design Collaborative.
PARCEL ID: 2737-182-28-005
ADDRESS: 820 E. Cooper Avenue, Lot P, Block 111, City and Townsite of Aspen.
ZONING: RMF, Residential Multi-Family.
DEMOLITION
The, applicant proposes to remove additions from the original. Victorian house and to totally
demolish the outbuilding.
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,
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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.
Staff Response: Staff finds that no documentation exists to demonstrate that the shed has
historic significance. The shed does not match the dimensions or placement of a small structure
that can be seen along the alley in the 1904 Sanborne Map (see application for map.) There is no
information in the City Building Department files regarding this structure. It was recorded in a
1975 Pitkin County Assessor's visit to the site, but no estimated date of construction is listed.
The structure has been illegally fitted out as a residential dwelling unit. The lot is too small to
allow the main house and a unit in the shed. No building permits or inspections are found in City
records.
The building encroaches into the public alley and impedes the use of the alley by adjacent
property owners.
Staff supports the demolition request finding that no documentation exists to support or
demonstrate that the shed has historic, architectural, archaeological, engineering or cultural
significance, and the loss of the structure will have no adverse effect on the historic integrity of
this or any other property.
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 approve demolition of the shed at 820 E.
Cooper Avenue.
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Exhibits:
Resolution# , Series of 2012
A. Relevant Guidelines
B. Application
Exhibit A
8.1 If an existing secondary structure is historically significant,then it must be preserved.
❑ When treating a historic secondary building, respect its character-defining features. These
include its primary and roof materials, roof form, windows, doors and architectural details.
❑ If a secondary structure is not historically significant,then its preservation is optional.
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A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING DEMOLITION APPROVAL FOR THE PROPERTY LOCATED AT 820 E.
COOPER AVENUE,LOT P,BLOCK 111, CITY AND TOWNSITE OF ASPEN,
COLORADO
RESOLUTION#_, SERIES OF 2012
PARCEL ID: 2737-182-28-005
WHEREAS, the applicant, CWG Holdings LLC, represented by 1 Friday Design Collaborative,
has requested Demolition review for the property located at 820 E. Cooper Avenue, Lot P, Block
111, City and Townsite of Aspen; 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, 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,
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 September 19, 2012 performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval; and
820 E. Cooper Avenue
HPC Resolution#_, Series of 2012
Page 1 of 2
P5
WHEREAS, at their special meeting on September 19, 2012, during a duly noticed public
hearing, the Historic Preservation Commission considered the application, 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 Demolition approval for the property located at 820 E. Cooper Avenue,
Lot P, Block 111, City and Townsite of Aspen.
APPROVED BY THE COMMISSION at its special meeting on the 19th day of September,
2012.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
820 E. Cooper Avenue
HPC Resolution#_, Series of 2012
Page 2 of 2
P6
ATTACHMENT 2-Historic Preservation Land Use Application JUN 2 0 Z01Z
I-fY OF ASPE'1'1
DEVELOPMEW
PROJECT:
Name: 20 T=-A 5-F
Location: 20 G4.S-T-
ASPr_-:-NJ � Co 0 1(f,1 ( —
(Indicate street address,lot&block number or metes and bounds description of property)
Parcel ID 9 (REQUIRED)
APPLICANT'
Name: Cw G L L(Z CA79-t7-'Q V0F_ GVJR%,2
Address: Co 191G11
Phone ff: Fax#: E-mail: GA UP5"`'3` LLAI�P&0--v I UL.COVtj
REPRESENTATIVE'
Name:
Address: C—b �X —79 Z S
Phone#: 97b -30ct - OC'563 Fax#: E-mail:
TYPE OF APPLICATION:(please check all that apply):
❑ Historic Designation ❑ Relocation(temporary,on
❑ Certificate of No Negative Effect ❑ or off-site)
[A Certificate of Appropriateness ❑ Demolition(total
-Minor Historic Development demolition)
❑ -Major Historic Development ❑ Historic Landmark Lot Split
❑ -Conceptual Historic Development
❑ -Final Historic Development
-Substantial Amendment
ExIsTiNG CoNDmoNs: (description of existing buildings,uses,previous approvals,etc.)
PIA I N) DEik)-Ct_= M 10 Au—r--y
PRoposAu (description of proposed buildings,uses,modifications, etc.)
Aspen Historic Preservation
w
1113 010 Land Use Application Requirements,Updated:May 29,2007
0
ell
P7
ATTACHMENT 3- Dimensional Requirements Form
(Item#10 on the submittal requirements key. Not necessary for all projects.)
Project: ?20 t�4�-r•
Applicant: CwG H6n r'�1Ar6S C.G.c C/d Gq-TJ4E' 1 �tL
Project
Location: '920 SST G rp AvF�= 1(A-=:
Zone
District:
Lot Size: 31 gyp - -2,0 X }CE:> T
Lot Area: -3,r 6y �-
(For the purposes of calculating Floor Area,Lot Area may be reduced for areas within
the high water mark,easements,and steep slopes.Please refer to the definition of Lot
Area in the Municipal Code.)
Commercial net leasable: Existing: Proposed.• N/A
Number of residential units: Existing: L Proposed.
Number of bedrooms: Existing: Z 1�- -r Proposed.•
Proposed%of demolition:
DIMENSIONS: (write n/a where no requirement exists in the zone d'strict) 1
33L1 ��r lavn�3vrnrnT��
Floor Area: Existing: Allowable: Z:loo Proposed:
Hei ht /IAAIN C �� W(Q
g_ Lam^ i'4AtN — �sEG� -rz7
Principal Bld g Existin g: N;' I I"Allowable: 2 s --Proposed., F��rvti41� '�� is it
Accessory Bldg.: Existing: Allowable: 2S Proposed:
On-Site parking: Existing: 0 Required: Z Proposed:
% Site coverage: Existing: '�` Required: 'J Proposed. N/A
%Open Space: Existing:_ Required: f.J�,4 Proposed: 4
Front Setback: Existing: I / Required: I d I Proposed: C11A��
Li "'a - �vc +ct I vn�ty�
Rear Setback: Existing: Required: Proposed: tva
��n9avzt c
CombinedFront/Rear: C)UT13ulLJ;;(Kirn,
Indicate N,S,E W N: Existing:'I i y"'610'-Required: Proposed: i`e
Side Setback: : Existing:-IN/Q Required: l s Proposed:
Nrc> L-
Side Setback: a: Existing: z 1(,1r Required: / Proposed: 744" S'
Combined Sides: w:Existing: d ! Required: S � �� S p
t
Distance between Existing: *F: Required: Jo Proposed: N��
buildings:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
A c,t r�v� �rnr� Lo�t`r Y� y y�� �>� Jpo3L�Ic. .a.0 Y Qks NT-
e-x-- LA/AY ( ) / �T1cr c�tEs Z' G o t t�l7a S rr. ;Ar2� (E4ST)/0.CQ;AI C-+E5
Variations requested(identify the exact variances needed): s' i WTO
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
P8
PO BOX 7928
Aspen,CO 81612-7928 1 f r i •
Phone:970.309.0695
E-mail(Web:derek @lfriday.com/www.1friday.com d e s '
• o r a t i v -
To: Ms.Amy Guthrie;Director From: Derek Skalko,Principal
The Aspen Historic Preservation Commission 1 Friday Design Collaborative
E-mail:- Amy.Guthrie @ci.aspen.co.us Date: June 112012/Rev:June 28,2012
Phone- 970.429.2758 Pages: 3
Re: 820 East Cooper Avenue—Request For CC: file
Demolition of Alley Outbuilding
820 East Cooper Avenue
Alley Outbuilding Request For Demolition Application Review
Dear Amy&Members of the Aspen Historic Preservation Commission,
We are approaching the commission on behalf of CWG Holdings LLC, care of Ms. Catherine Gildor,
property owner of 820 East Cooper, a 3,000 sq ft property located in the East End District of Aspen.
The property is legally defined as Lot P, Block 111 within the Townsite of Aspen and is by definition a
non-conforming lot according to land use definition. The site contains two detached residential
structures, with the main residence being an 1890's mining cottage to which several additions have
been added.The most recent addition is likely dating to the late sixties.-A major interior remodel in the
late 1990's, early 2000's also appears likely. The alley outbuilding, although not definitively dated at
this time, appears to be of a time period similar to the most recent addition of the main residence,which
we believe is likely the late 1960's. We are here before you to begin the process of seeking approval to
remove the existing non-conforming alley outbuilding, an abandoned residential unit encroaching into
the east and west side yards of the named property in addition to encroaching 4'-4'into the public alley
right of way. We are coming before your board in hopes of attaining an approval that facilitates the
desires of 820 East Cooper Avenue from a programmatic standpoint. Please note we are only seeking
approval for the removal of the alley outbuilding via this application; no alterations or modifications to
the historical main residence are being sought or presented at this time.
We have provided in Sheets A1.01 to A1.05 to include all existing plan and elevation information
pertinent to 820 East Cooper Avenue property in addition to a proposed site plan indicating the desired
removal of the existing outbuilding. The existing and proposed site plans for the property can be found
on Sheet A1.01. The removal of the outbuilding as requested would bring the property into compliance
from both Residential Zoning and Design Review Standards per the existing side and rear yard
setbacks now in non conformity.
The alley outbuilding in topic is desired for removal as it significantly impedes any ability to further utilize
the property from multiple functional points of statement. Due to the siting and scale of the existing
structure, no on-site parking access to the property is possible nor is any form of retrofit possible to
address this desire. Further, the unit does not conform accordingly with the applicable ADU standards
as set forth by 26.520 of the Aspen Land Use Code. We also believe it is of worthwhile note to
reference a former HPC approval (1997) regarding the requested removal and approval towards the
demolition of the 820 East Cooper alley outbuilding.
