HomeMy WebLinkAboutagenda.hpc.20130109 ASPEN IIISTORIC PRESERVATION COMMISSION
REGULAR MEETING
JANUARY 9, 2013
CI'T'Y COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
Please visit the sites on your own
5:00 INTRODUCTION
A. Roll call
B. Approval of minutes
C. Public Comments
D. Commission member comments
E. Disclosure of conflict of interest(actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificates 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. 419 E. Hyman Avenue, Minor Review-PUBLIC FEARING
5:45 C. 110 W. Main Street, Conceptual Major Development, Conceptual
Commercial Design,Demolition, Public Amenity -PUBLIC HEARING
6:55 D. Referral comments to CDOT- Replacement of traffic signal poles at Main
and Mill
7:15 E. Election of 2013 chair and vice chair
7:30 ADJOURN
TYPICAL PROCEEDING- 1 HOUR, lm 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 B PC 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
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)
204 S. Galena
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
204 S. Galena
M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc
12/31/2012
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•A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
CREATING A PROCEDURE FOR REQUESTS FOR RECUSAL
OF A MEMBER OR MEMBERS
RESOLUTION#_, SERIES OF 2012
Recitals
1. Section 8.4 of the Home Rule Charter of the City of Aspen provides in part that
"Each board and commission shall operate in accordance with its own rules of procedure except
as otherwise directed by the council."
2. Section 26.304.060C.6. of the Aspen Municipal Code, "General Hearing
Procedures; Other Rules to Govern," allows the decision-making body to have"adopted rules of
procedure, so long as the same are not in conflict with this Title."
3. Section 26.220.030 of the Aspen Municipal Code provides,in part:
• J
F.The chairperson of any.meeting of the Commission may administer oaths, shall be in
charge of all proceedings before the Commission and shall take such action as shall be
necessary to preserve order and the integrity of all proceedings before the Commission.
4. Chapter 2.02 of the Aspen Municipal Code establishes standards of conduct for
officials of the City of Aspen, including the members of volunteer boards. The purpose statement for
such standards of conduct is"to protect the public health,safety and welfare of the public and the
integrity of City government by defining and proscribing certain conflicts of interest that may arise
between the City and City Council members,employees or appointees to City boards,authorities and
commissions." It recognizes that"some actions are conflicts per se between public duty and private
interest while other actions may or may not pose such conflicts depending upon the totality of the
circumstances surrounding certain actions."
5. The Historic Preservation Commission regularly addresses potential conflicts of
interest and its members recuse themselves when a conflict is apparent.
6. Other City of Aspen volunteer commissions have had applicant representatives
request recusal of a member at a public hearing, on the basis of bias toward the applicant or applicant
representatives.
7. The Aspen Municipal Code addresses behavior of those who make quasi-judicial
decisions in a public hearing in Sec.2.02.110. "Quasi-judicial proceedings," which states as follows:
City Council members,City officials and employees,required as part of their duties to
take direct official action that involves a quasi-judicial proceeding shall:
(a)Follow the voluntary disclosure procedures set forth at Section 2.02.050, if he or she
has a financial or personal interest in any quasi-judicial proceeding;
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(b)Attempt as reasonably possible to remain impartial and make final decisions only
after a full and open hearing based on evidence presented at a hearing;
(c)Avoid as reasonably possible communications outside the hearing or public meeting
process on pending matters and disclose all information regarding the pending matter that
he or she may have received from sources outside the public decision-making process;
(d)Avoid as reasonably possible taking any public position or stance on a pending matter
until all of the evidence has been presented and he or she is required to take a direct
official action on the pending matter;
(e)Avoid as reasonably possible any conduct through words or conduct that would lead a
reasonably prudent person to believe that he or she has prejudged the pending matter until
such time as he or she is required to take a direct official action on the matter;
(f)Endeavor to prevent personal feelings about an applicant or an application from
entering into the decision making process; and, if personal bias reaches a level where he
or she cannot make an impartial decision based on facts in the record,follow the
voluntary disclosure procedures set forth at Section 2.02.050; and
.(g) If in doubt, seek advice from the City Attorney's office on whether a particular
proceeding is a quasi-judicial proceeding.
