HomeMy WebLinkAboutagenda.hpc.20121212 ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
DECEMBER 129 2012
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
12:00 SITE VISIT- Please meet at 434 E. Cooper Avenue
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. Resolution regarding conflicts of interest
5.15 B- 434 E. Cooper Avenue, Conceptual Major Development, Conceptual
Commercial Design, and Viewplane review- PUBLIC HEARING
6:25 C. 204 S. Galena Street, Final Major Development and Final Commercial
Design review- PUBLIC HEARING
WORKSESSION
A. None
7:15 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
Red Butte Cemetery .
Boomerang
604 W. Main
Lift One
316 E.Hopkins
610 W. Hallam-light
AspenCore
623 E. Hopkins
Jay Maytin 518 W.Main-Fornell
Red Butte Cemetery
320 Lake
435 W. Main-AJCC
920 W.Hallam
28 Smuggler Grove
Lift One
400 E.Hyman(Tom Thumb)
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 400 E.Hyman(Tom Thumb)
Jane Hills 320 W.Hallam Street
Willis Pember 508 E.Cooper
Hotel Jerome
202/208 E. Main
AspenCore
Patrick Segal 623 E.Hopkins
M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc
12/5/2012
M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc
12/5/2012
P1
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
THRU: Amy Guthrie, Historic Preservation Officer
RE: 434 E. Cooper Avenue - Conceptual Major Development, Conceptual
Commercial Design,Viewplane-Public Hearing
DATE: December 12,2012
SUMMARY: The applicant requests approval
to construct a two story building on the -'
corner of Galena Street and Cooper Avenue.
The 9,000 square feet property is located at
434 East Cooper Avenue and is part of the -
Commercial Core Historic District. HPC
has seen various redevelopment proposals
for this site since 2007. The current
application is for a 100% commercial
building with a basement, first floor, and
smaller second floor. Demolition approval
was granted in 2007 and remains valid.
HPC is asked to review Conceptual Image 1:Existing building at 434 E.Cooper Ave.
Commercial Design Review, Conceptual Major Development, and Viewplane Review.
RECOMMENDATION: Staff recommends that HPC continue the public hearing to restudy the
location of the second floor space and the prominence of the Cooper Avenue fagade.
APPLICANT: 434 East Cooper Avenue, LLC, c/o Curtis Sanders, Sherman and Howard, 201 N.
Mill Street, Aspen, represented by Haas Land Planning, 201 N. Mill Street, Suite 208, Aspen,
CO.
PARCEL ID: 2737-182-16-011
ADDRESS: 434 East Cooper Avenue, Lots Q, R and S, Block 89, City and Townsite of Aspen, CO,
commonly known as 434 East Cooper Street.
ZONE DISTRICT: CC, Commercial Core, Historic District Overlay.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 1 of 10
P2
CONCEPTUAL MAJOR DEVELOPMENT AND CONCEPTUAL COMMERCIAL DESIGN REVIEWS
The procedure for a Major Development Review, at the Conceptual level, is as follows Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the 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: Conceptual review focuses on the scale, massing,height and proportions of a
proposal. The design guidelines for conceptual review.of a building in the downtown historic
district are all located within the "Commercial, Lodging and Historic District Design
Objectives." The relevant guidelines are attached as`Exhibit A" and/or referenced below.
SITE PLAN:
The building is proposed to be located on the property lines and parallel to the streets. As
described below, off-site public amenity is proposed. Staff finds that the proposed site plan
reinforces the traditional town grid and meets the design guidelines. As a reminder for Final
Review, interior airlocks are required and need to be illustrated on the floor plans.
6.1 Maintain the established town gird in all projects
• The network of streets and alleys should be retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or closed to public access, and should remain
open to the sky.
6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional
building orientations.
• The front of a primary structure shall be oriented to the street
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 2 of 10
P3
MASS/SCALE:
The applicant proposes a two story building with the second floor significantly setback from the
street facing facades (237' from Cooper and 19' 11" from Galena). A large deck is proposed to
be accessed from the second floor commercial space. Typically setbacks are reserved for three
story building downtown in order to create a strong two story street wall. Staff is concerned
about the compatibility of the proposed setback of the second story mass with the surrounding
downtown buildings. The Guidelines emphasize a range in building heights and maintaining a
two story mass along the street, especially for corner lots: "Here the buildings should confirm the
pattern of a strongly defined building wall at the street edge." In Staff's opinion, based on
traditional development patterns, defining a strong street edge includes both the first and second
floors of a building as stated in Guidelines 6.18 and 6.25.
6.18 Maintain the alignment of facades at the sidewalk's edge.
• Place as much of the fagade of the building at the property line as possible.
• Locating an entire building front behind the established storefront line is inappropriate.
• A minimum of 70% of the front fagade shall be at the property line.
6.25 Maintain the average perceived scale of two-story buildings at the sidewalk.
• Establish a two-story height at the sidewalk edge, or provide a horizontal design element
at this level. A change in materials, or a molding at this level are examples.
The images below show a range of one and two story buildings along Cooper Avenue. Note the
strong two story buildings that define the street corners and reinforce the town grid. The yellow
circle highlights the subject property.
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6.0 r !
Image 2: Historic photograph of Cooper Avenue and Mill Street looking to the north.
Staff Memo
Page 3 of 10
P4
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Image 3:Historic Photograph of Cooper Avenue and Galena Street intersection,
looking west.
Across the alley is the Aspen Block Building and across Galena Street is the Andres Building and
308 S. Galena(see photographs on following page) - all of which are two story landmarks. 308 S.
Galena is a good example of a one story building that steps up to two stories along the street. As
stated in the Design Guidelines, .....buildings create a strong edge to the street because they
traditionally aligned on the front lot line and were usually built out to the full width of a parcel.
Although small gaps do occur between some structures, these are exceptions. This uniform wall
of building fronts is vitally important to the historic integrity of the district and should be
preserved."
434 East Cooper Avenue
BPC Conceptual Reviews
Staff Memo
Page 4 of 10
P5
_ r
Image 4:The Andres Building Image 5: The Aspen Block Building
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Image 6:304 and 308 South Galena Street
The traditional pattern of a variety of heights along the street edge is important to maintain a
cohesive Historic District. Staff recommends that the applicant move the second story mass
toward the street to meet the design guidelines, reflect traditional development downtown, and
break up the proposed mass of the building into more traditional modules. As a side note,
shifting the mass toward Galena Street may move the second floor out of the Wheeler Opera
House View Plane.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 5 of 10
P6
HEIGHT:
The proposed building height is 28' for two story elements, which meets Code requirements. A
2' overrun is proposed for the elevator for a maximum total of 30'. The first level has a floor to
floor height of between 12'. to 15' (to compensate for grade changes along Galena) topped with
significant parapets ranging between 3' 6" and 5' 6" tall. The second level has a floor to floor
height of 14'. The proposed floor heights and the overall height of the building meets Land Use
Code requirements.
6.28 height variation should be achieved using one or more of the following:
• Vary the building height for the full depth of the site in accordance with traditional lot
width.
• Setback the upper floor to vary the building fagade profile(s) and the roof forms across
the width and the depth of the building.
• Vary the fagade(or parapet)heights at the front.
• Step down the rear of the building towards the alley, in conjunction with other design
standards and guidelines.
The altering parapet heights attempt to provide height variation along the large 90' x 100' lot as
stated in Guideline 6.28. However the fagade articulation are not entirely successful on such a
large lot. Actual height changes that run the depth of the lot is more aligned with the intent of
Guideline 6.28 for a large corner property than parapet details. In addition, this treatment is very
similar to the approved project at 204 S. Galena (the Gap) which is located-only 2 blocks away.
Staff is concerned that the two buildings are almost identical in their.architectural treatment
which could be detrimental to,the Historic District and its interesting range of building types,
heights and styles. The Design Guidelines list as a key objective to"promote variety in the street
level experience....and build upon established design traditions, creativity and innovation in a
manner which strengthens the architectural richness and identity of the city core."
While these are issues for Final Review, Staff is concerned that the proposed details on the
second story, the window sizes, and some of the architectural treatments on the first story do not
meet the Design Objectives for the Historic District: 2) Promote creative, contemporary design
that respects the historic context and 6)promote variety in the street level experience. Outside of
Commercial Design Review Staff is concerned about the versatility of proposed Space B that
spans three floors, which if divided into smaller spaces will necessitate an extensive remodel to
meet egress requirements and possibly more mechanical equipment depending on the type of
commercial use.
STAFF RECOMMENDATION: Staff recommends that HPC continue the hearing for a
restudy of location of the second floor mass to better reflect traditional development
patterns and height variations.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 6 of 10
P7
PUBLIC AMENITY:
Provision of public amenity. The Planning and Zoning Commission or Historic Preservation
Commission, pursuant to the review procedures and criteria of Chapter 26.412, Commercial
Design Review, shall determine the appropriate method or combination of methods for providing
this required amenity. One (1) or more of the following methods may be used such that the
standard is reached.
1. On-site provision of public amenity. A portion of the parcel designed in a manner
meeting Subsection 26.575.030.F.,Design and operational standards for on-site public
amenity.
2. Off-site provision of public amenity. Proposed public amenities and improvements to the
pedestrian environment within proximity of the development site may be approved by the
Planning and Zoning Commission,pursuant to Chapter 26.412, Commercial Design
Review. These may be improvements to private property,public property or public
rights-of-way. An easement providing public access over an existing public amenity
space for which no easement exists may be accepted if such easement provides permanent
public access and is acceptable to the City Attorney. Off-site improvements shall equal
or exceed the value of an otherwise required cash-in-lieu payment and be consistent with
any public infrastructure or capital improvement plan for that area.
3. Cash-in-lieu provision. The City Council,upon a recommendation from the Planning and
Zoning Commission or the Historic Preservation Commission, as applicable,may accept
a cash-in-lieu payment for any portion of required public amenity not otherwise
physically provided, according to the procedures and limitations of Subsection
26.575.030.E, Cash-in-lieu payment.
4. Alternative method. The Commission,pursuant to Chapter 26.412, Commercial Design
Review,may accept any method of providing public amenity not otherwise described
herein if the Commission finds that such method equals or exceeds the value,which may
be nonmonetary community value, of an otherwise required cash-in-lieu payment.
STAFF RECOMMENDATION:
Providing onsite public amenity is redundant in this location on the Cooper Mall. In addition,
defining a strong street corner is more consistent with traditional patterns of development in the
Historic District. The Design Guidelines state "a street facing amenity space, usually located
towards the middle of a block, may be considered. However, within the heart of the district,
where the greatest concentration of historic storefronts align, creating new gaps in the street wall
is discouraged." And Guideline 6.7 states that "any public amenity space positioned at the street
edge shall respect the character of the streetscape and ensure that street corners are well defined,
with buildings placed at the sidewalk edge." Staff is supportive of off-site public amenity in this
location.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 7 of 10
P8
Staff finds that standard 2 is met in the proposal. Currently the property has 9% public amenity
and is required to mitigate for 10% public amenity, which equals 900 square feet. The applicant
commits to at least $67,500 (900 sf * $75 = $67,500) worth of public improvements in the
Pedestrian Malls subject to Parks Department and Community Development Department
approval. The improvements shall be consistent with any public infrastructure or capital
improvement plan for the area.
TRASH/UTILITY/RECYCLE AREA:
S. Utility, delivery and trash service provision. When the necessary logistical elements of a
commercial building are well designed, the building can better contribute to the overall success
of the district. Poor logistics of one (1) building can detract from the quality of surrounding
properties. Efficient delivery and trash areas are important to the function of alleyways. The
following standards shall apply:
1. A utility, trash and recycle service area shall be accommodated along the alley meeting
the minimum standards established by Section 26.575.060, Utility/trash/recycle service
areas,unless otherwise established according to said Section.
2. All utility service pedestals shall be located on private property and along the alley.
Easements shall allow for service provider access. Encroachments into the alleyway shall
be minimized to the extent practical and should only be necessary when existing site
conditions, such as an historic resource, dictate such encroachment. All encroachments
shall be properly licensed.
3. Delivery service areas shall be incorporated along the alley. Any truck loading facility
shall be an integral component of the building. Shared facilities are highly encouraged.
4. Mechanical exhaust, including parking garage ventilation, shall be vented through the
roof. The exhaust equipment shall be located as far away from the street as practical.
5. Mechanical ventilation equipment and ducting shall be accommodated internally within
the building and/or located on the roof, minimized to the extent practical and recessed
behind a parapet wall or other screening device such that it shall not be visible from a
public right-of-way at a pedestrian level. New buildings shall reserve adequate space for
future ventilation and ducting needs.
STAFF RECOMMENDATION:
As represented in the application the trash/recycle/utility area meets the dimensional
requirements of the Code. A common mechanical room is located adjacent to the second floor
commercial space in an enclosed room. The roof plans do not show any mechanical equipment
on top of the roof. The applicant represents that this building is to be all commercial, probably
retail, spaces. Staff questions whether this is the extent of the mechanical equipment proposed for
the development, or if additional venting and equipment is required depending on the tenants.
Staff recommends that a complete mechanical plan that meets standard 5 be submitted for review
and approval as a condition of Final Review.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 8 of 10
P9
The delivery service area is located along the alley, however it only provides access to Units B.0,
B.1, and B.2. The other 2 commercial spaces do not have internal access to the trash area or
delivery service area. Staff finds that standard 3 is not met. Staff recommends that this be
resolved at Final Review when the internal floor plans are further developed.
VIEWPLANE:
26.435.050.B, Exemption. The Community Development Director may exempt the addition of
mechanical equipment to an existing development which protrudes into the view plane only if
such development has an insignificant effect upon the designated view plane. The addition of a
satellite dish, elevator shaft or any other piece of equipment whose height and mass have a
significant effect upon the designated view plane shall be reviewed pursuant to the standards of
Subsection 26.435.050.C.