P9
Per Aspen Land Use Code, Section 26.415.080,we do believe our request for demolition of the
alley outbuilding is warranted per the following requirement, which at least one characteristic
must be 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
We believe the building currently existing along the alley of 820 East Cooper Avenue is,in fact,dating
from a time period of construction likely between the years 1965 to 1972 when evaluating and
comparing the construction found on site. Framing materials and their nominal dimensions,along with
aluminum sliding windows both dimensionally and materially correlate with this time period. (Image C)
We do know the last addition to the main mining cottage was performed during a time period of 1965 to
1972 as stated, and.similar construction materials and methods of this time period do appear to
correspond with this belief. Additionally,per the provided Sanborn mapping information,no historical
footprint of any outbuilding correlating with the shape,size,and location of the existing structure can be
determined as a historical match. (Image A)
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.
We believe our request for demolition of the alley outbuilding does meet all additional criterion as_
described per the Aspen Land Use Code,Section 26.415.080. For reasons already stated,we do not
believe the building is of the historical time period of significance specific to the main historical
residence of the property,nor does it benefit the modem realities of the parcel as defined by the Aspen
Land Use Code regarding land use, encroachments, residential design standards,established zoning
standards, and amenity to the improvement of the existing parcel. We believe the removal of the
outbuilding will,in fact,enhance the possible future amenity of the property, reduce the off site parking
burden to the city of Aspen by providing alley access and room capable for vehicular use,and improve
the overall land use nature of the area by eliminating the existing encroachments into both the east and
west side yard setbacks as defined. Additionally,the removal of the outbuilding will improve the land
use realities further with the eradication of the encroachment of the building into the alley public right of
way which is currently at almost 4'-6". The architectural relationship of the building in accordance with
the neighboring properties is negligible, as both adjacent properties are multistory and believed to be
non-historic in nature. Images of the alley have been provided accordingly.(Image B)
Drawing documentation, imaging, and computer massing explanation will all be presented to further
assist in demonstrating our request for removal at the time of our scheduled hearing. We sincerely
believe the removal of the outbuilding will ultimately provide the groundwork for bettering 820 from both
the property's long term desires and both the City of Aspen's and Aspen HPC's long term interests.
In closing, we would simply like to express our sincere gratitude in considering our request regarding
820 East Cooper Avenue.We look forward to discussing this matter with you further.
P10
E.HYMAN W.
lil
Ei
L
I 1 17. A
Q. F-GOOPER A4.
A.Sanborn mapping information for 820 East Cooper-1896
sit
B.Alley Perspective and Adjacent Buildings Pertaining to 820 East Cooper Avenue
W'4-17pr
C.Typical Construction Image of 820 East Cooper Alley Outbuilding
Thank you very much,
Derek Skalko
Principal,1 Friday Design Collaborative
Amy
EXHIBIT
AFFIDAVIT OF PU LIC ^J °�
SQUIRED BY SECTION 26.304.060 NOTICE
(E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
Aspen' CO
E
SCHEDULED PUBLIC HEARING DATE:
20 ( �
STATE OF COLORADO )
County of Pitkin ) ss.
)
I, .
being or representing an Applicant to the City of Aspen, Colorado
certify that I have complied with the public notice r (name' please print)
hereby personally
(E) of the Aspen Land Use Code in the followin require of Section 26.304.060
g manner:
Publication of notice: By the publication in the legal
paper or a paper of general circulation in the City of Aspen at least ifteenofficial
days prior to the public hearing. A copy ofthe publication is attac hed her (1eto.
.
Posting of notice: By posting of notice, which form was obtained from the
Community Development De
materials, which was not less than twenty tlwo(22 made of suitable, waterproof
) inches
(26) inches high, and which was composed of letters not less than twenty-six
height. Said notice was tYin
and was continuously visible from the fifteen (15) days an one inch e
Y prior to the public hearing
and including the date and time of the publ c ern , 20._
notice (sign) is attached hereto. g A photo > to
graph of the posted
Mailing of notice. By the mailing of a notice obtained from the
Development Department, which contains the info Cod in Se
26.304.060(E)(2) of the Aspen Land Use Code.information described n Sec ion
the public hearing, notice was hand delivered or mailed by first lass days prior to
Prepaid U.S. mail to all owners of property Y first class postage
Property subject to the development ap lication n three hundred (300) feet of the
Property owners shall be those on the current tax records ds of Pi kd addresses of
appeared no more than sixty(60) days prior to the date of the public hearing,County as they
Obpy ofthe o�i'ners and governmental agencies so noticed is attached hereto.
A
hed hereto.
(Continued on next page
i
text amendment: Whenever the official zoning district map is in
Rezoning or to art of a general revision
any way to be changed or amended incidental to or as p
whenever the text of this Title is to be amended., land use such
re this n b Title, or or other
repeal of this Title and enactment revision be made er p requirement of an accurate survey of names and
regulation, or otherwise,the req e shall be
in the area of the proposed change sufficient legal description of, and the notice to and listing
addresses of owners of real property ma shall be available for public
waived. However,the proposed zoning p
' he Tanning agency during all business hours for fifteen (15) days
inspection m t p on such amendments.
prior to the public hearing
Si at e
The foregoing"Affidavit of No'
Lice" was acknowledged before me thi&day
20b
of y
PuBL�No"GE WITNESS MY HAND AND OFFICIAL SEAL
RE' 820 E.COOPER AVENUE,DEMOLITION
OF SHED
NOTICE IS HEREBY GIVEN that a public hearing
r
September 19,2012, Y1 e$. I h t
will be held on Wednesday,nat 5'.00 p.m.before My commission expires:
at a special meeting to be
the Aspen Historic Preserva�i30 S.Gas a St.,
Council Chambers,City Hall, submitted by
Aspen,to consider an app licant is
CWG Holdings,LLC clo Catherine Grldor,864
Moore Drive, 1 Fri CO,81611. The app
represented 1 Fnday Des,9n oclatedr Collaborative. E. public
project affe is the property City and Notary
Cooper Av nue,Lot P.Block 111, State of
Town o Aspen,County of Pitkin, licant
Colorado.P #2737-1 approval to removve the -
requests molitior app alley For further
existing shed structure along uthri at the City of
Information,contact Amy G Department,130
Aspen Community Deenlo�O n� 7 )429-2758,
S.Galena St.,Asp
df" urhrie�ci.as en.co.us.
.A- TS AS APPLICABLE'
j Charr,Aspen Historic Preservation Commission MEN
Published in the Aspen Times Weekly on August ATTACH
30,2012 [8324455] (SIGN)
* COPY OF THE PUBLICATION NT AGENGIES NOTIED
* PHOTOGRAPH OF THE ANDS GOVERNME
* LIST OF THE OWNERS
By MAIL ICATION OF MINERAL ESTATE OWNERS NOTICE
* APPLICANT CERTIC C.R.S. §24-65,5-103.3
AS REQUIRED SY
ATTACHMENT 6
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060(E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY: 2c) ��� <:� l Ak-c—= ,Aspen,CO
SCHEDULED PUBLIC HEARING DATE: ��Y , ��Y-1f6--V7affK,200 Z
STATE OF COLORADO )
ss.
County of Pitkin )
I, p � �- Cfl (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 and was continuously visible from the 3I day of ^)cuST ,20QrLZ-,to
and including the date and time of the public hearing. A photograph of the posted notice (sign) is
attached hereto.
XMailing 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)
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
Rezoning or text amendment. Whenever the official zoning district map is in any way to
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 forgoing"Affidavit of Notice"was acknowledged before me this 3 day
of ,20Q,Z , by_.LA c,t Ci' Q n a1V-:y
WITNESS MY HAND AND OFFICIAL SEAL
My commission e es: ' _ o ^ r
Notary blic
ATTACHMENTS:
COPY OF THE PUBLICATION
PHOTOGRAPH OF THE POSTED NOTICE(SIGN
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
PUBLIC NOTICE
RE: 820 E. COOPER AVENUE,DEMOLITION OF SHED
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 19,
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 CWG
Holdings, LLC c/o Catherine Gildor, 864 Moore Drive, Aspen, CO, 81611. The applicant is
represented by 1 Friday Design Collaborative. The project affects the property located at 820 E.
Cooper Avenue, Lot P, Block 111, City and Townsite of Aspen, County of Pitkin, State of
Colorado, PID #2737-182-28-005. The applicant requests Demolition approval to remove the
existing shed structure along the alley. For further information, contact Amy Guthrie at the City of
Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2758,
amy.guthrie @ci.aspen,co.us.