26.435.050.C. Mountain view plane review standards. No development shall be permitted
within a mountain view plane unless the Planning and Zoning Commission makes a
determination that the proposed development complies with all requirements set forth below.
1. No mountain view plane is infringed upon, except as provided below.
When any mountain view plane projects at such an angle so as to reduce the maximum
allowable building height otherwise provided for in this Title, development shall proceed
according to the provisions of Chapter 26.445 as a Planned Unit Development so as to
provide for maximum flexibility in building design with special consideration to bulk and
height, open space and pedestrian space and similarly to permit variations in lot area, lot
width,yard and building height requirements and view plane height limitations.
The Planning and Zoning Commission, after considering a recommendation from the
Community Development Department, may exempt a development from being processed
as a Planned Unit Development when the Planning and Zoning Commission determines
that the proposed development has a minimal effect on the view plane.
When any proposed development infringes upon a designated view plane, but is located
in front of another development which already blocks the same view plane, the Planning
and Zoning Commission shall consider whether or not the proposed development will
further infringe upon the view plane and the likelihood that redevelopment of the adjacent
structure will occur to re-open the view plane. In the event the proposed development
does not further infringe upon the view plane and re-redevelopment to reopen the view
plane cannot be anticipated, the Planning and Zoning Commission shall exempt the
development from the requirements of this Section.
STAFF RECOMMENDATION:
Only the southwest corner of the proposed building falls within the Wheeler Opera House
Viewplane. A small corner of the proposed second story falls about 13' 9" into the Viewplane.
The current building height sits about 11'5"into the Viewplane.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 9 of 10
P10
The one story T-shirt shop and four story Roaring Fork Building already block the Wheeler
Opera House Viewplane; therefore, the Mountain Plaza proposal does not directly impact the
Viewplane in the current downtown configuration.
The Roaring Fork Building is under HPC's purview, as it is located in the Commercial Core
Historic District. Future redevelopment of the Roaring Fork Building would appear to
potentially open some of the View Plane although this is highly unlikely since the building is 4
stories - a height and FAR that is no longer permitted. The landmark Independence Square
building, located across the intersection of Cooper and Galena, infringes upon the Wheeler
Viewplane. Due to landmark status, it is unlikely that Independence Square will be redeveloped
in the future.
Staff recommends that HPC grant Viewplane approval due to the existing buildings that already
block the view between the Wheeler Opera House and Aspen Mountain and the improbability of
future redevelopment of the existing buildings.
SUGGESTED DISCUSSION POINTS:
1. Location of second story
2. Height variation
3. Off-site public amenity
4. Trash/utility area
5. Mechanical plan
6. Viewplane
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application,or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC continue Conceptual Commercial Design
Review and Conceptual Major Development Review for the project located at 434 East Cooper
Avenue to restudy the location of the mass on the second floor.
Exhibits:
A. Relevant Commercial, Lodging and Historic District Design Guidelines and Objectives.
B. Application.
434 East Cooper Avenue
HPC Conceptual Reviews
Staff Memo
Page 10 of 10
Are P11
City of Aspen
Commercial Core Historic District
Encompassing the Commercial Core Zone District
Design Objectives and Guidelines
Policy:
Improvements in the Commercial Core Historic District should maintain the integrity of historic resources
in the area.At the same time,compatible and creative design solutions should be encouraged.
This chapter presents guidelines for new Existing Character
construction and alterations to existing non- The heart of Aspen centers around the Commercial
historic structures in the Commercial Core Core Historic District. It is the first area that
Historic District. Key design characteristics of developed in the early mining days of the town
this district are summarized and then specific and its character reflects this rich mining heritage,
guidelines are presented. which is the image that many carry with them
of this historic Colorado mountain town. Each
Location historic building contributes to the integrity of the
The Commercial Core of the city is defined by district and preservation of all of these resources
Monarch Street to the west,Durant Avenue to the is,therefore,crucial. This is especially important
south,Hunter Street to the east,and roughly the as new development continues.
alley to the north of Main Street to the north.(See
the Character Area map in the appendix.)
.. . py
The Commercial Core Zone District is located at the core of Downtown Aspen.
Commercial,Lodging and Historic District page 91
Design Objectives and Guidelines "�'
P12
Commercial Core Historic District City of Aspen
Street Pattern
As the historic core of the city, its current urban
form reflects these origins. It is a grid of streets
aligned to the north. Rectangular street blocks of
270 ft.by 220 ft.with long axes and rear alleyways
are oriented east-west,and subdivided into 30 by
100 ft.lots.Buildings generally occupy the full lot
width within the core area and span the full depth
from street frontage to rear alley.
This arrangement still anchors the historical urban
form of the city, despite some recent departures
from the traditional hard street edge. The variety
of building forms &scales is influenced in areas
a . by previous site-based open space requirements.
The traditional lot widths continue to define the
majority of the buildings in this area,either in total
width or,where lots have been amalgamated,in
their architectural composition, articulation and
fenestration pattern. This ensures that the city
center is still appreciated for its essential human
scale, concentration of historic buildings and
The street pattern frames spectacular scenic views. visual and cultural experience.
Building Character
The commercial buildings of the mining era
establish the context for new construction, even
though individual landmarks of later periods may
also be found in the area.Buildings range in scale
from early residential including miners'cottages
to larger'iconic'landmark Victorian commercial
and community buildings. -The latter tend to
occupy corner sites and range in scale from one
to three stories in height.
This area includes the varied range of buildings
dating from the city's early history and representing
all periods of development in the evolution of
Aspen. The character is predominantly urban,
while the building pattern in many areas
continues to exhibit the original traditional
lot width arrangement. The street fagades are
strongly defined in many areas by a combination
of larger Victorian and smaller scale buildings.
This is particularly the case on street corners.
page 92 4`c Commercial,Lodging and Historic District
Design Objectives and Guidelines
P13
City of Aspen Commercial Core Historic District
Storefront context
Most buildings have features associated with
traditional commercial designs. Ground level
floors of the buildings are oriented to pedestrian
views,with large display windows highlighti ng
the goods and services offered for sale inside.
Recessed entries are also typical. A horizontal
band of molding usually separates the ground "3
floor from upper portions of the facade and the r f ,
parapet is capped with a decorative cornice.
These elements combined to establish a horizontal
emphasis along the street.
Fenestration on upper floors is predominantly
solid and void'hole in the wall'form and vertical t
in proportion, reflecting classical architectural
proportions.There are,however,departures from
this pattern which contribute to the rich diversity `
of the street.
Ahard street wall as seen along the walking mall downtown is a
Outdoor Spaces characteristic throughout Character Area 1.
There are also instances of small scale spaces
created by the set back of building facades.
They are, however, the exception to the historic
alignment of building fronts.Where these are used
for outdoor dining they provide attractive public
gathering spaces and street vitality.The intent is 1 4
to maintain the strong definition of the street wall
in this area,and therefore creating further breaks rY
in the street wall should be minimized. T'
The resulting character is both intimate and
stimulating, and in keeping with the variety
and harmony unique to Aspen. There have been
departures from the hard street edge, where
more recent development has stepped back V
to create semi-basement space and detached
or internal retail frontage often on more than
one level. In many cases these have detracted
from the immediate relationship between shop
frontage and public sidewalk-and the sense of
street fagade definition, with adverse effects on
street vitality and the urban character within
downtown Aspen. Victorian storefronts anchor the Commercial Core and define
p the key characteristics of building height,mass,articulation and
materials.
Commercial,Lodging and Historc District Q`r page 93
Design Objectives and Guidelines
P14
Commercial Core Historic District City of Aspen
Design Objectives 4. Reflect the variety in building heights seen
These are key design objectives for the Commercial historically.
Core.The City must find that any new work will New development should stay within the range
help to meet them: of building heights,and be designed to reflect the
variation in height across traditional lot widths.
1.Maintain a retail orientation. The scale and form of a new building should be
Traditionally the hub of Aspen and the center-of designed to safeguard the setting of a historic
commercial and cultural activity,the Commercial building,whether single story or the large'iconic'
Core should remain so. Designs for new three plus stories.
construction should reinforce the retail-oriented
function of the street and enhance its pedestrian 5. Accommodate outdoor public spaces where
character. they respect the historic context.
The street vitality associated with the center
2. Promote creative, contemporary design that of the city should be retained and enhanced
respects the historic context. through a combination of the form and design of
While new construction should be compatible the walkable street network and the associated
with the historic character of the district,designs areas of public gathering space at street level and
should not copy early styles but instead should above. The design of any public space within
seek creative new solutions that convey the the core should be a central consideration in
community's continuing interest in exploring the design and configuration of the building, to
innovations.At the same time, the fundamental ensure that it contributes to a positive experience
principles of traditional design must be respected. in the streetscene,whether or not used for street
This.means that each project should strike a dining.
balance in the design variables that are presented
in the following pages. 6. Promote variety in the street level
experience.
3.Maintain the traditional scale of building. Architectural form should recognize existing scale
The Commercial core of the city is.likely to and diversity and build upon established design
experience continuing market pressure for hotel, traditions,creativity and innovation in a manner
commercial and residential development and which strengthens the architectural richness
the parallel needs of affordable commercial and and identity of the city core. The contextual
residential accommodation. It is important that contribution of building and storefront design
future growth acknowledges, complements and will depend on detailed consideration of the street
enhances the existing scale and character of this fagade and associated landscaping and paving.
area.
7. Preserve the integrity of historic resources
within the district.
The original form,character,materials and details
of historic resources should be maintained. This
applies to individual structures of landmark
quality as well as more modest "contributing"
structures.
page 94 Commercial,Lodging and Historic District
a Design Objectives and Guidelines
P15
City of Aspen Commercial Core Historic District
Conceptual Review Design Guidelines
The following design guidelines shall apply at the conceptual.review stage.
Street & Alley Systems
The street pattern is essential 'infrastructure' - .
for the character of the district. The north/ .,
south orientation of the streets accentuates " }
the relationship of the City with its dramatict� t.
landscape setting.
h ` :.
The circulation pattern provided by the network
of streets,alleys and courts should be retained to
ensure maximum public access. It should not be
enclosed by gating and it should not be spanned
by development above. Wherever possible Y
pedestrian access to alleys should be enhanced. „
The creation of additional public walkways to
rear alleys and other public spaces enhances they
interest of the city center. The network of streets,alleys and existing pedestrian passageways
enhances access in the downtown.
Additional links and an enhanced public
circulation pattern can increase commercial
frontage and access to the side,to the rear and also
to the interior of development sites. Improved
access also creates opportunities for additional
commercial space,which is to be encouraged.
Street Grid
The original arrangement of parcels significantly
affects the visual character of the area. The city
was platted on a grid system of lots and blocks,
and buildings were typically sited parallel with-
these lot lines. The layout of early buildings,
streets, sidewalks and alleys still can all be seen
in this system,and should be maintained.
6.1 Maintain the established town grid in all
projects.
• The network of streets and alleys should be
retained as public circulation space and for
maximum public access.
• Streets and alleys should not be enclosed or
closed to public access,and should remain
open to the sky.
Commercial,Lodging and Historic District �dc page 95
Design objectives and Guidelines =�'
P16
Commercial Core Historic District City of Aspen
Internal Walkways
Gt
6.2 Public walkways and through courts,
` when appropriate,should be designed to create
access to additional commercial space and
frontage, within the walkway and/onto the rear
* of the site.
• See also: Public Amenity Space design
guidelines.
Alleys
` Historically, alleyscapes were simple and
Maintain the established town grid in all projects. utilitarian in character,with a variety of materials
and building scales. Many structures had
additions that were subordinate to the main
building, stepping down in scale at the alley.
Others had loading docks, stairs and balconies
that contributed to the human scale. This
traditional character should be maintained,
while accommodating compatible new uses.The
continued development of visual interest in these
alleys is encouraged.Greater variety in forms and
materials is also appropriate here.
6.3 Develop an alley facade to create visual
interest.
• Use varied building setbacks and changes
in materials to create interest and reduce
perceived scale.
• Balconies, court yards and decks are also
appropriate.
• Providing secondary public entrances is
strongly encouraged along alleys. These
should be clearly intended for public use,
but subordinate in detail to the primary
street-side entrance.
page 96 Commercial,Lodging and Historic District
:;a Design Objectives and Guidelines
P17
City of Aspen Commercial Core Historic District
Parking ' ' '
The character of the Commercial Core Historic
District is one which is primarily appreciated z`
on foot. The human scale and concentration of
walkable streets is a key attraction. Therefore
the visual impact of parking should in all cases
be minimized. Parking should be structured or
placed underground where the scale and setting
of the site affords this opportunity. Where a
parking structure is considered this should be
contained within a'wrap' of commercial and/or Where a parking structure might be considered this should be
residential uses. within a 'wrap' of commercial and/or residential uses, as this
building is.
6.4 Structured parking should be placed
within a'wrap'of commercial and/or residential
uses.
• The exposure of auto entry areas should be
minimized.
4f „�
6.5 Structured parking access should not
have a negative impact on the character of the
street.The access shall be: t
• Located on an alley or secondary street if
necessary.
• Designed with the same attention to detail
and materials as the primary building
fa ade: Parking access located on an alley and integrated into the building
design.
• Integrated into the building design.
Commercial,Lodging and Historic District page 97
Design Objectives and Guidelines ;a'
P18
Commercial Core Historic District City of Aspen
Public Amenity Space In every case Public Amenity Space should be
On-site and communal open space has been a well defined and carefully designed. The design
long-standing priority and characteristic of the of public gathering space, its enclosure, layout
city. Where it is required the form, orientation, and content, will be an integral consideration
quality and use of such open space is of the utmost in the proposed form of the space. Although a
importance. Well defined public space should be matter for full review and approval at the Final
integrated with traditional streetscape character. Stage,its design should be envisioned at the time
The Planning and Zoning Commission and/or of conceptual review.
the Historic Preservation Commission will decide
whether,where and in what form Public Amenity Design Objectives
Space will be required. Where considered to be compatible within the
Commercial Core Historic District,public amenity
In the past,open spaces occurred as accents along space should be designed and placed to achieve
the street, usually where a house existed in the the following objectives:
historic context or where a lot stood temporarily 0 Create anactive and interesting street vitality
vacant.In more recent years,outdoor spaces were through the promotion of public gathering
built that sometimes eroded the character of the space.
street edge.These conditions are not precedents 0 Maintain a well-defined street edge and
for future development.While some open space street corner to ensure that suchpublic space
may occur, it should be subordinate to the creates an accent within the street facade. .
traditional character of the street.
• Create an additional commercial frontage
Public amenity space along the primary street
and/or space to the side or rear of the site
frontage should be an accent within, and or building
exception to, an otherwise well defined street Create a well defined,localized public space
fagade. There will be locations within the city at the street edge, where e.g. additional
core where the character and setting of the site space for street dining might be beneficial.
or a historic building will also influence the form, 0 Design a space that maximizes access to
location or appropriateness of such a space. . sunlight throughout the year.
• Create a second level space designed to
ensure that it is permanently open to the
public and provides interest in the form of a
scenic or other interpretive marker for the life
�? of its service as a public amenity space.
Achieve second floor patio space that
provides access to affordable commercial
uses.
The Downtown Enhancement and Pedestrian Plan
should serve as an additional reference.
Where open space within a parcel is appropriate,develop an amenity
that can be experienced by the general public.
98 ,y��,, Commercial,Lodging and Historic District
page _ Design Objectives and Guidelines
P19
City of Aspen Commercial Core Historic District
Public Amenity Space Types 4
Public amenity space is a requirement in the
Commercial Core. In this area, particular-types
of public amenity space would be in character
with the urban form of the Commercial Core area. _
These include: '
• Street facing amenity space
Mid-block walkway amenity space
• Alley side amenity space
• Second level amenity space
• Front yard amenity space
Guidelines for the location and design of each of
these types follow. Avariety of public amenity spaces exist in Downtown Aspen.In
future development it is important to focus on the quality of the
space rather than the quantity.
16, s
The walking mall in Downtown Aspen provides substantial public
amenity spacefor the buildings located there,and therefore creating
breaks in the block f igade within this area to provide more street-
facing public amenity space should be carefully considered.
Commercial,Lodging and Historic District 4 °--3 page 99
Design Objectives and Guidelines '
P20
Commercial Core Historic District City of Aspen
Street Facing Amenity Space
A street facing amenity space, usually located
towards the middle of a block, may be considered.
However,within the heart of the district, where
the greatest concentration of historic storefronts
f � i 7, align, creating new gaps in the street wall is
T- discouraged. Providing space on sites that are
- ' located in the outer edges of the district,especially
along the southern edge is more appropriate.
ti •.e - 6.6 A street facing amenity space shall meet
all of the following requirements:
• Abut the public sidewalk
Street facing amenity space should abut the public sidewalk,be . Be level with the sidewalk
level with the sidewalk,open to the sky,directly accessible to the
public and be paved or otherwise landscaped. 0 Be open to the sky
ri
• Be directly accessible to the public
$'# Be paved or otherwise landscaped
r?' 6.7 A street-facing public amenity space shall
remain subordinate to the line of building
fronts in the Commercial Core.
• Any public amenity space positioned at the
street edge shall respect the character of the
streetscape and ensure that street corners are
well defined, with buildings placed at the
sidewalk edge.
• Sunken spaces, which are associated with
some past developments, adversely affect
the street character. Where feasible, these
should be replaced with sidewalk level
- improvements.
6.8 Street facing amenity space shall contain
-_- features to promote and enhance its use.These
Street facing amenity space should contain public art and other may include one or more of the following:
amenities to promote its use. • Street furniture
• Public art
•
Historical/interpretive marker
The detailed design of Public Amenity Space,
with regard to guidelines 6.8,will be a matter for
approval at the Final Review Stage, although it
may be discussed at the Conceptual Stage.
page 100 Commercial,Lodging and Historic District
a Design Objectives and Guidelines
P21
City of Aspen Commercial Core Historic District
Mid-Block Walkway Amenity Space
New buildings on sites occupying more than i 4
one traditional lot width may provide a mid-
block walkway or through court within a single
development or between two developments.
a
This type of space shall be an extension of and a =`
,s
complement to the street and public circulation ;
network within the center of the city. See also �
Street&Alley System design guidelines.
The Commercial Core is highly regarded for '
its pedestrian character and 'walkability'. The
opportunities created by the extension and
enhancement of the public circulation network
has distinct urban benefits and is encouraged.[
4,11 Typically only one such space would occur along }'
a single block face.
=_.
This form of Public Amenity Space should be
a consideration on larger development sites :
within the city. It links the potential of additional
commercial frontage and access, with human
scale space and circulation, enriching the
public experience. Situated along the edge of a
development site,it should extend to link with the A mid-block passage may link through a property provide access
to uses s along the side of a building or to businesses on an alley.
rear alley. Adjacent to a residential type historic
building it can provide a respectful break and a
space between the two. _
6.9 Mid-block walkways shall remain
subordinate in scale to traditional lot widths. -
• Mid-block public walkways shallbebetween
8 ft. and 10 ft.in width. f�
N f
r,•,r
6.10 A mid-block walkway should provide
public access to the following: ~r '
• Additional commercial space and frontage
within the walkway ,.
• Uses located at the rear of the property
t
b F.
ed•_ �
A passageway may be considered as Public Amenity Space when
it remains subordinate to the continuity of the block face.It should
be designed to visually appealing and to provide access to active
uses.
Commercial,lodging and Historic District udc�� page 101
Design Objectives and Guidelines '
P22
Commercial Core Historic District City of Aspen
Alley Side Amenity Space
Public amenity space may be located to the rear
of the site in association with the alleyway. Such
a space shall provide access to commercial uses
at the street or second floor level.Public amenity
space may also be located at the corner of an alley
and a street. Such spaces should be designed
to enhance the use of alleys for supporting
commercial uses.
' { = 6.11 An alley side amenity space shall be
designed to have these characteristics:
- - Direct public access to commercial space at
street or second floor levels
Public amenity space located at an alley should generally be south • Maximize solar access to the alley side
facing to maximize solar access for the space and provide access to amenity space
commercial space that may be located there.
• Enhance of the attractiveness and use of the
rear alley
• Minimize the adverse impacts of adjacent
service and parking areas
page 102 Commercial,Lodging and Historic District
Design Objectives and Guidelines
P23
City of Aspen Conunercial Core Historic District
Second Level Amenity Space
An outdoor patio space on a second floor,which
is directly accessible to the general public, will
be considered as a form of public amenity space _
when it is compatible with the historic context w'
and is clearly inviting for public use. This will
be most successful in association with outdoor
dining space. In this respect it may be favorably
considered within sites affected by mountain
view planes. -+
6.12 Second level amenity space should be Second level space shall be accessible from a public space such as
compatible with the character of the historic a sidewalk or street facing amenity space.
district.
• It shall remain visually subordinate to any
historic resource on the property. r -� _tom t i '?
+ z (
• If located on a historic property,it may not
alter the appearance of the resource as seen
from the street.
6.13 A second floor amenity space should meet
all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an
interpretive marker
Outdoor private space shall be demarcated from the public amenity
• Be identified by a marker at street level space.
6.14 Second level space should be oriented to
maximize solar access and mountain views, or
views of historic landmarks.
6.15 Second level space should provide public
access by way of a visible and attractive public ++ .
stair or elevator from a public street, alley, or , F
street level amenity space.
ti
r
Second level public amenity space shall provide
permanent public access from the street.
Commercial,Lodging and Historic Districts page 103
r
Design objectives and Guidelines ,�
P24
Commercial Core Historic District City of Aspen
Front Yard Amenity Space
�3 Certain areas within the Commercial Core retain a
distinct historic residential character.This is often
defined by a landscaped front yard and side yard
f
setback. To maintain and enhance this tradition
t in certain areas,a landscaped front yard amenity
space may be considered.
_ 6.16 Second level dining may be considered.
If the use changes, the space must remain
accessible to the public, so long as it is to
be considered meeting the public amenity
Certain areas within the commercial core are identifiedwithhistoric space requirement.
single story buildings with setbacks.Front yard setback areas may
be considered as public amenity space in such an instance. 6.17 Front and side yard amenity space should
be considered in the context of a historic one
,l�r ) story residential type building.
PEI 1
• Building Placement
�.
Lamm
m. E. an Ave. -
� Street Corners
l Street corners are important elements in the
ns w N n 1 ■ street block and in the framing of many of the
is dim, = views which characterize the Commercial Core.
Many buildings on corner lots exhibit special
features that add accents. Corner entrances and
This figure ground study illustrates the alignment and amount of storefront windows that extend along intersecting
open space along the street edge during the year 1904.
street fagades are examples. These elements are
appropriate in many corner lot locations and
a should be encouraged.Here the buildings should
confirm the pattern of a strongly defined building
M wall at the street edge. Building facades should
� . .��
T^° •�areo E. be oriented parallel to the street;with variation
Hyman Ave. Paofi wo
in front wall setbacks kept to a minimum. Any
I■ NO departure from the street wall, for well defined
3 and designed public dining space, should occur
as an accent within the street block, not the
predominant pattern.
The same blocks in 1999.Notice how the increased use of open
space has eroded the building wall along the street. Exceptions for street dining might be considered,
in the outer southern edge of the Commercial
Core. These sites often serve as focal points for
public activity and therefore sitting areas and
other gathering spots are appropriate in the outer
edges of the district.
page 104 Commercial,Lodging and Historic District
RdPd Design Objectives and Guidelines';
P25
City of Aspen Commercial Core Historic District
Building Setbacks
The Commercial Core has a strong and relatively
consistent street facade line. Corner buildings,
t
often of late 19th/early 20th century form,anchor
the street block in many instances. Within the
street facade however there are some departures - e
from this where small areas of open space provide -
�_ [[
individual street dining experiences.
Setbacks within the central commercial area
should reinforce the objective of maintaining _
and enhancing the special urban and traditional '£ �
character of the strong urban edge of the street
fagade and street corner. Local areas of open space Traditionary,commercial buildings were built to the sidewalkedge
and anchored the corner.This should be continued.
also further the objective of the street vitality
created by well defined dining space within the
city. These should however remain as an accent k.
within the street fagade. _ .
Side setbacks provide the opportunity to create or -
enhance public passageways or through courts to
the rear alley, with the advantages of improved
public permeability, access and additional
commercial frontage. See also Street&Circulation
Pattern design guidelines. Rear setbacks create `t
the opportunity to achieve more creative and
attractive commercial and public space to the rear
of the site and alley.
In sum, buildings create a strong edge to the
street because they traditionally aligned on the ` r_
front lot line and were usually built out to the full
width of a parcel.Although small gaps do occur
between some structures,-these are exceptions.
This uniform wall of building fronts,is vitally
This second floor patio incorporates an abstract interpretation of
important to the historic integrity of the district upper-story windows and cornice elements to define the space and
and should be preserved. maintain the building wall line along the block.
Commercial,Lodging and Historic District �dc� page 105
Design Objectives and Guidelines =a'
P26
Commercial Core Historic District City of Aspen
6.18 Maintain the alignment of fagades at the
sidewalk's edge.
• Place as much of the fagade of the building
,
at the property line as possible.
• Locating an entire building front
' behind the established storefront line is
} inappropriate.
t
r r A minimum of 70% of the front fagade
' shall be at the property line.
6.19 A building may be set back from its side
lot lines in accordance with design guidelines
identified in Street & Circulation Pattern and
s. s_ ! Public Amenity Space guidelines.
Building Orientation
Development within the core area has been
:s traditionally oriented with the street grid. This
relationship should be maintained.
- t
6.20 Orient a new building to be parallel to its
lot lines,similar to that of traditional building
a; orientations.
The front of a primary structure shall be
s-tt,:_
oriented to the street.
Maintain the alignment of facades at the sidewalk's edge.
6.21 Orient a primary entrance toward the
street.
• Buildings should have a clearly defined
primary entrance. For most commercial
buildings, this should be a recessed entry
way.
• Do not orient a primary entrance to an
interior court.
• Providing secondary public entrances to
commercial spaces is also encouraged on
larger buildings.
page 106 Commercial,Lodging and Historic District
Design Objectives a,nd Guidelines i
P27
City of Aspen Commercial Core Historic District
Building Form
Aprominent,unifying element of the Commercial •
Core is the similarity of building forms. #"f
Commercial buildings were simple rectangular "` f
solids,deeper than they were wide,with flat roofs.
In a few instances,gabled roofs,with false fronts,
may have been seen. This characteristic of flat
roof lines is important and should be continued ,#
in new projects. _
6.22 Rectangular forms should be dominant Rectangular forms should be dominant on Commercial Core
on Commercial Core facades. fagades.
• Rectangular forms should be vertically
oriented. —— — —The facade should appear as predominantly I T
flat, with any decorative elements and I
projecting or setback "articulations"
appearing tobe subordinate to the dominant I
form. I YES! N0! YES! YES!
I 1 -_
6.23 Use flat roof lines as the dominant roof sidewalk
form.
• A flat roof, or one that gently slopes to the street
rear of a site,should be the dominant roof
form. Orient a building parallel to its lot lines.
• Parapets on side facades should step down
towards the rear of the building.
• False fronts and parapets with horizontal
emphasis also may be considered.
6.24 Along a rear facade,using building forms
that step down in scale toward the alley is
encouraged.
• Considerusing additive forms,such as sheds,
stairs and decks to reduce the perceived
scale.These forms should however,remain
subordinate to the primary structure.