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on August 30,2012
City of Aspen Account
410-WEST END TOWNHOMES CONDO 803DKS LLC
ASSOC 6601 818 ASPEN LLC
SMITH
T
COMMON AREA HUNTERS GLEN RD ANTHONY 50 S LONY T ST B2
B
410 S WEST END ST DALLAS, TX 75205 CHICAGO, IL ST B
ASPEN, CO 81611
ABEL FAMILY LIV TRUST ADELSON ANDREW S REV TRUST AJAX INVESTMENTS LLC
523 CRAGMONT AVE PO BOX 810 730 E DURANT AVE
BERKELEY, CA 94708 KATONAH, NY 10536 ASPEN, CO 81611
ALEXANDER THOMAS L ALM KEITH&ELIZABETH R ASPEN 835 LLC
715 E HYMAN AVE#27 1040 W 54TH ST 333 LAS OLAS WY#2105
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CLARWATER, FL 337614173 ASPEN, CO 81611 ASPEN, CO 81611
ASPEN SKIING COMPANY LLC ASPEN/PITKIN COUNTY HOUSING
PO BOX 1248 AUTHORITY AYR RESERVE REAL ESTATE ENTITY
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320 S SPRING ST
ASPEN, CO 81611
BELL MTN QUAL RES CONDO ASSOC
LLC BERKOWITZ ALAN 25% BERKOWITZ KAREN
320 S SPRING ST PO BOX 35 PO BOX 826
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BUCKHORN ARMS LLC - - BUYERS BRUCE CADY VICKI REV TRST
730 E COOPER AVE 835 E HYMAN AVE#K 223E PINE MEADOW CT
ASPEN, CO 81611 ASPEN, CO 81611 ANDOVER, KS 67002
CALAMOS JOHN P
CAM FAMILY OFFICE CALHOON THOMAS C CAREW LLC 50%
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ASPEN, CO 81611
CITY MARKET INC
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PO BOX 5567 ASPEN, CO 81611 PITTSFIELD, MA 012018421
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CORREIA JOHN E CROCKETT RUFUS
6730 E NORTHEAST HW DAILY CONNIE M
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HYMAN AVE#14
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DODEA NICHOLAS T ENCLAVE UNIT 9 LTD
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ETTLIN ROSS L FAATH CARLOS M&MOLLY G FIGHTLIN JONATHAN D
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715 E HYMAN AVE#21 6001 MONTROSE RD, STE 600 195 RUSSELL RD
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715 E HYMAN AVE#23 715 E HYMAN AVE #22 COMMON AREA
ASPEN, CO 81611 ASPEN, CO 81611 835 E HYMAN AVE
ASPEN, CO 81611
INDEPENDENCE CONDO ASSOC
COMMON AREA INDIANHEAD FARMS INC ISRAEL FAMILY PARTNERSHIP LTD
922 E COOPER AVE PO BOX 619 615 OCEAN BLVD
ASPEN, CO 81611 CLEAR LAKE, IA 504280619 GOLDEN BEACH, FL 33160
JACOBSON RICHARD&SUSAN 50% JACOBSON ROBERT 50% JOFFE LIVING TRUST
924 E COOPER AVE 12 LAKESIDE DR 23820 LONG VALLEY RD
ASPEN, CO 81611 CLARKS SUMMIT, PA 18411 HIDDEN HILLS, CA 91302
JOHNSON BARBARA WEAVER LIVING
TRUST JOSEPH KRISTA KANTAS NICOLETTE
PO BOX 3570 4815 E CAREFREE HWY#108-468 715 E HYMAN AVE#15
LAS CRUCES, NM 88003 CAVE CREEK,AZ 85331 ASPEN, CO 81611
KARTIGANER ESTHER KASHINSKI MICHAEL R KEATING R MARK&MARIANNE P
150 W END AVE APT 27M 0343 GROVE CT 214 GLENMOOR RD
NEW YORK, NY 10023 ASPEN, CO 81611 GLADWYNE, PA 19035
KEEPE DANIEL GARY IV&LIESL A KELLY NORA D TRUST KELLY SIMON P TRUST
805 E COOPER AVE 732 E COOPER AVE 732 E COOPER AVE
ASPEN, CO 81611 ASPEN, CO 81611 ATTN:JOHN HOFFAMN III
ASPEN, CO 816112061
KENNEDY JUSTIN KENYON JAMES W KLIKA YVONNE TRUST
7350 SW 47TH CT 7517 RINDGE AVE 1551 LARIMER ST#1303
CORAL GABLES, FL 33143 PLAYA DEL REY, CA 90293-8037 DENVER, CO 80201631
KOUTSOUBOS LOUIS KOUTSOUBOS TED KOVACH MARY SUSAN
PO BOX 9199 430 E HYMAN AVE#PH 7 ROCKY KNOLL
ASPEN, CO 81612 ASPEN, CO 81611 IRVINE, CA 92612
KOZLOW DANIEL KRANS ROSEMARY KRENTZ MICHAEL KEITH
1129 E WICKFORD 298 4TH AVE#429 901 E HYMAN#11
BLOOMFIELD, MI 483022375 SAN FRANCISCO, CA 94118 ASPEN, CO 81611-2033
LAMPTON JULIE M LANDA MICHAEL B LANDIS JOSHUA B
PO BOX 12111 851 S JOSEPHINE ST 715 E HYMAN AVE#4
ASPEN, CO 81612 DENVER, CO 80209 ASPEN, CO 81611
LANDRY ELIZABETH J LAUGHLIN JAMES R LEO RICHARD A
PO BOX 3036 4032 LINDEN AVE 15 ASHBURY TER
ASPEN, CO 81612 WESTERN SPRINGS, IL 60558 SAN FRANCISCO, CA 94117
LEVITT BETH AMY TRUST.25% LEVITT JAY BRADLEY TRUST.25% LEVITT JEANNE S REV TRST 49%
C/O NELLIS CORP C/O NELLIS CORP C/O NELLIS CORP
6001 MONTOSE RD#600 6001 MONTOSE RD#600 6001 MONTROSE RD#600
ROCKVILLE, MD 20852 ROCKVILLE, MD 20852 ROCKVILLE, MD 20852
LEVITT RANDALL JAMES TRUST.25% LIBERATORE DOUGLAS LIEB MADELINE TRUST
C/O NELLIS CORP PO BOX 1838
6001 MONTOSE RD#600 800 E HYMAN AVE#A
ROCKVILLE, MD 20852 SARASOTA, FL 34230 ASPEN, CO 81611
LION DANIEL A&JACQUELINE TRUST LONG MONA HAYLES TRUST M&M INVESTMENTS
7600 NORTH MARKS BOX 3849 679 BRUSH CREEK RD
FRESNO, CA 93771 ASPEN, CO 81612 ASPEN, CO 81611
MAL REV TRUST.25% MARTIN ROBERT A
C/O NELLIS CORP MAYER WILLIAM E
6001 MONTOSE RD#600 NE WEST ,17TH 10#3E PO BOX 4462
ROCKVILLE, MD 20852 NEW YORK, NY 10011 ASPEN, CO 81612
MAPLE KENNETH D MCCUTCHIN GENE P MEYERSTEIN FAMILY TRUST
715 E HYMAN AVE#3 14833 MIDWAY#200 C/O STEWART REAL ESTATE
ASPEN, CO 81611-2063 ADDISON, TX 75001 115 BOOMERANG RD STE 5103
ASPEN, CO 81611
MICHELSON BRUCE V REV TRST MIKI MORSE WILLIAM J
7701 FORSYTH STE 900 PO BOX 444 MORSE EUDICE
ST LOUIS, MO 63105-1813 ASPEN, CO 81612 14851 COUNTY LINE RD
CHAGRIN FALLS,OH 44022
NETHERY BRUCE OATES WILLIAM D&B MARILYN OLD HUNDRED CONDO ASSOC
715 E HYMAN AVE#25 4900 LAKESIDE DR COMMON AREA
ASPEN, CO 81611-2063 DALLAS, TX 75205 900 E DURANT AVE
ASPEN, CO 81611
ORIGINAL STREET CONDO ASSOC
COMMON AREA PACIFIC WEST INVESTMENTS LLC PARTRIDGE JAMES J&JEAN C
802 E COOPER AVE 320 MARTIN ST#100 40268 91 ST ST
ASPEN, CO 81611 BIRMINGHAM, MI 480091485 GENAO CITY,WI 53128
PAUL RICHARD PAUL SUZANNE O QPRT PERRY JAMES H&MARGERY DEUTZ
537 N NEVILLE ST#5A 537 N NEVILLE ST#5A PO BOX 3382
PITTSBURGH, PA 15213-2770 PITTSBURGH, PA 15213 ASPEN, CO 81612-3382
POAG COMPANY LLC POLICARO JOANNA PRICE GAIL
PO BOX 9316 4311 RANDMORE RD C/O ASPEN POTTERS INC
GREENSBOW, NC 27429 COLUMBUS,OH 43220 715 E HYMAN#10
ASPEN, CO 81611
PRINCESS POW LLC PYRENEES TOWNHOMES CONDO
509 W 24TH ST ASSOC QUINTENZ KENNETH E&SUSAN L
NEW YORK, NY 10011 COMMON AREA 91 N STANBERY AVE
914 E COOPER AVE COLUMBUS,OH 43209
ASPEN, CO 81611
R NESTY LLC RAYMOND KIMBERLY A RICHARDSON JOHN&MARK
2711 RACE STREET 1280 S LITE AVE STE 5 15 TORONTO ST#400
DENVER, CO 80205 ASPEN, CO 816112259 TORONTO ONTARIO CANADA M5C
2E3,
RICHMAN KIMBERLY DAWN ROBERTS MARION S&BOB ROBINSON F GEORGE JR
15 ASHBURY TERRACE PO BOX 161120 PO BOX 7906
SAN FRANCISCO, CA 94117 AUSTIN,TX 78716-1120 ASPEN, CO 81612
ROGER RICHARD R RUDD WAYNE RUSHNECK GARY
16251 DALLAS PKWY 132 PARK AVE
ADDISON,TX 75001 29 LANGDON GROVE
BASALT, CO 81621 CARMEL, NY 10512
RUSHNECK RONALD JR RUSHNECK SUSAN RYERSON GEORGE W JR
29 LONGDON GROVE 29 LANGDON CROVE 715 E HYMAN AVE#17
CARMEL, NY 10512 CARMEL, NY 10512 ASPEN, CO 81611
SAGARIA SABATO DOMINIC III SAHN KAREN R SAHR KAREN M
P.O. BOX 8376 715 E HYMAN AVE#11 715 E HYMAN AVE#8
ASPEN, CO 81612 ASPEN, CO 81611-2063 ASPEN, CO 81611
SAKSON DREW SATKUNAS THOMAS P SB-H FAMILY 1 LLC
PO BOX 1091 0096 HOPI 0316 PFISTER DR
NEWPORT, RI 028400999 CARBONDALE, CO 81623 ASPEN, CO 81611
SCHMIT CHAD SCHNURMAN ALAN J&JUDITH SCHUBINER CRAIG E
805 E COOPER AVE#12 870 UNITED NATIONS PLZ STE 20E PO BOX 7067
ASPEN, CO 81611 NEW YORK, NY 10017 BLOOMFIELD HILLS, MI 48302
SESTIC ZORAN SHACKELFORD MARK SHAPIRO LAND LLC
530 E MAIN ST LOWER LEVEL PO BOX 540 2438 JUNIPER HILL RD
ASPEN, CO 81611 GLOUCESTER POINT,VA 23062-0540 ASPEN, CO 81611
SHAPIRO REGINA SHERMAN RUTH ANN TRUST SILVER BELL CONDO ASSOC
14024 MONTRACHET LN 4032 LINDEN AVE COMMON AREA
TOWN&COUNTRY, MO 63017 WESTERN SPRINGS, IL 60558 805 E COPPER AVE
ASPEN, CO 81611
SKIPSEY CHARLES I&ELEANOR M SKLAR LEONARD E SKLAR WILLIAM P
PO BOX 2045 PO BOX 246508 PO BOX 1448
RANCHO SANTA FE, CA 92067 PEMBROKE PINES, FL 33024 BOCA ROTON, FL 334291448
SMART EDWIN J SMITH ALICIA M SMITH JEFFREY L
2009 MARKET ST 715 E HYMAN AVE#16 851 S JOSEPHINE ST
DENVER, CO 80205-2022 ASPEN, CO 81611 DENVER, CO 80209
SOUTHEAST HARBOR FARMS LLLP SPRINGER BARBARA SUSI SAMUEL&MARILEE E
14642 E CHERRY CREEK RD PO BOX 9940 7806 CHARNEY LN
LARKSPUR, CO 80118 ASPEN, CO 81612 BOCA RATON, FL 33496
THOMPSON JOHN M&KAREN L TRUST THOMPSON RICHARD P THOMPSON SALLY P
9843 SAGAMORE RD RUSHING JIMMY C
LEAWOOD, KS 66206 1171 BEACH BLVD 26 WALDRON ST
JACKSONVILLE, FL 32250 MARBLEHEAD, MA 01945
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191 UNIVERSITY BLVD#816 PO BOX 2360 13526 MONTEIGNE LN
DENVER, CO 80206 ASPEN, CO 81612 CYPRESS, TX 774294848
VARMA CHANDRA K WATERS JOSEPH D&LESLIE T WEBB MARSHALL B ASPEN QPRT
53 VARMA
SWING G BRIDGE M 821 E COOPER AVE 53 OSPREY CIR