• Use projecting roofs at the ground floor over
entrances, decks and for separate utility
structures in order to establish a human
scale that invites pedestrian activity.
Commercial,Lodging and Historic District a page 107
Design Objectives and Guidelines
P28
Commercial Core Historic District City of Aspen
- 4 Building Height Mass & Scale
„ The character of the Commercial Core derives
in part from the range and variety of building
heights. These vary from one to three stories.
Building height with traditional lot width and
creates a constantly changing cornice profile along
a block face. This is the basis of the human scale,
architectural character and visual vitality of the
city center. New development in this area should
continue this variation.
With respect to scale,a new building shall also be
Maintaining a block facade and orienting new development with sensitive to nearby historic building These range
the street grid are two key objectives in the Commercial Core from single story historic residential structures to
District. three story Victorian commercial buildings.
}` Two Story Scale
6.25 Maintain the average perceived scale of
i .
two-story buildings at the sidewalk.
Establish a two-story height at the sidewalk
edge,or provide a horizontal design element
at this level. A change in materials, or a
E molding at this level are examples.
Height Variation
Maintain the average perceived scale of two-story buildings at In the Commercial Core area building heights
the sidewalk. range from one to three stories. This variation in
fagade height is a key characteristic that should
be maintained.
Variation in height should occur where the site is
larger than two traditional lot widths,in order to
reduce overall scale of the building. A variation
in fagade height,often in conjunction with setting
back an upper floor,may be required.
6.26 Building facade height shall be varied-
from the fagade height of adjacent buildings of
the same number of stories.
• If an adjacent structure is three stories and. .
38 ft.tall,new infill maybe three stories,but
must vary in fagade height by a minimum
of 2 ft.
page 108 Commercial,Lodging and Historic District
Design Objectives and Guidelines
P29
City of Aspen Commercial Core Historic District
6.27 A new building or addition should reflect E � �
the range and variation in building height of
the Commercial Core.
• Refer to the zone district regulations to
determine the maximum height limit on the
subject property.
• Aminimum9ft.floorto ceiling heightistobe
maintained on second stories and higher.
• Additional height,as permitted in the zone
district,maybe added for one or more of the
following reasons:
- In order to achieve at least a two-foot
variation in height with an adjacent A new building or addition should reflect the range and variation
building. in building height of the Commercial Core.
- The primary function of the building is
civic.(i.e.the building is a Museum,Civic
Building,Performance Hall,Fire Station,
etc.) - T f 13
- Some portion of the property is affected
by a height restriction due to its proximityt
to a historic resource, or location within 2 B_
a View Plane, therefore relief in another '��:`` ^;; •F '`° F
area maybe appropriate. q4 ,(
- To benefit the livability of Affordable
Housing units.
- To make a demonstrable(to be verified by Methods of achieving height variation within a single building
include(A)stepping the building down as it approaches the alley
the Building Department)contribution to and(B)stepping the building along the primary fagade.
the building's overall energy efficiency,
for instance by providing improved day- Existing Building E New Building
lighting.
6.28 Height variation should be achieved
using one or more of the following: -�
• Vary the building height for the full depth °42'
3
of the site in accordance with traditional lot I
width.
• Set back the upper floor to vary the building
fagade profile(s) and the roof forms across Building fagade height shall be varied from the fagade height of
the width and the depth of the building. adjacent buildings of the same number of stories.
• Vary the fagade (or parapet) heights at the
front.
• Step down the rear of the building towards
the alley,in conjunction with other design
standards and guidelines.
Commercial,Lodging and Historic District b"�l page 109
Design Objectives and Guidelines '
P30
Commercial Core Historic District City of Aspen
' '' -°°" _ Height Variation for Larger Sites
Buildings within the commercial center and
historic core of Aspen represent the traditional lot
.+ widths of the city(30 ft.),either in building width
or the horizontal and vertical design articulation
of the street facade. New development occupying
a site of more than one traditional lot width
should be designed to integrate with the scale
created by narrower existing buildings. The
}r- Ef architectural rhythm of earlier street facades
should also be reflected in new development to
_ retain and enhance the human scale and character
- of the center of the city.
_ .._ 6.29 On sites comprising more than two
7:"
- _ traditional lot widths, the facade height shall
be varied to reflect traditional lot width.
The facade height shall be varied to reflect
€' ' traditional lot width.
£{ i ;, • _ Height should be 'varied every 60 ft.
minimum and preferably every 30 ft. of
linear frontage in keeping with traditional
_ lot widths and development patterns.
• No more than two consecutive 30 ft.facade
Height variation can occur in a number ofways,depending on site modules may be three stories tall,within an
conditions and design intent.
individual building.
• A rear portion of a third module may rise
to three stories, if the front is set back a
minimum of 40 feet from the street facade.
(e.g.at a minimum,the front 40 feet may be
no more than two stories in height.)
6.30 On sites comprising two or more
traditional lots,a building shall be designed to
reflect the individual parcels. These methods
shall be used:
• Variation in height of building modules
across the site
• Variation in massing achieved through
upper floor setbacks, the roofscape form
and variation in upper floor heights
• Variation in building facade heights or
cornice line
page 110 Commercial,Lodging and Historic District
°"'`� Design Objectives and Guidelines
P31
City of Aspen Commercial Core Historic District
Height Adjacent to Historic Structures
The Commercial Core Historic District is the
setting for a very diverse range of historic
structures. Designing a building in the historic -
district demands a sensitivity in design analysis 1
and approach which is exacting and which will
vary with each situation. The intent is that a
07
new building or addition to an existing building
should be designed to respect the height and
scale of historic buildings within the commercial
core.
Historic One Story
Commercial Type
6.31 A new building should step down in Building
scale to respect the height,form and scale of a 1
historic building within its immediate setting. Building fagade height shall be a maximum of one floor higher
within 30 ft.of an adjacent single story historic building.
6.32 When adjacent to a one or two story
historicbuildingthatwas originally constructed
—7
for commercial use,a new building within the
same block face should not exceed 28 in height
within 30 ft. of the front facade. 4 r
• In general,a proposed multi-story building 'I'I
must demonstrate that it has no negative
impact on smaller, historic structures
li_
nearby. Loi,
• The height and proportions of all faqade
components must appear to be in scale with
Historic One Story Residential
historic buildings. type Building
6.33 New development adjacent to a single New infill adjacent to historic miners cottages shall not exceed
story historic building that was originally 28 ft. in height within 30 ft. of the property line adjacent to the
constructed for residential use shall not exceed historic structure.
28 ft.in height within 30 ft.of the side property
line adjacent to the historic structure, within Iconic Historic Structures
the same block face. Visually prominent historic structures
influence the design character of Downtown
6.34 The setting of iconic historic structures
Aspen and should be recognized.These are:
should be preserved and enhanced when
feasible. 0 The Wheeler Opera House
• On sites comprising more than two 0 The Elks building
traditional lot widths, the third floor of 0 The Independence building
the adjacent lot width should be set back a Pitkin County Courthouse
minimum of 15 ft from the front facade. Hotel Jerome
• Step a building down in height adjacent to 0 City Hall
an iconic structure. • St.Mary's Church
• Locate amenity space adjacent to an iconic
structure.
Commercial,Lodging and Historic District page M
Design Objectives and GUiddines
P 3 2 EXHIBIT
a
ATTACHMENT 2 -Historic Preservation hand Use Applicati
PROJECT: -_ --_=-
Name: U on Plr,,zQ A 71 Idl6e- PP-de-UP-106W
_
Location: E, o 0 n
Lb R_+ S T)to Ck X o
(Indicate str et address,lot&block nufmber or met s and bounds description of property)
Parcel ID# (REQUIRED) Q
APPLICANT•
Name: 430 &tr1)onqr a
Address: C o 6rlls D, YL�n
Phone# z ��J 00 Fax#: E-mail:
REPRESENTATIVE:
Name: 44oLas Lar,.J
Address: 20 N . Milk
Phone#: Gj- Fax#: S S E-mail: PA 1" (� �►� A$ •�
TYPE OF APPLICATION: lease check all that apply):
❑ Historic Designation ❑ Relocation(temporary,on
❑ Certificate of No Negative Effect ❑ or off-site)
❑ 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-CONDITIONS: (description of existing buildings,uses,previous approvals,etc.).
C�Y�/'YLP/G l p ,
PROPOSAL: (description of proposed buildings,uses,modifications,etc.) 11
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Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
P33
ATTACHMENT 3- Dimensional Requirements Form
(Item#10 on the submittal requirements key. Not necessary for all projects.)
Project: Moov-46y) P/(17.a u,(C
Il7c Pvode elao 'Y1ro
Applicant: 6444'0042,01— 1;7° ll._
Project n � n ,, n
Location: ��� �, COof 7TH, AsI2e-4
Zone l
District: Co y)oNle,'((c(J 0 re Lc c)
Lot Size: q ()
Lot Area: ,p co
(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.) r
Commercial net leasable: Existing: 1 LI, g� Proposed: f y kJ G
Number of residential units: Existing: Proposed.
Number of bedrooms: Existing: G�l��Proposed: IVIA
Proposed%of demolition: 100 2o
DIMENSIONS: (write n/a where no requirement exists in the zone district)
Floor Area: Z•( Existing:f S Allowable:(9j 000 Proposed:l3 l
Height t"AM i$►2Lz( Com"rz'14 Commerrio-e C_'onipy n't4-
r 3 rt Gt Z2 1
Principal Bldg.: Existing:2 YS Allowable:�D Proposed:
Accessory Bldg.: Existing: N 14 Allowable: N A Proposed: �(
On-Site parking: Existing: qq Required:. Proposed: c,�
%Site coverage: Existing: /b Required: Al Proposed:100/b
�obli C, flrne� q o(T--vle or.
�: Existing: n /O Required: A Pr oposed: ,_r�LO�
Front Setback: Existing:1JIA Required.- N A Proposed.-
Rear Setback: Existing:A1 1A Required: WA Proposed: NA
Combined Front/Rear: r /�
Indicate N,S,E,W Existing: /U Required. A1 1A Proposed:
Side Setback: Existing: 't Required.• `1 Proposed: �=-
Side Setback: Existing: I Required.• " Proposed:
Combined.Sides: Existing: +► Required.• " Proposed.• y
Distance between Existing: 1 Required. Proposed.•
buildings:
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
Variations requested(identify the exact variances needed):
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
1 i p y�
IE)tHIBI i
P34 - b .
Z
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sara Adams,429-2778 DATE: 3.2812
PROJECT: 434 East Cooper Street, Lots Q,R,and S,Block 89,City and Townsite of Aspen
REPRESENTATIVE: Charles Cunniffe and Erica Delack,Charles Cunniffe Architects,9701925-5590
DESCRIPTION: The potential applicant is interested in demolishing the existing building and constructing a new one
and two story building on the site. The property is located within the Commercial Core Historic District
(CC)and as such is subject to demolition and design review by the Historic Preservation Commission
(HPC). Commercial Design Standard Review is required and shall be conducted by HPC, Pursuant
to the CC zone district, the maximum height for two story elements is 28 ft. and for three story
element is 38 ft.,which may be increased to 42 ft.through commercial design review at HPC. This is
a two step process. A height variance from City Council is required to exceed the 28 ft.height limit for
two story elements of the building.
A small portion of the property is located within the Wheeler Opera House viewplane. Evidence that
the viewplane is not infringed by the new development is required, or if the new development
interrupts the viewplane then an application for a viewplane exemption is required. This is processed
by HPC.
The applicant indicated that there is an existing deficit of parking on the site. An.existing deficit is .
allowed to be maintained; however any additional net leasable is .required to meet parking
requirements—either provide 1 space/1,000 square feet of net leasable area or pay cash in lieu for
the parking spaces at$30,0001space.
The applicant indicates that there is currently less than 10%public amenity on the site. As such the
applicant is required-to provide 10% public amenity onsite. Offsite public amenity that meets'the
requirements in the Code may be approved by HPC. Cash in lieu is also an option; however City
Council approval is required for cash in lieu,
The potential applicant indicated that the new building is to be 100°lo commercial use. The
Commercial Core Historic District permits a maximum FAR of 2:1 for commercial,so for this 9,000
square foot lot,a total of 18,000 square feet of floor area is permitted. Any increase in commercial net
leasable area over that which currently exists on the site (existing net leasable needs to be
documented and verified by the Zoning Officer)requires growth management allotments and review.
Affordable housing mitigation is calculated at 601/16 of the employee generated by the new commercial
net leasable area. Typically the Planning and Zoning Commission conducts growth management
review; however in some cases City Council conducts growth management review— for example,
Council reviews requests to pay cash in lieu for affordable housing equivalent to more than one unit.
The level of growth management review depends' upon the scope of the project. A minor
enlargement of commercial net leasable area that is less than 250 square feet qualifies as an
administrative growth management review, however the affordable housing mitigation requires a
minor growth management review by Planning and Zoning. An increase of more than 250 square
feet of net leasable is a major growth management review by Planning and Zoning. A major growth
management application is required to be submitted on either February 151h or August 15th and is
required to compete for growth.management allocations through the community objectives and
scoring process.
The applicant indicates that the building will be in single ownership which does not trigger subdivision
review.
P35
-Referral agencies.for technical considerations
-HPC for Conceptual Approval and Final Approval as described above
-P&Z for Growth Management Review
Public Hearing: Yes,at HPC and P&Z.
Neighborhood Outreach: Yes,prior to first public hearing at HPC.
Planning Fees:' For the HPC application:$1890 Deposit for 6 hours of staff time. Additional staff time required is
billed at$3151hour.For the P&Z application:call Staff for a new pre-application summary because
it depends upon the type of GMQS review.
Referral Fees: Engineering,billed at$2651hour(1 hour deposit)
Total Deposit: $2,155
Total Number of Application Copies: 10 for HPC application. The P&Z application may only be submitted AFTER
conceptual review is granted by HPC Call Staff after HPC approval to get a new pre-application summary.
To apply,submit the following information:
1. Total Deposit for review of application.
2. Applicant's name,address and telephone number,contained within a letter signed by the applicant stating the
name,address,and telephone number of the representative authorized to act on behalf of the applicant.
3. Street address and legal description of the parcel on which development is proposed to occur,consisting of a
current certificate from a title insurance company,or attorney licensed to practice in the State of Colorado,listing
the names of all owners of the property,and all mortgages,judgments,liens,'easements,contracts and
agreements affecting the parcel,and demonstrating the owner's right to apply for the Development Application.
4. Completed Land Use Application.
5. Signed fee agreement.
6. Pre-application Conference Summary.
7. An 8112"x 11"vicinity map locating the subject parcel within the City of Aspen.
8. Proof of ownership.
9. Existing and proposed elevation drawings and site plan that include proposed dimensional requirements as well as
landscaping plan.
10. A 3-D model of the proposal in context of the historic district.
11. Elevations of the proposed building and the buildings in the Hyman block and Galena St.block including the
Aspen Grove Building to compare overall heights,storefront heights and massing.
12. A written description of the proposal and an explanation in written,graphic,or model form of how the proposed
development complies with the review standards relevant to the development application. Please include existing
conditions as well as proposed.
11.All other materials required pursuant to the specifc submittal requirements.
12. Site improvement survey including topography and vegetation showing the current status,including all easements
and vacated rights of way,of the parcel certified by a registered land surveyor,licensed in the state of Colorado.
13. Applicants are advised that building plans will be required to meet the International Building Code as adopted by
the City of Aspen,the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application
submittal addresses these building-related and accessibility regulations. You may contact the Building Department
at 920-5090 for additional information.
14. List of adjacent property owners within 300'for public hearing
15. Copies of prior approvals.
16. Applications shall-'be provided in paper format(number of copies noted above)as well as the text only on either of
the following digital formats.
P 3 6 EXHIBIT
a
Certificate and Disclosure of Ownership
L Curtis B. Sanders,a duly licensed attorney of the State of Colorado,and as attorney for
434 East Cooper Avenue,LLC,as Applicant,hereby certify that Bert Bidwell Investments
Corporation is the record owner of the real property described as Lots Q,R,S,Block 89, City
and Townsite of Aspen, Colorado(the "Pro e "):
I hereby further certify that as of the date hereof,the Property is subject to the
encumbrances of record as described on Exhibit A attached hereto and made a part hereof.
Dated:March, ? 2012
—..d rs,Esq.,Attorney Reg.No.23551
SUS RE\4305598.1
EXHIBIT
P37
a
a
9
Dimensional Requirements of the Commercial Core CC Zone District
26.710.140
• Minimum Gross Lot Area: No requirement.
• Minimum Net Lot Area Per Dwelling Unit: No requirement.
• Minimum Lot Width:No requirement.
• Minimum Front Yard: No requirement.
• Minimum Rear Yard: No requirement.
• Minimum Side Yard:No requirement. .
• Minimum Utility/Trash/Recycle Area:
- Pursuant to Section 26.575.060.
- Existing Condition:N/A.
- Proposed: See Plans
• Maximum Height: - - -
- CC Zoning: 28 feet for two-story elements of a building.
- Existing Condition: 28' 4"
Proposed: 28 feet.
• Minimum Distance between Detached Buildings: No requirement.
• Public Amenity Space: Pursuant to Section 26.575.030, since the existing
Public Amenity Space is less than 10%, the effective requirement is 10%.
The applicant intends to provide either offsite public amenity improvements
or cash-on-lieu.
• Floor Area Ratio (FAR):
- CC Zoning: Maximum of 2:1 for Commercial.Uses (18,000sf for this
parcel).
- Existing Condition: 15,966sf of Commercial FAR.
- Proposed. 13,417sf of Commercial FAR(1.49:1).
• Maximum Multi-Family Residential Unit Size: Not applicable as the
property does not and will not contain any residential space.
• Maximum Lodge Unit Size: Not applicable as the property does not and
will not include any lodging use.
• Commercial/Residential Ratio: Not applicable as the property does not and
will not contain any residential space.
This development does not require any variances from the C-1 Zone District Dimensional
Requirements for a Mixed-Use project.
EXHIBIY�j'
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
f_�q 5 Cne'e, fh'c_ ,Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
De cc (y)�y ( 121, 92012—
STATE OF COLORADO )
) ss.
County of Pitkin )
I, , . a C (A)5 G 6 (. (name,please print)
being or representing an Applicant to the City of Aspen, tolorado, 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 post d at least fifteen(15) days prior to the public hearing
on the� � day of 1V,) 6?n1�e,'" , 2012;to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior tar,
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.
Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method of public notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions that create more than
one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are
subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
ig tore
The foregoing "Affidavit of Notice"was acknowledged before me this 30 day
of NJ 0\4 rnb-o�r , 201a, by bcU
WITNESS MY HAND AND OFFICIAL SEAL
CAITLIN STROTHER DOYLE
NOTARY PUBLIC My commission expires: ?Ol fn
STATE OF COLORADO
NOTARY ID 20124057288
MY COMMISSION EXPIRES SEPT.4,2016 p Q/
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPYOFTHEPUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
Neighborhood Outreach for 434 East Cooper Avenue,Aspen
Pursuant to Section 26.304.035 of the City of Aspen Municipal Code, the applicant
provided neighborhood outreach in the form of an Open House that was held on
December 10, 2012 at the offices of Charles Cunniffe Architecture. The design of the
building was presented via slideshow and drawing boards to those in attendance.
Information about date, time and location of the Open House was included with the HPC
hearing public notice that was sent out on November 23, 2012.
This should be considered more than adequate as this project is seeking Conceptual
Commercial Design Review. Should this approval be granted, the applicant will need to
apply for additional land use approvals that will also require public notice and public
hearings.
PUBLIC NOTICE
RE: 434 E. COOPER AVENUE, CONCEPTUAL MAJOR DEVELOPMENT AND
CONCEPTUAL COMMERCIAL DESIGN REVIEWS, MOUNTAIN VIEW PLANE
REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, December 12,
2012, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission,
Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by
434 East Cooper LLC with authorization from property owner Bert Bidwell Investments Corp., 215
S. Monarch Street, Suite 203. The applicant is represented by Charles Cunniffe Architecture and
Haas Land Planning, LLC. The project affects the property located at 434 E. Cooper Avenue
Lots Q, R, and S, Block 89, City and Townsite of Aspen, County of Pitkin, State of Colorado,
PID #2737-182-16-011. The applicant proposes to replace the existing building with a new two
story entirely commercial building. Conceptual Commercial Design Review, Conceptual Major
Development Review for a property located within the Commercial Core Historic District and
Viewplane Review are required. For further information, contact Sara Adams at the City of Aspen
Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429-2778,
sara.adams @cityofaspen.com
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on November 22, 2012
---------------------------------------------------------------
---------------------------------------------------------------
City of Aspen Account
An Open House will be held on Monday, December 10, 2012 at the
offices of Charles Cunniffe Architecture (610 East Hyman Avenue,
Aspen) from 3:00 p.m. until 4:30 p.m. in order to gain input about
the proposed development from neighbors and concerned citizens.
The applicant's representatives will be on hand to answer questions
from the public. Anyone interested in learning more about this
development is encouraged to attend.