S SWING BRIDGE LN ASPEN, CO 81611-2015 CALLAWASSIE ISLAND
SOUTH BOUND BROOK, NJ 08880 OKATIE, SC 29909
WEINROT EDWIN Y&IRENE TRUST WILLIAMS CRAIG&LEE FAM PTNRSHP WILLIAMSON CHERYL EXEMPT TRUST
PO BOX 251439 5577 CEDAR CREEK 60%
LOS ANGELES,CA 90025-9328 HOUSTON,TX 77056 2717 OLIVE AVE NW
WASHINGTON, DC 20007
WITTE LARRY&WOLOFSKY ESTHER WYLY CHERYL R MARITAL TRUST
TRUST 300 CRESCENT CT#1000
324 PRINCESS PALM RD
BOCA RATON, FL 33432 DALLAS,TX 75201
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i f7C NOTICE
e: Wed., Sept.
00 •
,**6e: City Hall, 130 S. Galena
Streeti Aspen
pose:
Vill consider In a Plication
/G Holdings, LLC , • Catherine
affecting, 864 Moore Dr. As en Co
nropertV. The
ant requests demolition
remove
ure • • - •
P11
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 623 E. Hopkins Avenue- Final Major Development, Final Commercial Design,
Public Hearing
DATE: September 19, 2012
SUMMARY: 623 E. Hopkins is a 6,000 square foot lot that currently contains two Victorian era
structures along the street and one non-historic building along the alley. All of the buildings are
occupied by local businesses, with no residential use on-site. The proposal before HPC includes
restoration of the historic buildings and temporarily lifting the "Susie's" structure in order to
build a new basement. No additions to the Victorians are planned. At the back of the site, the
existing building is to be demolished and replaced with a new commercial/residential structure.
HPC granted Conceptual approval on June 13t", 2012. The applicant requests Final review. The
application does not require any variances and is well below the maximum square footage
allowed on the site. HPC's only design related condition on the Conceptual approval was a
prohibition on any mechical equipment or sunshades on the third floor deck, and no future
rooftop deck expansions.
STAFF RECOMMENDATION: Staff recommends approval, with minor elements to be
restudied as conditions of approval.
APPLICANT: Aspen Block 99, LLC, represented by Oz Architecture and Haas Land Planning.
PARCEL ID: 2737-182-12-001.
ADDRESS: 623 E. Hopkins, Lots F and G, Block 99, City and Townsite of Aspen.
ZONING: C-1, Commercial, Historic Landmark
MAJOR DEVELOPMENT (FINAL)
The procedure for a Major Development Review, at the Final 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
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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 structures) 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: Final review focuses on landscape plan, lighting, fenestration and selection
of new materials. A list of the relevant design guidelines is attached as "Exhibit A."
Within downtown Aspen,there are approximately 12 miner's cottages that exist among the much
larger masonry commercial buildings that predominate. Preservation of the residential scale of
these buildings is very difficult given the intensive uses and development rights in the area. In
staff's opinion, there are several very positive aspects of the proposed project at 623 E. Hopkins.
The two Victorian structures on the site will be restored to a great degree and preserved as free
standing buildings, with no major additions, at the front of the site. The project does not include.
any variances and is less than 40% of the allowed square footage that could theoretically be built
on the property. The proposal retains two small commercial spaces and adds additional ground
floor small commercial units at the back of the site. There is significant open space preserved
around the historic buildings.
That said, the proposed new structure at the rear of the site creates an obviously larger and non-
residential form as a backdrop to the old structures. Staff does believe that the Conner cabins
project, which is quite similar, has successfully demonstrated that the new construction can be
compatible and sympathetic to these small historic houses. Except for these two Victorians and
the Berg project which is about to begin construction immediately to the east, the neighborhood
is generally made up of two story, mostly flat roofed, mixed-use and multi-family structures.
The application contains a historic photo of the site which indicates that the eastern cabin was a
carriage house type of structure (see sheet H-15 of the plan set). The applicant plans to recreate
that character to the extent possible. This photo seems to slightly pre-date the oldest photos that
staff has been able to locate. On the next page is a 1980 photo of the miner's cottage, looking
very much as it does today (except for a chimney that has disappeared.) The oldest photo in HPC
files related to the "barn" building is from 1980 and it also looks the same as the current
condition. The Pitkin County Assessor's records from the mid 1970s offer no more information
about historic appearance.
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Staff recommends that following
minor restudies related to building h '
restoration. The new siding on the k
barn appears to be slightly wide. '
Exposure should be clarified and
should be no more than 4". The _
barn doors should be redesigned so
that the solid panels are operable, ," F
not fixed, or trim applied to the
fagade. The guidelines in question
are:
H. a
2.7 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
❑ If the original material is wood clapboard, for example, then the replacement material must
be wood as well. It should match the original in size, the amount of exposed lap and finish.
❑ Replace only the amount required. If a few boards are damaged beyond repair, then only
those should be replaced, not the entire wall.
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
❑ A replica of the original, if evidence exists, is.the preferred replacement.
❑ A historic door from a similar building also may be considered.
❑ Simple paneled doors were typical.
❑ Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
Additional detail about reconstruction of the porch deck on the miner's cottage will also be
needed since there is little documentation.
Regarding the landscape plan, it should be noted that the site plans also provided for the project
do not match what is presented as landscape design. The landscape plan is appropriate, although
staff recommends some further discussion of hardscape in front of the Susie's building,,
balancing the desire for outdoor display with the importance of creating some residential lawn.
character. The iron fence that is to be re-used does not appear to be original, however staff finds
it is appropriate for re-use on the site.
A lighting plan has been provided. Staff recommends that uplights in trees be removed
according to guideline 1.15. The proposed fixture on the historic structures should also be
revised as it is more Craftsman in style and not related to these buildings.
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The material palette was clearly represented at the Conceptual review. Staff finds that the
guidelines are met.
COMMERCIAL DESIGN REVIEW
The City has an adopted set of guidelines, "Commercial, Lodging and Historic District Design
Objectives" which are in addition to the HPC design guidelines. Development on this site is
affected by the chapter that addresses what is known as the "Commercial Character Area." The
Final review guidelines are attached.
An application for commercial design review may be approved, approved with conditions or
denied based on conformance with the following criteria:
A. The proposed development meets the requirements of Section 26.412.060, Commercial
design standards, or any deviation from the standards provides a more appealing pattern of
development considering the context in which the development is proposed and the purpose
of the particular standard. Unique site constraints can justify a deviation from the standards.
Compliance with Section 26.412.070, Suggested design elements, is not required but may be
used to justify a deviation from the standards.
B. For proposed development converting an existing structure to commercial use,the
proposed development meets the requirements of Section 26.412.060, Commercial design
standards, to the greatest extent practical. Changes to the fagade of the building may be
required to comply with this Section.
C. The application shall comply with the guidelines within the Commercial, Lodging and
Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines that
are to be used in making determinations of appropriateness. The City shall determine when a
proposal is in compliance with the criteria, standards and guidelines. Although these criteria,
standards and guidelines are relatively comprehensive, there may be circumstances where
alternative ways of meeting the intent of the policy objectives might be identified. In such a
case, the City must determine that the intent of the guideline is still met, albeit through
alternative means.
Staff Response: The Commercial Design Guidelines are written to address a new building that
has street frontage, which is not the case with this project. The historic buildings define the
character of the project along Hopkins. Staff agrees with the applicant's detailed analysis of the
guidelines and finds that all are met.
The HPC may:
• approve the application,
• approve the application with conditions,
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• 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 Final Major Development and
Commercial Design Review with the following conditions:
1. The HPC Conceptual resolution inadvertently omitted a staff recormnended condition of
approval as follows: Provide a $30,000 letter of credit or cashier's check to insure the
safe relocation of the 625 E. Hopkins (Susie's) building, as well as a plan for protection
of the building from a housemover or structural engineer.
2. Restudy the exposure of the new siding on the barn, and the design of the entry doors, for
approval by staff and monitor.
3. Restudy the detailing of the porch deck on the miner's cottage, for approval by staff and
monitor.
4. Restudy the amount of paving in front of the miner's cottage, for approval by staff and
monitor.
5. Remove the uplighting in trees. Revise the sconce fixture for the historic structures.
6. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the.City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 623 E. Hopkins, Lots F
and G, Block 99, City and Townsite of Aspen County of Pitkin, State of Colorado.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
5
P16
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Exhibits:
A. Relevant HPC Guidelines
B. Commercial Design Guidelines
C. Application
Exhibit A: Relevant HPC Design Guidelines, Final Review
1.2 A new replacement fence should use materials that appear similar to that of the
original.
❑ Any fence which is visible from a public right-of-way must be built of wood or wrought iron.
Wire fences also may be considered.
❑ A wood picket fence is an appropriate replacement in most locations. A simple wire or metal
fence, similar to traditional "wrought iron," also may be considered.
❑ Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards.
1.3 A new replacement fence should have a "transparent" quality allowing views into the
yard from the street.
❑ A fence that defines a front yard is usually low to the ground and "transparent" in nature.
❑ On residential properties, a fence which is located forward of the front building facade may
not be taller than 42" from natural grade. (For additional information, see the City of Aspen's
"Residential Design Standards".)
❑ A privacy fence may be used in back yards and along alleys, but not forward of the front
facade of a building.
❑ Note that using no fencing at all is often the best approach.
❑ Contemporary interpretations of traditional fences should be compatible with the historic
context.
1.4 New fence components should be similar in scale with those seen traditionally.
❑ Fence columns or piers should be proportional to the fence segment.
❑ Protect established vegetation during construction to avoid damage. Replacement of
damaged, aged or diseased trees must be approved by the Parks Department.
❑ If a tree must be removed as part of the addition or alteration, replace it with species of a
large enough scale to have a visual impact in the early years of the project.
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
❑ Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
❑ Reserve the use of exotic plants to small areas for accent.
6
P17
❑ Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are
inappropriate.
• Do not plant climbing ivy or trees too close to a building. New trees should be no closer than
the mature canopy size.
• Do not locate plants or trees in locations that will obscure significant architectural features or
block views to the building.
❑ It is not appropriate to plant a hedge row that will block views into the yard.
1.15 Minimize the visual impacts of site lighting.
❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on
walks and entries, rather than up into trees and onto facade planes.
2.7 Match the original material in composition, scale and finish when replacing materials
on primary surfaces.
❑ If the original material is wood clapboard, for example, then the replacement material must
be wood as well. It should match the original in size, the amount of exposed lap and finish.
Li Replace only the amount required. .If a few boards are damaged beyond repair, then only
those should be replaced, not the entire wall.
3.3 Preserve the historic ratio of window openings to solid wall on a facade.
❑ Significantly increasing the amount of glass on a character-defining facade will negatively
affect the integrity of a structure.
3.4 Match a replacement window to the original in its design.
❑ If the original is double-hung, then the replacement window should also be double-hung, or
at a minimum, appear to be so. Match the replacement also in the number and position of
glass panes.
❑ Matching the original design is particularly important on key character-defining facades.
3.5 In a replacement window, use materials that appear similar to the original.
❑ Using the same material as the original is preferred, especially on character-defining facades.
However, a substitute material may be considered if the appearance of the window
components will match those of the original in dimension,profile and finish.
3.6 Preserve the size and proportion of a historic window opening.
❑ Reducing an original opening to accommodate a smaller window or increasing it to receive a
larger window is inappropriate.
❑ Consider reopening and restoring an original window opening where altered.
4.5 When replacing a door, use a design that has an appearance similar to the original
door or a door associated with the style of the house.
❑ A replica of the original, if evidence exists, is the preferred replacement.
❑ A historic door from a similar building also may be considered.
❑ Simple paneled doors were typical.
❑ Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
6.5 Do not guess at "historic" designs for replacement parts.
❑ Where "scars" on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
❑ Using overly ornate materials on a building for which there is no documentation is
inappropriate.
7
P18
❑ It is acceptable to use salvaged materials from other buildings only if they are similar in style
and detailing to other features on the building where they are to be installed.
11.7 Roof materials should appear similar in scale and texture to those used traditionally.
❑ Roof materials should have a matte, non-reflective finish.
11.8 Use building materials that contribute to a traditional sense of human scale.
❑ Materials that appear similar in scale and finish to those used historically on the site are
encouraged.
❑ Use of highly reflective materials is discouraged.
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.
o Highly complex and ornately detailed revival styles that were not a part of Aspen's history are
especially discouraged on historic sites.
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
❑ The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
❑ All exterior light sources should have a low level of luminescence.
14.7 Minimize the visual impacts of site and architectural lighting.
❑ Unshielded, high intensity light sources and those which direct light upward will not be
permitted.
❑ Shield lighting associated with service areas, parking lots and parking structures.
❑ Timers or activity switches may be required to prevent unnecessary sources of light by
controlling the length of time that exterior lights are in use late at night.
❑ Do not wash an entire building facade in light.
❑ ' Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of
buildings.
❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area.
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.
8
P19
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
APPROVING FINAL MAJOR DEVELOPMENT AND FINAL COMMERCIAL DESIGN
REVIEW FOR THE PROPERTY LOCATED AT 623 E. HOPKINS AVENUE,LOTS F
AND G,BLOCK 99, CITY AND TOWNSITE OF ASPEN
RESOLUTION# SERIES OF 2012
PARCEL ID: 2737-182-12-001
WHEREAS, the applicant, Aspen Block 99, LLC, represented by Oz Architecture and Haas
Land Planning, submitted an application for Final Major Development and Final Commercial
Design Review for the property located at 623 E. Hopkins Avenue,Lots F and G, Block 99, City
and Townsite of Aspen; 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 Final 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 Final 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 Commercial, Lodging, and Historic District Objectives and Guidelines per Section
26.412.040 of the Municipal Code. The HPC may approve, disapprove, approve with conditions
or continue the application to obtain additional information necessary to snake a decision to
approve or deny; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated September 19, 2012, performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval of the project with conditions; and
WHEREAS, at their special meeting of September 19, 2012, the Historic Preservation
Commission considered the application during a duly noticed public hearing, the staff memo and
recommendation, and public comments, and found the building to be consistent with the criteria
by a vote of_to
623 E. Hopkins Avenue
HPC Resolution#_, Series of 2012
P20
NOW,THEREFORE,BE IT RESOLVED:
That HPC hereby approves Final Major Development and Final Commercial Design Review
with the following conditions:
1. The HPC Conceptual resolution inadvertently omitted a staff recommended condition of
approval as follows: Provide a $30,000 letter of credit or cashier's check to insure the
safe relocation of the 625 E. Hopkins (Susie's) building, as well as a plan for protection
of the building from a housemover or structural engineer.
2. Restudy the exposure of the new siding on the barn, and the design of the entry doors, for
approval by staff and monitor.
3. Restudy the detailing of the porch deck on the miner's cottage, for approval by staff and
monitor.
4. Restudy the amount of paving in front of the miner's cottage, for approval by staff and
monitor.
5. Remove the uplighting in trees. Revise the sconce fixture for the historic structures.
6. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right,valid for a period of three(3)years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes,pertaining to the following described property: 623 E. Hopkins,Lots F
and G, Block 99, City and Townsite of Aspen County of Pitkin, State of Colorado.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances
or the City of Aspen provided that such reviews and approvals are not inconsistent with
this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
623 E.Hopkins Avenue
HPC Resolution#_,Series of 2012
P21
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its special meeting on the 19th day of September,
2012.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
623 E. Hopkins Avenue
HPC Resolution# , Series of 2012
P22
City of Aspen Commercial Character Area
Final Revise' Design Guidelines
llt(' to.l1mvi_ng design.guidelines shall apply at the ti:nal.revie4v Stage.
Building Design &Articulation
The character of the Commercial Area relies
upon a human scale and a variation in building
height, massing, design, architectural detail and '
materials. This in turn is influenced primarily
by the articulation of the traditional lot width 1 _
in the city center. New buildings which occupy
more than one traditional lot width should be
articulated to reflect these characteristics of city
form and scale.
On the other hand, excessive articulation of the
street facade in the use of multiple setbacks from
the edge of the sidewalk weakens and adversely
affects the structure of the street facade, the
coherence of the street block and the sense of Building modules may be expressed within a single structure using
urban definition and enclosure and should be variations in setbacks,materials and height.
avoided.
Articulation can be reflected in the height,design
and variation in the modules and form of the
street facades.It is also reflected in the roofscape.
In the city center this is predominantly of flat roof
form,often with decorative street facade parapet
and cornice. Because buildings are viewed from
the mountain slopes, enhancing the roofscape is
especially important.