305-7 MILL STREET LLC 4 SKIERS LP 400 HYMAN LLC
412 N PAULINA 1108 NORFLEET DR 6829 QUEENFERRY CIR
CHICAGO, IL 60622 NASHVILLE,TN 372201412 BOCA RATON, FL 33496
409 EAST HYMAN LLC 450 SOUTH GALENA ST INVESTORS LLC 520 EAST COOPER PTNRS LLC
63 FOX PROWL 450 S GALENA ST#202 402 MIDLAND PARK
CARBONDALE, CO 81623 ASPEN, CO 81611 ASPEN, CO 81611
AGRUSA LISA ANN AJAX MOUNTAIN ASSOCIATES LLC AP RT 29 LLC
2090 W FIRST ST#1010 520 E DURANT ST#207 418 E COOPER AVE#207
FORT MYERS, FL 33901 ASPEN, CO 81611 ASPEN, CO 81611
ARCADES ASSOCIATES LTD LLC ASPEN CORE VENTURES LLC ASPEN GROVE ASSOCIATES LLP
C/O KRUGER&CO 418 E COOPER AVE#207 C/O M&W PROPERTIES
400 E HYMAN AVE ASPEN, CO 81611 205 S MILL ST#301A
ASPEN, CO 81611 ASPEN, CO 81611
ASPEN RETREAT LLC AV STEIN LLC 19.08% AVH ONION VENTURES II LLC 8.208
6536 E GAINSBOROUGH 601 E HYMAN AVE 601 E HYMAN AVE
SCOTTSDALE,AZ 85251 ASPEN, CO 81611 ASPEN, CO 81611
BARNETT-FYRWALD HOLDINGS INC BLACK HAWK ASPEN LLC BOOGIES BUILDING OF ASPEN LLC
500 PRESIDENT CLINTON AVE#310 ROECLIFFE COTTAGE JOE MOORES LN C/O LEONARD WEINGLASS
LITTLE ROCK,AR 722011760 WOODHOUSE EAVES 534 E COOPER AVE
LEICESTERSHIRE LE12 8TF ENGLAND, ASPEN, CO 81611
BPOE ASPEN LODGE#224 CARLSON BRUCE E TRUST CHISHOLM REVOCABLE TRUST
210 S GALENA ST#21 PO BOX 3587 3725 N GRANDVIEW DR
ASPEN, CO 81611 ASPEN, CO 81612 FLAGSTAFF,AZ 86004-1603
CITY OF ASPEN COASTAL MOUNTAIN INVESTMENTS COASTAL MTN PROPERTIES LLC
ATTN FINANCE DEPT LLC 2639 MC CORMICK DR
130 S GALENA ST 2519 N MCMULLEN BOOTH RD#510-307 CLEARWATER, FL 33759
ASPEN, CO 81611 CLEARWATER, FL 33761
COOPER STREET DEVELOPMENT LLC COTTONWOOD VENTURES II LLC COTTONWOOD VENTURES it LLC
C/O PYRAMID PROPERTY ADVISORS 419 E HYMAN AVE ATTN JANA FREDERICK
418 E COOPER AVE#207 ASPEN, CO 81611 300 CRESCENT CT#1000
ASPEN, CO 81611 DALLAS,TX 75201
COX JAMES E&NANCY DCGB LLC DENSON JAMES D
C/O KRUGER&CO ATT GIORGIO RIGHETTI CFO PO BOX 1614
400 E HYMAN AVE 610 WEST 52 ST TUBAC,AZ 85646
ASPEN, CO 81611 NEW YORK, NY 10019
DOLE MARGARET M DUVIKE INC EXELCEDAR INC 20%
400 E HYMAN AVE#302 C/O AERSCAPE LTD 534 E HYMAN AVE
ASPEN, CO 816111989 230 S MILL ST ASPEN, CO 81611
ASPEN, CO 81611
F&M VENTURES LLC FITZGERALD FAMILY PARTNERSHIP LTD FOOTLOOSE MOCCASIN MAKERS INC
C/O MORRIS&FYRWALD RE C/O PITKIN COUNTY DRY GOODS LLC C/O MANUEL GOUVEIA
415 E HYMAN AVE 520 E COOPER 44 SILVERADO CT.
ASPEN, CO 81611 ASPEN, CO 81611 CANON CITY, CO 81212
FORD ANN MICHIE G&K LAND CO LLC GERARDOT J REVOCABLE TRUST
216 WAPITI WAY 140 PITKIN MESA DR 5526 HOPKINTON DR
BASALT, CO 81621 ASPEN, CO 81611 FORT WAYNE, IN 46804
GLENROY PARTNERS 2.9% GONE WEST LLC GORDON DAVID F&LETICIA LLC
PO BOX 2157 401 W CENTER C/O JOE RACZAK/NORTH OF NELL MGT
SANTA CRUZ, CA 95063 SEARCY,AR 721451406 555 E DURANT
ASPEN, CO 81611
GORSUCH COOPER LLC GREENWAY COMPANY INC GREENWOOD KAREN DAY
263 E GORE CREEK DR 666 TRAVIS ST#100 GREENWOOD STERLING JAMES
VAIL, CO 81657 SHREVEPORT, LA 71101 409 E COOPER AVE
ASPEN, CO 81611
GREGG LELAND JOHN GRIFFITH LARRY R GUIDOS SWISS INN LLC
PO BOX 1935 19794 ESCADA CT 23655 TWO RIVERS RD
SANTA YNEZ, CA 834601935 REDDING, CA 96003 BASALT, CO 81621
HOPPES DIANA HORSE ISLAND LLC HYMAN MALL COMMERCIAL CONDOS
5400 VERNON AVE#106 415 E HYMAN AVE#16 LLC
EDNA, MN 55436 ASPEN, CO 81611 290 HEATHER LN
ASPEN, CO 81611
INDEPENDENCE PARTNERS INDEPENDENCE SQUARE UNITS LLC INDY UNIT 211 LLC
C/O CAPMARK INC 3109 OAKMONT DR PO BOX 11627
205 S MILL ST#301A STATESVILLE, NC 28625 ASPEN, CO 81612
ASPEN, CO 81611
JENNE LLP KANTZER TAYLOR M FAM TRST#1 KOPP AMELIA L TRUST
1510 WINDSOR RD 216 SEVENTEENTH ST 1000 DOLORES WY#B
AUSTIN,TX 77402 MANHATTAN BEACH, CA 90266 CARBONDALE, CO 81623
KRISTAL ASPEN LLC LCT LP LEFFERS JEFFREY J TRUSTEE
1417 WEST 10TH ST TENNESSEE LIMITED PARTNERSHIP 5526 HOPKINTON DR
AUSTIN,TX 787034816 PO BOX 101444 FORT WAYNE, IN 46804
NASHVILLE,TN 37224-1444
LINDNER FRITZ DISCLAIMER TRUST LOMA ALTA CORPORATION LYSTER BARBARA
50% PO BOX 886 37 OCEAN HTS DR
66966 TEN PEAKS CT LANCASTER,TX 75146-0886 NEWPORT COAST, CA 92657
BEND, OR 97701
MAIERSPERGER RENELL MARCUS DURANT GALENA LLC MASON&MORSE INC
404 S GALENA C/O STEPHEN J MARCUS 514 E HYMAN AVE
ASPEN, CO 81611 PO BOX 1709 ASPEN, CO 81611
ASPEN, CO 81612
MCDONALDS CORPORATION 05/152 MEYER BUSINESS BUILDING LLC MORRIS ROBERT P
PAUL NELSON 23655 TWO RIVERS RD 600 E HOPKINS AVE STE 304
142 TANAGER DR BASALT, CO 81621 ASPEN, CO 81611
GLENWOOD SPRINGS, CO 81601
MTN ENTERPRISES 80B NH ONION VENTURES II LLC 16.918% NJ STEIN LLC 52.98%
C/O HILLIS OF SNOWMASS 601 E HYMAN AVE 418 E COOPER AVE#207
PO BOX 5739 ASPEN, CO 81611 ASPEN, CO 81611
EAGLE, CO 816315739
P&L PROPERTIES LLC PARAGON PENTHOUSE LLC PEYTON MARI
101 S 3RD ST#360 9950 SANTA MONICA BLVD 409 E COOPER#4 STE 1
GRAND JUNCTION, CO 81501 BEVERLY HILLS, CA 90212 ASPEN, CO 81611
PITKIN COUNTY BANK 80% RANKMORE KEVIN L&JASMINE RED ONION INVESTORS LLC 65.784%
534 E HYMAN AVE PO BOX 168 418 E COOPER ST#207
ASPEN, CO 81611 WELLINGTON NSW 2820 AUSTRALIA, ASPEN, CO 81611
RG COOPER ST 4.83% RG ONION VENTURES II LLC 4% RONCHETTO LYNN A
C/O RONALD GARFIELD 601 E HYMAN AVE 320 E 42ND ST#101
601 E HYMAN AVE ASPEN, CO 81611 NEW YORK, NY 10017
ASPEN, CO 81611
ROSS BARBARA REVOCABLE TRUST ROSS ROGER A REVOCABLE TRUST RUTLEDGE REYNIE
PO BOX 594 4720 WAILAPA RD 51 COUNTRY CLUB CIR
HANALEI, HI 96714 KILAUEA, HI 96754 SEARCY,AR 72143
SCHROEDER FAMILY TRUST SCHULTZE DANIEL G SH ONION VENTURES II LLC 2.19%
4 GREENWOOD CT 7711 WESTMINISTER 601 E HYMAN AVE
ORINDA, CA 94563 BYRON CENTER, MI 49315 ASPEN, CO 81611
SILVER SLAM COMMERCIAL LLC SJA ASSOCIATES LLC SLAM COMMERCIAL LLC
C/O RELATED COMPANIES/JEFF BLAU 418 E COOPER AVE#207 2100 E MAPLE RD#200
60 COLUMBUS CIR ASPEN, CO 81611 BIRMINGHAM, MI 48009
NEW YORK, NY 10023
STEIN BUILDING LLC 23.11% STEPHENS ROSS DAVID SWEARINGEN WILLIAM F
601 E HYMAN AVE 1337 B DANIELSON RD 450 CONWAY MANOR DR NW
ASPEN, CO 81611 SANTA BARBARA, CA 93108 ATLANTA, GA 303273518
SWENERG JAMES&SANDRA L TENNESSEE THREE TENNESSEE THREE RENTALS
2660 ROCK REST RD PO BOX 101444 C/O J H COBLE
PITTSBORO, NC 27312 NASHVILLE,TN 37224-1444 5033 OLD HICKORY BLVD
NASHVILLE,TN 37218-4020
TOMKINS FAMILY TRUST VALLEY INVESTMENTS LLC VOLK PLAZA LLC
520 E COOPER AVE#209 205 S MILL ST#301A 995 COWEN DR#201
ASPEN, CO 81611 ASPEN, CO 81611 CARBONDALE, CO 81623-1657
VOLK RICHARD W TRUSTEE WAVO PROPERTIES LP WENDELIN ASSOC
C/O RICHARD W VOLK MANAGER 512 1/2 E GRAND AVE#200 150 METRO PARK
2327 MIMOSA DR DES MOINES, IA 50309-1942 ROCHESTER, NY 14623
HOUSTON,TX 77019
WHEELER BLOCK BUILDING LLC WOLF LAWRENCE G TRUSTEE WOOD ARNOLD S&ANNE M
TKG MANAGEMENT INC C/O 22750 WOODWARD AVE#204 65 MOSTYN ST
211 N STADIUM BLVD STE 201 FERNDALE, MI 48220 SWAMPSCOTT, MA 01907
COLUMBIA, MO 65203
WOODS FAMILY LP ZUPANCIS ROBERT L 30.621%
PO BOX 11468 509 RACE ST
ASPEN, CO 81612 ASPEN, CO 81611
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PUBLIC NOTICE ,
Date:
Time: 5'p" r
Place:Basev e t I �a-
Purpose:
A pub hearing t)y t`c:
Pro pp al to replace t o' •I -
with anew 2 story c ... ..
The__application was su.
434 Ea2kt Cooper,LLC w,t-.
authorization by owner Ben&awf
Investments Corp.213 S.P.ton,,,
S1, Sie 2631 The app}a3i1
S?s'onceplwal Cotr'r"O'C,:;:
nd C,. ..,a l'k"Jor
LIC NOTICE
-N.1'�iy�'aN'rt
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
PM'G j , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
y".bN Wk 1��LLB+,i P, :7, Z. , 201 Z. �� P 1
STATE OF COLORADO )
ss.
County of Pitkin )
l�4si) (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:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen(15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice,which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
and was continuously visible from the_day of , 20_, to
and including the date and time of the public hearing. A photograph of the posted
notice ("sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise,the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However,the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
Si at e
r
The foregoing "Affidavit of Notice" was acknowledged before me this day
of V' , 20L2 by \ & i &_7yk)
WITNESS MY HAND AND OFFICIAL SEAL
PUBLIC NOTICE
RE-434 E.COOPER AVENUE,CONCEPTUAL
MAJOR DEVELOPMENT AND CONCEPTUAL IGN MMERCIAL
Co W PLANE REVIEW N REVIEWS,MOUNTAIN My commission expires.
NOTICE IS HEREBY GIVEN that a public hearing at
ailmetingdto on begin ae50o P,• before he At pen
Historic Preservation Commisson,Council Cham-
bers,City Hall,130 S.Galena St.,Aspen,to con- Notary Public
.ider an with application thorization from�properrtty East owner ert
Bidwell Investments Corp;,215 S.Monarch Street,
Suite 203.The applicant is represented by Charles
Cunniffe Architecture and Haas Land Planning,
LLC. The project affects the property located at -
434 E.Cooper Avenue Lots O,R,and S,Block 89,
City and Townste of Aspen,County of Ptkin,State
of Colorado,PID#2737.182-16-011. The appli-
cant proposes to replace the existing building with
a new two story entirely commercial building.Con-
MaloraDeveopmentlRevie Design Review.a'Pope I aced ATTACHMENTS AS APPLICABLE•
within the Commercial Core Historic District and JBLICATION .
Viewplane Review are required.For further infor-
mation,contact Sara Adams at the City of Aspen
ena u iA. an,' O,."of 4 9 27 3 e 'a_ )F THE POSTED NOTICE (SIGN)
amsocityofaspen.com 7NERS AND GOVERNMENT AGENGIES NOTIED
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published 047 Aspen Times on November 22, XICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
EXH I iTz
Kathy Strickland �LL.
From: Sara Adams
Sent: Tuesday, December 11, 2012 2:10 PM
To: 'Jam ie @brewstermcleod.com';jane hills; Jay Maytin Qaymaytin @gmail.com);
mullins.ann @gmail.com; Nora Berko (norahowie @comcast.net); patrick sagal; sallie golden;
willis pember
Cc: Kathy Strickland
Subject: FW: Bert Bidwell Building
Public comment for tomorrow night's hearing on 434 E. Cooper Ave. (the Bidwell Building aka kemo sabe).
**please note: my email is changing to sara.adams @_cityofaspen.com
Sara Adams,AICP
Senior Planner
City of Aspen
130 South Galena Street
Aspen, CO 81611
tele. 970.429.2778
www.as en itkin,com
From: Mari [mailto:marirainer(cag.com]
Sent: Monday, December 10, 2012 8:15 PM
To: Amy Guthrie
Subject: Bert Bidwell Building
Dear Amy,
I trust you will forward these comments to the HPC members.
I am thrilled, thrilled about the application for this building. As a neighbor, I was terrified
of having a solid brick wall shutting out my view. This applicant is asking for no more
than allowed, highly unusual for a developer not to seek what is allowed x 3.
It's going to be an asset, and I especially like the second-story setback.
Don't change a thing.
Mari Rainer
former P&Z commissioner
Aspen resident since 1974
Former president of Open Space citizens' committee.
Home 970-925-6934
EXHIBU —
Sara Adams �`,
From: junee kirk Uunee.kirk @comcast.net]
Sent: Wednesday, December 12, 2012 5:10 PM
To: saraa @ci.aspen.co.us
Subject: FW: The Bidwell Building
Dear HPC:
I have had the opportunity to review the slides at the public outreach for the proposed Bidwell Building. The proposed
plans have an appropriate second story set back substantially from the first floor, where historic buildings such as the
Red Onion and the Aspen Block can be better seen and admired from a streetscape perspective. This is a definite
positive.
This design is sensitive to the Mall character of one and two story buildings and serves appropriately as a corner feature
for the entrance to the mall with the ample second story setback. Obviously this setback can serve as a restaurant
where the public would enjoy the views up and down Galena, the Mall and Aspen mountain.
Since this appropriate, low mass structure is much better than any former proposals, which were too massive for this
corner, I hope HPC will approve this. This design attractively complements the surrounding structures, and fits in well
with those structures on the mall. It also gives appropriate homage to our 19th century Independence Square building,
across the street and is designed with appropriate materials. I hope HPC will pass it .
I disagree with staff that the second story should be brought out to the lot line, like the first level. Consideration should
be given that all structures on the Mall are one or two stories, and just because a guideline might suggest that corner
structures be built to the sidewalk is no reason to assume that this is in the best interest of this block or neighborhood
appropriateness.
It would be nice, additionally, to have a covered sidewalk on Galena Street, like presently exists,to bring back that"
western vernacular" feeling that the Bidwell building historically is known for. It would be in keeping with other historic
traditions around Aspen as seen in the former hardware building, former Aspen Drug building and present Aspen
Square building. People enjoy being in the shade, and protected from the rain and snow. I suggest this only provided
that that the present design with the second story setback is passed by HPC.
Thank you for your time and consideration
Junee Kirk
Email secured by Check Point
i
EXHI
Introductions „*a s,; r rr .r. ++ 's r +r w ,r .
ote that not every gmdelineyvity for
Aspen is a unique community, richly endowed
each�rodect and that 19f -
r
with history, dramatic landscapes, a vibrant , Uidehnes ” t occur on a case-by-case basis
• The HPC must determine that,,q •�
economy, and vital cultural scene. Each of these
elements contributes to the appeal of the City and
ber of the relevanwtuielines
r enhances its livability. Within this context, the met in order to"apprgye a pje�
preservation of historic resources is a high priorityes � ,
1 for Aspen.This policy is articulated in the Aspen :.0
We em hasize that these are onl uidelines
Area Community Plan and in ordinances that - _..°� '� � r
provide for protection of landmarked properties * are not a licable in all cases and need to be
,
and historic districts.
weighed wit the practicality of't`Tie measure.
"����Wr' `,�►.+r�"�r*�r s�rtF�'+�;�r?r�s.�R,;`�►'�r rrr�+r r,�wr�rx
This document provides an overview to the City's from mature trees that were properly seasoned
preservation program and then presents design and typically milled to full dimension, which
guidelines that the City uses when administering often yields stronger framing. Masonry walls
its review authority. The introduction contains were carefully laid, resulting in buildings with
these key sections: considerable stability.Also,these structures were
• Preservation in Aspen thoughtfully detailed and the finishes of
' Aspen Historic Overview materials, including fixtures, wood floors and
Architectural Styles in Aspen trim,were generally of high quality—all features
' that owners today appreciate and value.
A series of chapters containing the design Adaptability
r guidelines then follows.These articulate policies Owners frequently find that the floor plans of
for the treatment of locally-designated historic historic buildings easily accommodate modern
properties and districts. lifestyles and support a diversity of populations.
Many rooms are large,permitting a variety of uses
while retaining the overall historic character of
Why Preserve Historic Resources? the structure. Even historic buildings that are
Across the nation, thousands of communities smaller in scale often have lots that can
promote historic preservation because doing so accommodate additions,if needed.
contributes to neighborhood livability, variety,
' and quality of life, minimizes negative impacts Livability and quality of life
on the environment and yields economic rewards. When groups of older buildings occur as a historic
These same reasons apply in Aspen. district, such as along Main Street or the
Commercial Core in Aspen, they create a street
' Preservation of the built environment in Aspen scene that is"pedestrian friendly,"and encourages
provides a fundamental link to the past.Many of walking and neighborly interaction.Mature trees
the buildings tell the story of Aspen's unique and decorative architectural features also
historical development. `Preserving these contribute to a sense of identity that is unique for
resources creates a sense of place for those who each historic neighborhood—an attribute that is
live here and provides visitors a connection with rare and difficult to achieve in newer areas of a
this unique heritage. city. These therefore are desirable places to live
' and work.
` Construction quality
Many of the historic structures in the City were Environmental benefits
of high quality construction.Other buildings were Preserving a historic structure is also sound
more modest,but even so may have used lumber environmental conservation policy because
1 ii ytyofAspenHistorlc Preservation Design Guidelines- tiyc, Ow"01
1
P39
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 204 S. Galena Street- Final Major Development and Final Commercial Design
review,Public Hearing
DATE: December 12, 2012
SUMMARY: 204 S. Galena Street is a 9,030 square foot lot that currently contains a one story
commercial building (constructed in 1992 and occupied by Gap) and a surface parking area. The
property is located in the Commercial Core Historic District. The proposal before HPC is
complete demolition of the existing structure and replacement with a new commercial building
that occupies the full lot on the ground level, and a portion of the second level. The application
does not require any variances and is below the maximum square footage allowed on the site.
HPC granted Conceptual design and Demolition approval for the project on August 8t'. In terms
of compliance with other land use requirements, the board accepted the proposal to provide the
required on-site Public Amenity in the form of upper floor outdoor dining. The applicant
represented to HPC that the proposal does not intrude into the Courthouse View Plane and does
not increase existing net leasable commercial area (which would require affordable housing
mitigation). Adequate utility/trash/recycling area has been proposed. The applicant has elected
to replace the existing on-site parking through a cash-in-lieu payment that will be applied
towards other transportation improvements in the City.
The Final drawings are consistent with the massing reviewed by HPC on August 8t". Staff
recommends Final approval with conditions, including the requirement that selection of
masonry materials and exterior lighting be restudied for review and approval by staff and
monitor.
APPLICANT: 204 S. Galena LLC, contract purchaser of the property, represented by Charles
Cunniffe Architects.
PARCEL ID: 2737-073-40-001.
ADDRESS:204 S. Galena Street, Lots A, B, And C, Block 94, City and Townsite of Aspen.
ZONING: CC, Commercial Core, Historic District Overlay.
1
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FINAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW
Major Development and Commercial Design review is a two-step process requiring approval by
the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a
Conceptual Development Plan shall be binding upon HPC in regards to the location and form of
the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
The procedure for Final Major Development Review and Commercial Design Review is as
follows. Staff reviews the submittal materials and prepares a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code Sections. This
report is transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons for
the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the 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.
For new development in the Commercial Core Historic District, the guidelines found in the 2007
Commercial, Lodging and Historic District Design Objectives and Guidelines along with
relevant preservation guidelines within the City of Aspen Historic Preservation Guidelines are
applied.
Commercial design review must address 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
2
P41
case, the City must determine that the intent of the guideline is still met, albeit through
alternative means.
STAFF RESPONSE: A list of the relevant Commercial design guidelines is included in the
application. Historic Preservation Guidelines to consider are listed at "Exhibit A." Final review
focuses on landscape plan, lighting, fenestration and selection of new materials.
The existing building has a footprint of approximately 6,000 square feet and is occupied by a
single tenant, The Gap, who uses all of the ground floor and the basement. There is parking on
the lot, along the east side of the structure. The proposed replacement building will cover the
entire site, with five relatively small retail spaces on the ground floor and one space on the upper
floor.
The project was discussed over the course of three meetings during the Conceptual review. Most
of the comments related to the articulation of the building massing along the street frontages.
Staff is supportive of the project, with some areas for discussion or revision prior to building
permit. With regard to the Commercial, Lodging and Historic District Design Objectives and
Guidelines, there are three guidelines which are not being adequately met.
Guideline 6.49 Incorporate an airlock entry into the plan for all new structures.
The applicant has stated that airlocks are not being provided. Planning staff considers airlocks a
necessity that has been required for other new structures. Plans must be amended for building
permit submittal.
Guideline 6.58 The roofscape should be designed with the same design
attention as secondary elevations of the building.
The application states that any rooftop mechanical will be placed to the rear of the roof and
screened. The plans do not indicate where this screened area will be located. Information must
be provided for review and approval by staff and monitor when the mechanical plans are
finalized, prior to building permit application. Staff has included a condition of approval that no
mechanical equipment or vents of any type may be placed on top of the second floor mass. At
Conceptual, HPC members expressed an interest in ensuring that the roof plane be as "clean" as
represented in the project elevations.
Guideline 6.61 The palette of materials used for new building within the core
should reflect the predominantly masonry (brickwok and natural stonework)
palette of this area.
The applicant proposes rough and honed limestone. There is no precedent for a buff colored
stone as the primary building material in the Commercial Core Historic District. The proposed
finishes meet the guidelines and help to distinguish the building as new construction, but the
color selection is a concern. Staff recommends the applicant be required to use predominately
3
P42
red toned stone. Samples must be provided for review and approval by staff and monitor.
Limited use of a contrasting stone may be appropriate.
Staff finds that the following HPC guideline requires further information about proposed exterior
lighting.
14.6 Exterior lights should be simple in character and similar in color and
intensity to that used traditionally.
The Galena Street rendering shows gooseneck style fixtures. There are no cutsheets or other
information provided for these lights, or any others that might be installed along Hopkins
Avenue. A specific plan for soffit lighting or fixtures intended for the second floor are required.
The applicant must provide a detailed lighting plan for HPC review.
The remaining recommended conditions of approval document the project's compliance with
various dimensional requirements of the Municipal Code. With regard to net leasable space, the
basement has been redesigned in a manner that moves closer to ensuring that no new net leasable
space is created, however the Planning Office will require further calculations of the various
mechanical areas (which are net leasable space if they are for the exclusive use of any one tenant)
prior to application for building permit.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC grant Final Major Development and
Commercial approval with the following conditions:
1. Prior to building permit application, amend the floor plans to include an airlock entry for
each tenant space.
2. Prior to building permit application, provide a plan indicating all rooftop mechanical and
screening for review and approval by staff and monitor. No mechanical equipment or
vents may be placed on top of the second floor mass.
3. Prior to building permit application, revise the exterior material palette and provide
samples of predominantly red toned natural stone or brick for review and approval by
staff and monitor. Limited use of a contrasting stone may be appropriate.
4. Prior to the HPC Final review hearing, provide a specific plan for all exterior light
fixtures for review and approval by the board.
5. The applicant has represented that the requirement to provide 10% of the lot area
dedicated to public amenity space will be satisfied by an upper floor restaurant deck, an
4
P43
option that is permissible within the Commercial design guidelines. If the restaurant use
is removed, compliance with the Public Amenity requirements in effect at that time will
be required.
6. Replacement of the existing 7 on-site parking spaces shall be by cash-in-lieu payment.
7. The applicant has demonstrated in the Conceptual review that the project is below the
Courthouse View Plane as it crosses the property.
8. Verify net leasable commercial and non-unit calculations with the City Zoning Officer
prior to building permit application.
Exhibits:
Resolution# Series of 2012
A. Relevant HPC Guidelines
B. Application
Exhibit A: Relevant HPC Design Guidelines,Final Review
Lighting
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.
5
P44
❑ Service areas should be accessed off of the alley, if one exists.
14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.
❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create
a negative visual impact.
❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual
impact. Where rooftop units are visible, provide screening with materials that are compatible
with those of the building itself.
❑ Screen ground-mounted units with fences, stone walls or hedges.
❑ A window air conditioning unit may only be installed on an alley facade, and only if it does
not create a negative visual impact.
❑ Use low-profile mechanical units on rooftops so they will not be visible from the street or
alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller
satellite dishes and mount them low to the ground and away from front yards, significant
building facades or highly visible roof planes.
❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their
appearance by blending with their backgrounds.
6
P45
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN
APPROVAL FOR THE PROPERTY LOCATED AT 204 SOUTH GALENA STREET,
LOTS A, B AND C,BLOCK 94, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION#—I SERIES OF 2012
PARCEL ID: 2737-073-40-001
WHEREAS, the applicant, 204 South Galena LLC, contract purchaser of the property,
represented by Charles Cunniffe Architects, has requested Final Major Development and
Commercial Design review for the property located at 204 S. Galena Street, Lots A, B, And C,
Block 94, City and Townsite of Aspen, Colorado; and
WHEREAS, 204 S. Galena Street is located within the Commercial Core Historic District but is
not considered a contributing building to the integrity of the Historic District; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or, improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, 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 City of Aspen Commercial, Lodging and Historic District_ Design Objectives and
Guidelines per Section 26.412.040.A.2, Commercial Design Standards Review Procedure, of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report to HPC dated December 12, 2012 performed an
analysis of the application based on the standards, found that the review standards had been met,
and recommended approval with conditions; and
WHEREAS, at their regular meeting on December 12, 2012 the Historic Preservation
Commission considered the application during a duly noticed public hearing,the staff memo and
public comments, and found the proposal consistent with the review standards and recommended
approval with conditions by a vote of_to_.
204 S. Galena Street
HPC Resolution#_, Series of 2012.
Page 1 of 2
P46
NOW,THEREFORE,BE IT RESOLVED:
That HPC hereby grants Final Major Development and Commercial Design approval for the
property located at 204 S. Galena Street, Lots A, B, And C, Block 94, City and Townsite of
Aspen, Colorado with the following conditions:
1. Prior to building permit application, amend the floor plans to include an airlock entry for
each tenant space.
2. Prior to building permit application, provide a plan indicating all rooftop mechanical and
screening for review and approval by staff and monitor. No mechanical equipment or
vents may be placed on top of the second floor mass.
3. Prior to building permit application, revise the exterior material palette and provide
samples of predominantly red toned natural stone or brick for review and approval by
staff and monitor. Limited use of a contrasting stone may be appropriate.
4. Prior to the HPC Final review hearing, provide a specific plan for all exterior light
fixtures for review and approval by the board.
5. The applicant has represented that the requirement to provide 10% of the lot area
dedicated to public amenity space will be satisfied by an upper floor restaurant deck, an
option that is permissible within the Commercial design guidelines. If the restaurant use
is removed, compliance with the Public Amenity requirements in effect at that time will
be required.
6. Replacement of the existing 7 on-site parking spaces shall be by cash-in-lieu payment.
7. The applicant has demonstrated in the Conceptual review that the project is below the
Courthouse View Plane as it crosses the property.
8. Verify net leasable commercial and non-unit calculations with the City Zoning Officer
prior to building permit application.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of December
2012.
Ann Mullins, Chair
Approved,as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
204 S. Galena Street
HPC Resolution# Series of 2012
Page 2 of 2
. EXHIBIT
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE COD
ADDRESS OF PROPERTY:
Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
2012
STATE OF COLORADO )
ss.
County of Pitkin )
I, "'�R C'h (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:
L_ Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
✓ Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
on the A. day of No WElt- , 20i, to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
✓ Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
N�c Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method of public notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
_ Mineral Estate Owner Notice. By the certified mailing of notice, return receipt
requested,to affected mineral estate owners by at least thirty (30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions that create more than
one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are
subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
Signature
The foregoing "Affidavit of Notice"was acknowledged before me this Z Gday
of 20 11, by E c't c o` fos .
WITNESS MY HAND AND OFFICIAL SEAL
My commission expires: Og 2J 'tot
IcTt�- ,.ff.Vf Q
Notary Public ,�,o• '•-ti�0
TONI pR�OSE
�y
ATTACHMENTS AS APPLICABLE: OF
• COPY OF THE PUBLICATION My• PHOTOGRAPH OF THE POSTED NOTICE(SIGN) Cis.•, X15
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. X24-65.5-103.3
PUBLIC NOTICE
RE: 204 S. GALENA STREET, FINAL MAJOR DEVELOPMENT AND FINAL
COMMERCIAL DESIGN REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, December 12,