The vertical articulation of the street facade as a
'base, middle and cap' is also important in the
composition of a human scale of building and
street facade. This is often defined by the first
floor storefront, elements of facade composition
and hierarchy of the fenestration pattern,as well
as the cornice or similar horizontal element.The
depth of modeling,texture and detail of the facade
is essential to the creation of the light and shadow
which define and animate the scale and character
of the street facade.
page 27
Commercial,Lodging and Historic District
Design Objectives and Guidelines a
P23
Commercial Character Area City of Aspen
Expression of Lot Widths
w The street fagade is composed of a sequence of buildings defined either in width or in design
_ 1f1'`. arrangement by original lot dimensions. The
building fagade composition,fenestration pattern,
detail and materials will accentuate the diversity
If' k ? �"'_{ ``�+ of the street fagade,and consequently the richness
of the street character.
Articulation of the traditional lot width enables
larger scaled development to integrate more
successfully. It also creates the opportunity to
enhance visual vitality and activity in various
A building should be designed to respect the traditional lot respects within the building. A new building
width. should be designed to define this unit of scale.
1.29 Anew building shall reflect the traditional
' lot width(30 ft.)as expressed by two or more of
the following:
E E: Rte: owing:
Variation in height at internal lot lines
t 3 Variation in the plane of the front fagade
r ,
s=
y Street fagade composition
?*- a Variation in architectural detailing and
materials to emphasize the building
module
A single building with multiple style imitations to break up the 1.30 The detailed design of the building facade
facade of the building is inappropriate. should reflect the traditional scale and rhythm
of the block.This should be achieved using all
of the following:
The fenestration grouping
The modeling of the fagade
0
The design framework for the first floor
storefront
Variation in architectural detail and/or the
alette of fa a
p � de materials
AF a 3 a
a:4.
Facade articulation should be accomplished while still maintaining
a sense of consistency in design,as this single building does,using
variations of masonry colors and fenestration patterns,all within
a cohesive framework.
page 28 Commercial,Lodging and Historic District
Design Objectives and Guidelines:
P24
City of Aspen Commercial Character Area
Facade Articulation
Traditional architectural composition aligns
elements within adjacent street fagades, and.in `
doing so creates a sense of cohesion and human
scale.These include pilasters,moldings,cornices, `
window dressings and reveals. Contemporary -
interpretations of such elements are encouraged.
Contemporary design will rely upon the use of
high quality materials, architectural modeling y'� s
and detail to create a sense of both human scale
and continuity.
While the emphasis is often placed on the
stature and design of the first floor storefront,
this visual prominence also depends upon its ,
relationship with the fagade above.The hierarchy
of proportion in the sequence and pattern of Creative interpretations of traditional building components are
windows and capping cornice help to complete appropriate.
the fagade composition and define the height of
the building in increments which relate to human
scale.The design of a new building should include
such articulation to reflect the traditional character
of the street fagade(s).This is also essential to the
visual strength, presence and animation of the
street fagade,through play of light and shadow. ;
1.31 A building should reflect the architectural ,
hierarchy and articulation inherent in the
composition of the street fagade.The following
should be addressed:
• The design and definition of the traditionally
tall first floor
Facade articulation provides a sense of scale and enhances visual
• The vertical proportions of the upper level interest.,
fenestration pattern and ratio of solid wall
to window area.
1.32 A building should reflect the three-
dimensional characteristics of the street
facade in the strength and depth of modeling,
fenestration and architectural detail.
s-
Contemporary design interpretation enhances the vocabulary of
architectural options available to design a street fagade.
Cotnmercial,Lodging and Historic District page 29_
Me ign Objectives and Guidelines ` ''
P25
Commercial Character Area City of Aspen
Street Level Character
Aspen is widely recognized for its visually
vibrant and attractive street character. Several
characteristics combine to create this. They
" include the stature and also the design character
of the traditional first floor retail frontage.
New development within the Commercial
t Character Area should be designed to reflect
� these characteristics.The quality of the design of
the first floor is also essential to the creation of
an attractive and successful secondary frontage
to the side or the rear of the building.
Abuilding should reflect the three dimensional characteristics of Floor Stature
the street fagade in strength and depth of modeling,fenestration
and architectural detail. The design of a new building should respect
the heights of traditional building design, in the
predominant stature of the first floor and in the
hierarchy and the proportion of upper floors as
expressed in the building fagade.The street level is
generally taller than the upper floors.Storefronts
of 13 to 15 feet high are typical, whereas second
floors of 10 to 12 feet are typical.
The street level features of traditional Aspen
commercial buildings are clearly distinguishable
from the upper floors.First floors are predominantly
fixed plate glass with a small percentage of
- opaque materials. Upper floors are the reverse;
opaque materials dominate,and windows appear
as smaller openings puncturing the solid walls.
Within the Commercial Character Area this
A building shall reflect the architectural hierarchy ofa traditionally relationship should generally prevail, but can
tall first floor and the relationship of transparency to solid wall at be more widely interpreted, with greater design
the first floor and upper floors. flexibility than in the Commercial Core.
{
1.33 Any new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
r
-p ry
The alignment of storefronts at the sidewalk edge is a tradition in
the Commercial Core that should be extended to the Commercial
Area.
page 30 u Commercial,Lodging,and Historic District
"o' Design Objectives and Guidelines
P26
City of Aspen. Commercial Character Area
1.34 Maintain the distinction between the street
level and upper floors. k
• The first floor should be the tallest floor to
floor height in the building.
• The first floor of the primary fagade should
be predominantly transparent glass.
• Upper floors should be perceived as being
more opaque than the street level. Uppers '*
story windows should have a vertical 't
emphasis.
• Highly reflective or darkly tinted glass is
inappropriate. `
•
Express the traditional distinction in floor
heights between street levels and upper
a
levels through detailing, materials and
fenestration.The presence of a belt course is Buildings should be designed to reflect the architectural hierarchy
an important feature in this relationship. and articulation inherent in the composition of the street facade.
1.35 A new building should be designed to
maintain the stature of traditional street level
retail frontage.
•
This should be 13-15 ft.in floor to floor height
on the first floor.
The minimum required first floor height
must be maintained for at least the first
50 foot depth of the lot, and may only be
dropped to a lower height beyond that
point for areas that are devoted to storage,
circulation,offices,restaurant kitchens,alley
commercial spaces, or similar secondary
uses. 13'to 15'
1.36 Minimize the appearance of a tall third
9'Min. Floor to Floor
Floor to Ceiling
floor:
• Where a third floor's floor to ceiling height
is in excess of 12 ft.,it should be set back a
minimum of 15 ft-from the street fagade to
reduce the apparent height.
• Increase the parapet height to screen the
visual impact of a tall top floor.
• The design of a set back third floor shall be
simpler inform,more subdued in modeling,
detail and color than the primary facade. - --- ---- --- -- -
A new building should be designed to reflect the traditional stature
of the street level retail frontage, which should be 13-15 feet in
floor to floor height..
p
.commercial,Lodging and Historic District1
age 31
Design Objectives and Guidetiiies a ::
P27
Commercial Character Area City of Aspen
ti First Floor Character
The characteristic street level storefront, the
relationship between the retail entrance and
�4 sidewalk, the architectural embellishment and
detail and the quality of materials combine to
create the visual vitality and interest associated
' with the street level retail frontage.
FT �
1.37 The first floor facade should be designed
to concentrate interest at the street level, using
the highest quality of design, detailing and
materials.
A strong and distinctively designed
retail framework for the first floor of the
�. building.
s An entryway designed to use the full height
of the storefront.
A distinct change in the palette of materials
used for the first floor design framework.
a The depth and strength of the modeling of
0,P'. elements and details.
Retail Entrance
A building shall be designed to maintain the character and The close relationship between the level of the
transparency of the traditional street level retail frontage. shop frontage and entrance with the public
J
sidewalk is critical to a successful retail character.
A new building should locate an entrance at
sidewalk level. Elevated or sunken entrances
shall be avoided.
1.38 The retail entrance should be at the
sidewalk level.
All entrances shall be ADA compliant.
On sloping sites the retail frontage should
be as close to a level entrance as possible.
1.39 Incorporate an airlock entry into the plan
for all new structures.
e An airlock entry that projects forward of
the primary fagade at the sidewalk edge is
inappropriate.
Adding temporary entries during the winter
season detracts from the character.of the
historic district.
o Using a temporary vinyl or fabric"airlock"
to provide protection from winter weather
is not permitted.
page 32 Commercial,Lodging and Historic District
Design Objectives and Guidelines
P28
City of Aspen Commercial Character Area
Transparency
The transparency created by large storefront
window area and the immediate relationship
this creates between public and internal display, -'
interest and attraction,should be an integral part F.
of the design of a new building in the Commercial . i( i �.'
Area.
1.40 Window area along the first floor shall be
a minimum of 60%of exterior street facade area rr�
when facing principal street(s).
1.41 Where appropriate a building shall
be designed to maintain the character and The first floor facade and retail frontage should be designed to
concentrate interest at the street level,using the highest quality
transparency of the traditional street level retail of design,detailing and materials.
frontage.
Storefront Design ` ' ° -�„�, ( _.
The traditional storefront, where architectural r6
display was frequently used to draw attention
to retail goods display, remains an essential
feature of the attractive and vibrant commercial
center.The role and relationship of the traditional t
storefront can readily be interpreted through it
contemporary design. A new building shall be
designed to express these principles.
1.42 Design of the first floor storefront should ;; '=
include particular attention to the following: xr ;a
• The basic elements and proportions of
storefront design Abuilding shall be designed to maintain orcreate thecharacterand
• Depth and strength of modeling transparency of the traditional street level retail frontage.
• The palette of materials and finishes used
in both the structural framework and the
storefront window
• The concentration of architectural detail to,
ensure a rich visual experience '
• The complementary use of signage and
lettering to enhance the retail and downtown
character
• The use of lighting to accentuate visual
presence
commercial,Lodging and Historic District a � page 33'
Design Objectives and Guidelines
P29
Commercial Character Area City of Aspen
Side and Rear Facades
1.43 Retail frontage facing onto side courts
or rear alleys should follow similar design
principles to the street frontage, adjusted for
P. the scale of the space.
o It should be designed with a similar attention
......... ...... .. ..
to architectural articulation, detail and
materials.
F `{ These should have a richness of detail that
is inviting to users.
f
Roofscape
'Y A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape.The form seen from above
Building design alonga rearfagadeshould be designed should reinforce the rhythm and scale of the street
with the same attention to detail and materials,but fagade.
may have more freedom of design expression titan the
primary fagade.
1.44 .A larger building should reflect the
traditional lot width in the form and variation
i A4
of its roof.This should be achieved through the
following:
M A set back of the top floor from the front
_ s 0 facade
Reflect the traditional lot width in the roof
r plane
Q-. T 1.45 The roofscape should be designed with
the same design attention as the secondary
elevations of the building.
s Group and screen mechanical units from
view.
Reflect the traditional lot width in the roof plane. Locate mechanical equipment to the rear of
the roof area.
Position, articulate and design rooftop
enclosures or structures to reflect the
x modulation and character of the building.
Use materialswhich complementthe design
of the building fagades.
Design roof garden areas to be unobtrusive
from the street.
Use'green roof'design best practice,where
A building's roofscape should be regarded as an architectural feasible.
'elevation,'gi-ven its visibilityfirom nearbybuildings and mountain
slopes.
page 34 a� Commercial,Lodging and Historic District
Design Objectives and Guidelines
P30
City of Aspen Commercial Character Area
Architectural Materials
The Commercial Area of Aspen comprises a rich
variety of building materials,some of local origin. t
Predominant within this palette is the range of
generally high quality brick, often used with
natural stone accent. In contrast, wood is the L
material for the construction of early residential t
buildings.The combination,quality and variationkf
traditionally found in these materials within the
Commercial Area conveys a sense of durability x 4p
and permanence. These qualities should be
continued.
A range of facade materials should be used to
reduce the apparent scale of a larger building.
The immediate setting of a historic building
will require particular care in the choice of
materials.
High quality durable materials gradually express
the maturity of the streetscape and community.
The palette of materials adopted for all fagades
of a building should reflect, complement and
enhance the evolving form and character of the
center of the city.
High quality,durable materials should be employed.
1.46 High quality,durable materials should be
employed.
® The palette of materials should be
specified, including samples of materials
as required.- y�
w
i
1.47 Building materials should have these t
features:
• Convey the quality and range of materials
seen traditionally
• Reduce the perceived scale of the building - 1
and enhance visual interest of the facade
• Convey a human scale
• Have proven durability and weathering
characteristics within Aspen's climate
Materials used in the Commercial Area should be of high quality
in durability and finish,convey a human scale,and be used in
combination with a traditional masonry palette.
Coimercial,Lodging and Historic District page 35'
Deli jn j
ab eetives:and Guidelines
._
P31
Commercial Character Area City of Aspen
1.48 A building or additions should reflect
the quality and variation in materials seen
traditionally.
1.49 Where contemporary materials are used
they shall be:
y High quality in durability and finish
* `' Detailed to convey a human scale
Compatible with a traditional masonry
4..
palette
1.50 Materials used for third floor
i accommodation set back from the street
t t fa�ade(s) should be more subdued than the
primary fagades.
Paving & Landscaping
Public art is away to both identify and reinforce the sense ofidentity Certain settings and buildings within the city are
and individuality of the city. associated with the quality of design and materials
in paving and/or landscaping.It is important that
this be recognized and retained where it exists,
t
is of historic relevance, or otherwise successful.
The site and setting of all development shall
be enhanced by design of both paving and
S { ' landscaping within any proposal.
Proposed enhancements within the public right
of way shall form part of a comprehensive
improvement proposal for the street or area,and
C approval will be required.
1.51 Paving and landscaping should be
w ,- designed to complement and enhance the
§p f E r immediate setting of the building and area.
4 '.kk
The site and setting of all development should be enhanced by the
design of both paving and landscaping within any proposal.
_. _
page 36 Commercial;Lodging afid Historic District
Design Objectives and Guidelines
AM
EXHIBIT �
AFFIDAVIT OF PUBLIC NOTICE J /
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CO
ADDI�ESS OF 2 PROP. �TPV4MG Y: `
L22Z 12 �c``V EQU2 ,Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
t , 2012
STATE OF COLORADO )
ss.
County of Pitkin )
I, `J1 k-ku&—LyK) A (name,please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that 1 have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
V 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
26304.060(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.
r
SigXatt&
The foregoing "Affidavit of Notice" was acknowledged b fore me thisay
of �— , 2 )1.►.by
PUBLIC NOTICE 623 E.HOPK NS V FINAL MAJOR
DEVELOPMENT AND FINAL COMMERCIAL
DESIGN REVIEW
NOTICE IS HEREBY GIVEN that a ublic hearin WITNESS MY HAND AND OFFICIAL SEAL
will be held on Wednesday,September 19,
at a special meeting to begin at 5:00 2012,
the Aspen Historic Preservation Commission
la t.:
Council Chambers,City Hall,130 S.Galena St., My commission expires.
Aspen,to consider an application submitted by
Aspen Block 99,LLC,532 E.Hopkins Avenue,
Aspen,CO 81611 970-920.1 alfe The applicant is
represented by'7 Architecture and Haas Land
Planning,LLC.The project affects the property Q.M
Cate loc it in,StatCet tli n o�rawn,PAD of Aspen.County
Notary Public
The applicant p',Equests Final design approval for a
Project that involves rehabilitation of the two
historic structures along Hopkins Avenue and
construction of a new mixed use building along the
alley.For further information,contact Amy Guthrie
at the City of Aspen Community Development
Department,130 S.Galena St.,Aspen,CO,(970)
429-2758,amv outhrie®ci asoen co e
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times Weekly on A ATTACHMENTS AS APPLICABLE:
August
30.2012[8324249] fHE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
• LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTIED
BY MAIL
• APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
h
ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: Ave ,Aspen,CO
SCHEDULED PUBLIC HEARING DATE: T ��,!_T/ ,20�Z
STATE OF COLORADO )
ss.
County of Pitkin )
I, )1 7S A:C r &aZy =(name,please print)
being or representing an Applicant to the City of Aspen, ColoradaAereby 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.
�l= 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
P to the public hear' and was continuously visible from the�fday of
U .. i , 20��,to and including the date and time of the public
hea 'ng. 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)
R
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.
i nature
The foregoing"Affidavit of Notice"was acknowledged before me this 11 day
of&RtYY4Wr , 20011,by o ,i �� cw6 6�
WITNESS MY HAND AND OFFICIAL SEAL
%N't 1d3S S36dX3 NOISSIWW00 AW My commission expires: b9 o4 I lZury
89ZLSOIPZLOZ 01,kHV10N
00VN0100 d0 31V1S
onend kNV10N Notary Public
31A00 83H10HIS NI111VO
ATTACHMENTS:
COPYOF THE PUBLICATION
PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
PUBLIC NOTICE
RE: 623 E. HOPKINS AVENUE, FINAL MAJOR DEVELOPMENT AND FINAL
COMMERCIAL DESIGN REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, September 19,
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 Aspen Block 99, LLC, 532 E. Hopkins Avenue, Aspen, CO 81611, 970-920-4988.
The applicant is represented by OZ Architecture and Haas Land Planning, LLC. The project
affects the property located at 623 E. Hopkins Avenue, Lots F and G, Block 99, City and
Townsite of Aspen, County of Pitkin, State of Colorado, PID #2737-182-12-001. The applicant
requests Final design approval for a project that involves rehabilitation of the two historic
structures along Hopkins Avenue and construction of a new mixed use building along the alley_
For further information, contact Amy Guthrie at the City of Aspen Community Development
Department, 130 S. Galena St.,Aspen, CO, (970)429-2758, amy.guthrie @ci.aspen.co.us.