2012, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission,
Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by
204 S. Galena, LLC, c/o Sherman and Howard, 201 N. Mill Street, Suite 201, Aspen, CO, 81611.
The application is submitted with the permission of the current owner, Colorado Cable Company
and affects the property located at 204 S. Galena Street, Lots A, B, and C, Block 94, City and
Townsite of Aspen, CO, Parcel ID# 2737-073-40-001. The applicant requests final design
review for a new two story structure to replace the existing building. 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 November 22, 2012
City of Aspen Account
-204 SOUTH GALENA STREET LLC 400 HYMAN LLC 517 EAST HOPKINS AVENUE LLC
SHERMAN & HOWARD LLC 6829 QUEENFERRY CIR 517 E HOPKINS AVE
201 N MILL ST#201 BOCA RATON, FL 33496 ASPEN, CO 81611
ASPEN, CO 81611
530 HOPKINS LLC ALH HOLDING CO ALPINE BANK ASPEN
5301/2 E HOPKINS 435 E MAIN ST ATTN ERIN WIENCEK
ASPEN, CO 81611 ASPEN, CO 81611 PO BOX 10000
GLENWOOD SPRINGS, CO 81602
ARCADES ASSOCIATES LTD LLC ARCHDIOCESE OF DENVER ASPEN FILM
C/O KRUGER&CO SAINT MARYS 110 E HALLAM ST#102
400 E HYMAN AVE 1300 S STEELE ST ASPEN, CO 81611
ASPEN, CO 81611 DENVER, CO 80210
ASPEN FIRE PROTECTION DISTRICT ASPEN PLAZA LLC AUSTIN LAWRENCE CONNER LLC
420 E HOPKINS AVE PO BOX 1709 C/O STEVE MARCUS 532 E HOPKINS AVE
ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611
BASS CAHN 601 LLC BLAU JEFF T BPOE ASPEN LODGE#224
PO BOX 4060 C/O RELATED COMPAINES 210 S GALENA ST#21
ASPEN, CO 81612 60 COLUMBUS CIRCLE FL 19 ASPEN, CO 81611
NEW YORK, NY 10023
BRAND BUILDING LLC CARLSON BRUCE E TRUST CICUREL CARY
205 S GALENA ST PO BOX 3587 2615 N LAKEWOOD
ASPEN, CO 81611 ASPEN, CO 81612 CHICAGO, IL 60614
CITY OF ASPEN COLLINS BLOCK LLC COTTONWOOD VENTURES I LLC
ATTN FINANCE DEPT 205 S GALENA ST 419 E HYMAN AVE
130 S GALENA ST ASPEN, CO 81611 ASPEN, CO 81611
ASPEN, CO 81611
COTTONWOOD VENTURES II LLC COX JAMES E&NANCY DENSON JAMES D
ATTN JANA FREDERICK C/O KRUGER&CO PO BOX 1614
300 CRESCENT CT#1000 400 E HYMAN AVE TUBAC,AZ 85646
DALLAS,TX 75201 ASPEN, CO 81611
DOLE MARGARET M DUVIKE INC EB BUILDING ASPEN LLC
400 E HYMAN AVE#302 C/O AERSCAPE LTD 1601 ELM ST#4000
ASPEN, CO 816111989 230 S MILL ST DALLAS,TX 75201
ASPEN, CO 81611
ELKS LODGE 224 EXELCEDAR INC 20% F&M VENTURES LLC
210 S GALENA ST STE 21 534 E HYMAN AVE C/O MORRIS& FYRWALD RE
ASPEN, CO 81611 ASPEN, CO 81611 415 E HYMAN AVE
ASPEN, CO 81611
FOOTLOOSE MOCCASIN MAKERS INC GELD LLC GODIVA HOLDINGS LLC
C/O MANUEL GOUVEIA C/O LOWELL MEYER 435 E MAIN ST
44 SILVERADO CT. PO BOX 1247 ASPEN, CO 81611
CANON CITY, CO 81212 ASPEN, CO 81612-1247
HALL CHARLES L HINDERSTEIN FAM REV TRUST HORSE ISLAND LLC
PO BOX 1819 4415 HONEYMOON BAY RD 415 E HYMAN AVE#16
ASPEN, CO 81612 GREENBANK,WA 98253 ASPEN, CO 81611
HORSEFINS LLC HYMAN MALL COMMERCIAL CONDOS ISIS GROUP
601 E HOPKINS AVE LLC C/O COURTNEY LORD
ASPEN, CO 81611 290 HEATHER LN 631 W BLEEKER ST
ASPEN, CO 81611 ASPEN, CO 81611
JARDEN CORPORATION KANDYCOM INC KANTZER TAYLOR M FAM TRST#1
2381 EXECUTIVE CENTER DR 766 SINGING WOOD DR 216 SEVENTEENTH ST
BOCA RATON, FL 33431 ARCADIA, CA 91006 MANHATTAN BEACH, CA 90266
KREVOY SUSANNE SEPARATE PROP LEVY LAWRENCE F&CAROL LOMA ALTA CORPORATION
TRST 50% 980 N MICHIGAN AVE#400 PO BOX 886
2311 LA MESA DR CHICAGO, IL 60611 LANCASTER,TX 75146-0886
SANTA MONICA, CA 90402
LUCKYSTAR LLC MASON &MORSE INC MTN ENTERPRISES 80B
PO BOX 7755 514 E HYMAN AVE C/O HILLIS OF SNOWMASS
ASPEN, CO 81612 ASPEN, CO 81611 PO BOX 5739
EAGLE, CO 816315739
OSA TRUST 50% PITKIN CENTER CONDO OWNERS
C/O KREVOY SUSANNE BELZBERG PARAGON PENTHOUSE LLC ASSOC
BEVERLY HILLS, CA
2311 LA MESA DR 9950 SANTA , CA 90212 BLVD 517 W NORTH ST
SANTA MONICA, CA 90402 ASPEN, CO 81611
PITKIN COUNTY BANK 80% SILVER SLAM COMMERCIAL LLC SJA ASSOCIATES LLC
534 E HYMAN AVE C/O RELATED COMPANIES/JEFF BLAU 418 E COOPER AVE#207
ASPEN, CO 81611 60 COLUMBUS CIR ASPEN, CO 81611
NEW YORK, NY 10023 - -
SLAM COMMERCIAL LLC WALL JANET REV TRUST WENDELIN ASSOC
2100 E MAPLE RD#200 9762 BURNLEY PL 150 METRO PARK
BIRMINGHAM, MI 48009 BEVERLY HILLS, CA 90210 ROCHESTER, NY 14623
WHEELER BLOCK BUILDING LLC WILLIAMS DEXTER M WOODS FAMILY LP
TKG MANAGEMENT INC C/O 82 W LUPINE DR PO BOX 11468
211 N STADIUM BLVD STE 201 ASPEN, CO 81611 ASPEN, CO 81612
COLUMBIA, MO 65203
a '
PULI :.�
Purpose:
k
!�I�4't�, "1_�4,1�.'"'' �i irk •
1��rrrr -e1riih fl
Allur
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
S� Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
1NayzK)aAY �i ,lae:79 12-(D SAN ,201 Z
STATE OF COLORADO )
ss. -
County of Pitkin )
I, \J` hauc--zw) ,��8 Lt� (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
I Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen(15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice,which form was obtained from the
Community Development Department,which was made of suitable, waterproof
materials,which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
and was continuously visible from the_day of , 20_,to
and including the date and time of the public hearing. A photograph of the posted
notice (sign) is attached hereto.
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department,which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing,notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred(300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise,the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
sign
The foregoing "Affidavit of Notice" was acknowledged before me this day
of Revi5W,6L-:V, , 20L4 by O)VQ A1�1410 Ral
PUBLIC NOTICE
RE:204 S.GALENA STREET,
COMMERCIAL FINAL MAJOR R� WITNESS MY HAND AND OFFICIAL SEAL
NOTICE 18 HEREBY GIVEN that a public fearing
will be held on Wednesday December 12,2012,at
a meeting to begin at 5:00 p.m .before the Aspen
Historic Preservation Commission,Council Cham- j My commission expires: '
bers,City Hall,130 S.Galena St.,Aspen,to con-
sider an application submitted by 204 S.Galena,
LLC,do Sherman and Howard,201 N.Mill Street,
Suite 201,Aspen,CO,81611. The application is
submitted with the permission of the current owner,
located et 204 s�aP eye A property Notary Public
Block 94,CIry and Townshe of Aspen,CO,Parcel
IDk 2737.073-40.001. The applicant requests fi-
nal design review for a new two story structure to
replace the existing building. For further informs-
tion,contact Amy Guthrie at the City of Aspen
Community Development Department,130 S.Ga-
lena St.,Aspen,CO,(970)429-2758,amy.guth-
rie®ci.aspen.co.us.
s/Ann Mullins
Choir,Aspen Historic Preservation Commission
Published in the Aspen Times on November 22, TACHMENTS AS APPLICABLE:
2012.(8813176) [CATION
HE 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
o �HIB
MARCADIAN 204 S. GALENA
L r G H T I N LIGHTING FIXTURE A
Cut Sheet - ANP-A812-41-E6-41
Angle Series Gooseneck RLM / Barn Wall
Light
Description: A simple black finish makes this barn wall lamp the perfect way to
illuminate anything important on any wall.The power finish creates a
durable finish that will last and the angled shade and gooseneck
design ensure that the light goes right where you need it. Simple and
made with a quality that is sure to last longer than you need it, this
lamp is the perfect way to get attention where you need it.
http://www.arcadianlighting.com/anp-a812-41-e6-41.html
Brand: ANP Lighting
Height: 20.00"
Width: 32.00"
Shade: 12.25" W x 10.25" H
Finish: Black
Lamping: (1) 200W 120V incandescent, medium base (E26) (Bulb NOT included)
Usually
Leaves 3 -4 weeks
Warehouse
In:
Company: Fixture Type: Date: 12/10/2012
Room: Placement:
Project: Approved By:
Prepared By Prepared For
Copyright0 2003-2009 Arcadian Lighting.WI Rights Reserved.www.ArcadianLighting.com I Phone:888-228-8856
ELEMENT
F! 204 S. GALENA
by Tech Lighting' LIGHTING FIXTURE B 31nch :
square • round
LED
adjustable
downlight
3 LED ADJUSTABLE DOWNLIGHT
LAMPING&OPTICS
• 1074 net lumens at 3000K
• 56 net lumens per watt at 3000K
Small aperture LED downlight fully adjustable with • CA Title 24 Compliant
• 2700K,3000K,3500K
ELEMENT's unique patent pending high-low lamp 86+CRI
• Minimum 3-step color binning
positioning. Innovative design allows the LED to Field-changeable optic:15 25 40°
(CE3CP:5618,3855,1575 respectively)
be positioned closer to the aperture for maximum
Accept,two optical controls and an optional trim mounted lens
light output and efficiency or higher to minimize POWER/POWER SUPPLY
glare and flash on the trim. Additional adjustability Consumes 19 watts
• Constant current driver with+.9 power factor and 180%efficiency
allows for tool-free hot aiming including 0°-40° • Dimmable with ELV or incandescent dirnmer to
2%-15%(typical)depending on dirnmer;
tilt and 361° rotation for no dead spots.Aiming See ELEMENTLighting.con,for compatibility
• Optior ial L.utron Hi-l..urne"drive-offers I%dimi ning
functions are all lockable. TRIMS
• Die cast aluminum with minimal thickness
• Lensed and shower aperture includes Solite"
soft focus lens at aperture
• White can be field painted to match adjacent finishes
• Accommodates up to 25'ceiling thickness,depending on trirn
HOUSING
• Non-IC:11.5"x 175"x 6",IC:11.5'x 17.5"x 9"
• Constructed of heavy gauge cold rolled sttt
el
with durable matte black powder coat finish
• 3-7/8"ceiling opening
• Airtight and available in IC,Non-IC or Chicago Plenum
• Includes integral junction box approved
for branch circuit through wiring
• ETL listed.Damp listed.Shower version:vet listed.
INSTALLATION
• Includes adjustable hanger bars.Includes butterfly
brackets that attach to the side of the housing and are
vertically adjustable with a wing nut.
• Incorporates integral gunsights for positioning
with laser level or string
DIMMING/PHOTOMETRICS/REVIT
• See ww w,EI..EMENI-L.ighting.corn
SQUARE TRIMS ROUND TRIMS
inch
0 3
r--i square and round
Tm
FLANGELESS BEVEL FLANGELESS BEVEL
3.1' ........ ;1.
LED I
adjustable
00
H
downlight
FLANGELESS FLAT FLANGELESS FLAT
;.9'
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43 nm:
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FLANGED FLAT FLANGED FLAT
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3" HOUSING
NOTES
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229 mm
pl� T ...............................; � 1.5 p6
29ZA ...................................................
NON-IC AIRTIGHT IC AIRTIGHT CHICAGO PLENUM
ORDERING GRIDS
HOUSING
PRODUCT CEILING BEAM HOUSING
SERIES APPEARANCE LAMP SPREAD FUNCTION RATING DRIVER VOLTAGE
E3R ELEMENT 3" LF FLANGELESS -1-2 LH)27001K 1 10" A AWUSTABLE I IC AIRTIGHT STANDARD
ROUND FF FLANGED -1-3 I.FD 3OC;OK 2 2z" N NOW C AIRTIGHT -HL LU WN -240 240 VOLT
E3S EUEMENT 3" -1-5 LFD.350OK 4 40' C CHICAGO PLENUNI HI-I.0°v?F` -277 77 VOLT
SQUARE
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TRIM REPLACEMENT OPTIC
PRODUCT CEILING TRIM BEAM
SERIES APPEARANCE STYLE APERTURE FINISH SPREAD
E3R ELEMENT 3" L FLkNGELE6S'ieto' cuur=3":!::Krs; B BEVEL -0 NO LENS Z ANTIOUEBRONZE 351LEDHIOPT 15 15"
ROUND F FLANGED r Fi 61P'i, F FLAT -H SII)t1lFR B Rl CK 25 25°
E3S EI_F..P:f.NT 3' F15 FLANGED 1 : e. a NI Y F' -L 1.FNSFD S SATIN NICKEL. 40 40'
SOUARE F20 FLANGED I F'. a'CF.;;NC-HicFrF:s W Vdfi17 E
F25 FLANGED 2i° Cei aCTHirla es!:
351LEDHIOPT
ELEMENT
by Tech Lightirg.
F 4.7,41 100
GENERATION :� .:(:.�;: _ ..
SQUARE . 204 S. GALENA
STEP STAR TfO LIGHTING FIXTURE C
8 WATT
opncs
Designed for use in architectural surfaces,Square Step Star"makes a design statement,with
its fully adjustable optical system, creating extremely low mounting heights below visual
Reaillnear
glare angles. Square Step Star'"creates a wide lateral distribution and long forward throw.
3K 4Kj
QA) Constructed from copper-free aluminum or brass and installed with a standard junction box
s
or core drill for ease of installation.Keyword SQ
MATERIAL
ALAI
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VOLTAGE
• I1V:.•. ... b,1r n,
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with Mitique"(Mrr)finish
3' S/8"
g (76mm) '(41mm)
(73mm�
Junction Box
with Aim&Lock Optics
3 1/8' 1 518'
(79mm) 41mm
2 1/4'Dia.
(57mm)
Core Drill
5"Square--{
(127mm)
64 WW L
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ISSUE: DATE:
PROPOSED UPPER LEVEL EXTERIOR LIGHTING PROPOSED MAIN LEVEL EXTERIOR LIGHTING
PLAN PLAN
(D
JOB NO. 1132
uaNrme LEGEND:
SHEET NO.
KEY MFG DExRIPTION TYPE
FIXTURE A ARCADIAN RLM ANGLE 5ERIE5 OOOSENEGK WALL
FIXTURE 5 TECH LIGHTING 5"LED REGE55ED DOML16HT CEILING
FIXTURE G 5-K LIGHTING SQUARE 57EP STAR MALL EL 2.1
2