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on August 30,2012
City of Aspen Account —
308 HUNTER LLC 530 HOPKINS LLC C
N LLC
L
625 MAIN
490 WILLIAMS ST 5301/2 E HOPKINS 106 W IN ASPS IA L #230
DENVER, CO 80218 ASPEN, CO 81611 CHICAGO, IL 60610
630 EAST HYMAN LLC 633 SPRING II LLC 635 E HOPKINS LLC
532 E HOPKINS AVE 418 E COOPER AVE#207 532 E HOPKINS
ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611
ALPINE BANK ASPEN ARCHDIOCESE OF DENVER
ATTN ERIN WIENCEK SAINT MARYS ASHTON JONATHAN G
PO BOX 10000 1300 S STEELE ST PO BOX 26
GLENWOOD SPRINGS, CO 81602 DENVER, CO 80210 JAMES TOWN, CO 80455
ASPEN 719 HOLDINGS LLC ASPEN ART MUSEUM ASPEN PLAZA LLC
PO BOX 11600 590 N MILL ST PO BOX 1709
ASPEN, CO 81612 ASPEN, CO 81611 C/O STEVE MARCUS
ASPEN, CO 81612
AUSTIN LAWRENCE CONNER LLC AVP PROPERTIES LLC BASS CAHN 601 LLC
532 E HOPKINS AVE 630 E HYMAN AVE#25 PO BOX 4060
ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81612
BAUM ROBERT E BERN FAMILY ASPEN PROPERTY LLC BG SPRING LLC
PO BOX 1518 65 FIRST NECK LN 300 S SPRING ST#202
STOCKBRIDGE, MA 01262 SOUTHAMPTON, NY 11968 ASPEN, CO 81611
BOOHER ANDREA LYNN BRYANT CAROLINA H BURSTEN GABRIELLA
709 E MAIN STREET#303 PO BOX 5217 PO BOX 2061
ASPEN, CO 81611 PO VILLAGE, CO 81615 ASPEN, CO 81612
CICUREL CARY CIPOLLINO NICHOLAS CJAR LLC
2615 N LAKEWOOD 300 QUAIL RD 2514 LAKE MEAD DR
CHICAGO, IL 60614 MERRITT, NC 28556-9641 LAFAYETTE, CO 80026
COLORADO MTN NEWS MEDIA CROSS JUDITH
PO BOX 1927 DRESNER MILTON H REV LVG TRST
PO BOX 3388 28777 NORTHWESTERN HWY
CARSON CITY, NV 89702 ASPEN, CO 81612 SOUTHFIELD, MI 48034
DUNN JUDITH A REV LIV TRUST EB BUILDING ASPEN LLC EDGE OF AJAX INC
8051 LOCKLIN LN 1601 ELM ST#4000 201 E SILVER ST
COMMERCE TOWNSHIP, MI 48382 DALLAS, TX 75201 MARBLE, CO 81623
EDGETTE JAMES J&PATRICIA EDWARDS CHARLES N EXELCEDAR INC 20%
19900 BEACH RD STE 801 189 BENVENUE ST 534 E HYMAN AVE
JUPITER ISLAND, FL 33469 WELLSLEY, MA 024827104 ASPEN, CO 81611
FARRELL SCOTT W FURNGULF LTD GELD LLC
PO BOX 9656 A COLO JOINT VENTURE C/O LOWELL MEYER
ASPEN, CO 81612 616 E HYMAN AVE PO BOX 1247
ASPEN, CO 81611 ASPEN, CO 81612-1247
GLAUSER STEVEN JERRY& BARBARA GOODING SEAN A 80%& RICHARD L 8 20 0 GROSFELD ASPEN PROP PART LLC
460 ST PAUL 10880 WILSHIRE BLVD#2222
DENVER, CO 80206 C/O PARAGON RANCH INC
620 E HYMAN AVE#1 E LOS ANGELES, CA 90024
ASPEN, CO 81611
GURHOLT CHARLES J &VERNE HESSELSCHWERDT BILL&TRISH HIMAN LLC
N5999 GURHOLT RD PO BOX 1266 PO BOX 6159
SCANDINAVIA,WI 54977 BASALT, CO 81621 SWANBOURNE WA 6010
AUSTRALIA,
HONEA KATHARINE M HOPKINS DEV LLC HORSEFINS LLC
PO BOX 288 345 PARK AVE 33RD FLR 601 E HOPKINS AVE
BASALT, CO 81621 NEW YORK, NY 10154 ASPEN, CO 81611
HOVERSTEN PHILIP E& LOUISE B HUNDERT DANIEL G HUNTER SQUARE LLC 90%
2990 BOOTH CREEK DR 417-A MAIN ST PO BOX 2
VAIL, CO 81657 CARBONDALE, CO 81623 SONOMA, CA 95476
HURST FERN K IDS PARTNERS LLC INDY HOUSE LLC
1060 5TH AVE PO BOX 642 605 OCEAN BLVD
NEW YORK CITY, NY 10128 GWYNEDD VALLEY, PA 19437 GOLDEN BEACH, FL 33160
IRVINE DOUGLAS FORBES JARDEN CORPORATION JOSHUA&CO REAL ESTATE HOLDINGS
201 N MILL ST 2381 EXECUTIVE CENTER DR LLC
ASPEN, CO 81611 BOCA RATON, FL 33431 300 S HUNTER ST
ASPEN, CO 81611
JURINE LLC 10% LAWROM LLC LEE GREGORY K&DEBBIE L
PO BOX 2 533 E HOPKINS AVE 9777 W CORNELL PL
SONOMA, CA 95476 ASPEN, CO 81611 LAKEWOOD, CO 80227
LINK LYNN B LUCKYSTAR LLC LUNDGREN-WIEDINMYER DONNA TRST
PO BOX 7942 PO BOX 7755 PO BOX 6700
ASPEN, CO 81612 ASPEN, CO 81612 SNOWMASS VILLAGE, CO 81615
MAHONEY SHARON A MALLARD ENTERPRISES LP MARTELL BARBARA
PO BOX 11694 317 SIDNEY BAKER S#400 702 E HYMAN AVE
ASPEN, CO 81612 KERRVILLE,TX 78028 ASPEN, CO 81611
MATTHEWS ZACHARY MCDONALD FRANCIS B MCPHETRES RICHARD M
PO BOX 10582 PO BOX 4671 7 YOUNG ST
ASPEN, CO 81612 ASPEN, CO 81612 BARTON
ACT 2600 AUSTRALIA,
MHT LLC MONTANARO JOHN&SUSAN TRUST MYSKO BOHDAN D
PO BOX 25318 PO BOX 457 615 E HOPKINS
ST CROIX VIRGIN ISLANDS 00824, MALIBU, CA 90265 ASPEN, CO 81611
NONNIE LLC OBERHOLTZER JORDAN ORIGINAL CURVE CONDO#310 LLC
PO BOX 565 PO BOX 10582 C/O LAURA PIETRZAK
ASPEN, CO 81612 ASPEN, CO 81612 1796 E SOPRIS CREEK RD
BASALT, CO 81621
PATTERSON VICKI PINKOS DANNY&ANNA PITKIN CENTER CONDO OWNERS
PO BOX 8523 PO BOX 6581 ASSOC
ASPEN, CO 81612 SNOWMASS VILLAGE, CO 81615 517 W NORTH ST
ASPEN, CO 81611
PITKIN COUNTY BANK 80% PT HOLDINGS II LLC QUARRY INTERESTS LTD
534 E HYMAN AVE MIDLAND PROPERTIES INC
ASPEN, CO 81611 2001 SHAWNEE MISSION PKWY#200 9932 LAKEWAY CT
MISSION, KS 66205 DALLAS, TX 75230
RAINER EWALD REDSTONE SUSAN B REUSS/LIGHT LLC
409 E COOPER AVE#4 PO BOX 159 PO BOX 5000
ASPEN, CO 81611 ASPEN, CO 81612 SNOWMASS VILLAGE, CO 81615
ROSENFIELD LYNNE CARYN ROSS NEIL ROTHBERG MARJORIE
709 E MAIN ST#203 100 S SPRING ST 2006 N BANCROFT PKWY
ASPEN, CO 81611-2059 ASPEN, CO 81611 WILMINGTON, DE 19806
ROTHBLUM PHILIP&MARCIA RUST TRUST SALET PHILIP S REV TRUST
40 EAST 80 ST#26A 9401 WILSHIRE BLVD#760 PO BOX 4897
NEW YORK, NY 10075 BEVERLY HILLS, CA 90212 ASPEN, CO 81612
SEID MEL SELDIN CHRISTOPHER G SHOAF JEFFREY S
1104 DALE AVE 22 MOUNTAIN CT PO BOX 3123
ASPEN, CO 81611 BASALT, CO 81621 ASPEN, CO 81612
SLS LLC SNOWMASS CORPORATION STEWART TITLE CO
101 FOUNDERS PL#104 174 CALLAWASSIE DR C/O JENNIFER SCHUMACHER
ASPEN, CO 81611 OKATIE, SC 29909 PO BOX 936
TAYLORSVILLE, NC 28681
SUITE 300 GARAGE LLC THOMPSON ROSS&LYNETTE TRAVIS SHELBY J
567 SAN NICOLAS DR PENTHOUSE 1502 GREYSTONE DR 208 E 28TH ST-APT 2G
NEWPORT BEACH, CA 92660 CARBONDALE, CO 81623 NEW YORK, NY 10016
TROUSDALE JEAN VICK VANWOERKOM LAURIE VICTORIAN SQUARE LLC
611 E HOPKINS AVE PO BOX 341 418 E COOPER AVE#207
ASPEN, CO 81611_ WOODY CREEK,CO 81656 ASPEN,-CO 81611- - - - -
VRANA MALEKA WAGAR RICH WEEKS ROBIN
PO BOX 4535 C/O RICH WAGAR ASSOC LLC
ASPEN, CO 81612 100 S SPRING ST#3 526 RIDGEWAY DR
ASPEN, CO 81611 METAIRIE, LA 70001
WHITEHILL STEPHEN LANE WILSON STACE S WOODS FRANK J III
5320 W HARBOR VILLAGE DR#201 PO BOX 5217 51027 HWY 6&24 STE 100
VERO BEACH, FL 32967 SNOWMASS VILLAGE, CO 81615 GLENWOOD SPRINGS, CO 81601
WRIGHT CHRISTOPHER N
13 BRAMLEY RD
LONDON W10 6SP UK,
Date
NOTICE..
Time: _ ., ,P':
Place:r'li Hal,
Purpose:
HPC,will consider a, !p
by Aspen Bieck 94 !s.i _
Hankins.Aspen,C
tnrS_property.Thte aF 'i nt rvaue„s
Final design aRlclia:fo”apraject
that inwaives,rehabildaUOn Qf the Wo
tristar+d struet+xras alon00P-kjns___,
d canStfuction of aA"
gVen e an .
rixed_use building along the atl _
For frthef_iforr ?A
u n s-F
en
nation
Planning_aePt at,970-�29�2cantosT58.�„
4/tq /l2