9 The Historic Preservation Commission desires to establish a procedure to address
allegations against its members in a way that allows the applicant to raise the issue yet does not
require the use of public meeting or hearing time to discuss the issue.
10. Resolution of an issue of bias or impartiality or other conflicts of a member is not for the
Historic Preservation Commission to decide, but rather is up to the individual member who has the
alleged bias or other reason for recusal..However, it is the duty ofthe chair of the Commission to
preserve order and the integrity of any meeting. When a member with an alleged bias or other
alleged reason for recusal disagrees with an applicant's request for recusal,the Historic Preservation
Commission does not want any disruption of the order and integrity of its proceedings.
11. At their regular meeting of , 2012, the Historic Preservation Commission
considered a procedural rule to address an applicant's allegation,of bias or unfairness and request
for recusal.
NOW, THEREFORE,BE IT RESOLVED:
That the Aspen Historic Preservation Commission hereby adopts the following policy:
An applicant requesting recusal of a Historic Preservation Commission member from a
public hearing on an application shall make such request in writing as soon as the
applicant is aware of its need for such a request, but no later than seven days after
notification to the applicant of the date of the application's public hearing. The written
request shall include sufficient detail and documentation to-apprise the member whose
recusal is requested of the reason the applicant believes the member cannot fairly judge
the application. The written request shall be submitted to the City Attorney's office.
Upon receipt of the request, the City Attorney shall discuss the request with the member
of the Historic Preservation Commission whose recusal was requested in order to
determine whether the member's participation in the public hearing meets the criteria of
Aspen Municipal Code Section 2.02.110. The member shall recuse him or herself when
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he or she believes that he or she could not meet all of those criteria. The applicant shall
be advised by the City Attorney in advance of the public hearing that the member will or
will not recuse himself or herself.
At the time of the meeting when conflicts of interest are addressed, the Chair will
announce that a request was received and that the criteria in code section 2.02.110 were
discussed by the member and the City Attorney, that the member will or will not recuse
himself or herself, and that the applicant was advised. There will be no other discussion
of the issue at- the meeting by the applicant, its representatives, any member of the
Historic Preservation Commission, City staff or members of the public.
Should the issue be raised initially by a member of the public or otherwise at a public
hearing,the Chair shall take such action as is necessary to preserve the order and integrity
of the proceeding, including, but not limited to, declaring an immediate recess to allow
for discussion between the affected member and the City Attorney, or such other action
as circumstances require. The Chair may, but need not, request a motion to continue or
to recess, and a vote on any such action.
APPROVED BY THE COMMISSION at its regular meeting on the day of ,
2012.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland,Chief Deputy Clerk
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie,Historic Preservation Officer
RE: 419 E. Hyman Avenue-Minor Development, Public Hearing
DATE: January 9, 2013•
SUMMARY: The applicant requests alterations to the permanently installed features on the roof
of the"Paragon"building at 419 E. Hyman Avenue.
In 2000, the Historic Preservation Commission'granted approvals that allowed access to the roof
through the installation of an elevator and staircase. A skylight, hot tub, and other amenities
were approved by the Board after careful review of plans and site-lines.
At 46'2" in height, this building is one of the taller Victorian era landmarks in town._ Because it
exceeded the 40' height limit that was in place at the time of the HPC approval, variances were
necessary to allow the development. Part of the board's rationale was that the building was
constructed before the height limitation was imposed, which should not exclude the property
owner from enjoying rooftop access, like other downtown properties.
The upper floor residential unit has recently sold and HPC is asked to conduct design review for
a roof deck remodel which replaces numerous elements. HPC's role is to deteimine whether
there are any inappropriate visual impacts on the building or historic district.
The topic of height will be handled by Council, who is now the only review body in the City with
the authority to grant these variances. Council may only approve height variances where
compliance with the code requirement is considered to be a hardship. The land use code has
recently been amended to establish a height limit of 28' downtown, so the extent to which the
improvements will be over the height limit has increased substantially from the circumstance in
2000.
APPLICANT: Paragon Penthouse,LLC,represented by Haas Land Planning.
PARCEL ID: 2737-182-16-048.
ADDRESS: 419 E. Hyman Avenue, Unit 8 of the Paragon Building Condominiums, Block 89,
City and Townsite of Aspen, Colorado.
ZONING: Commercial Core.
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MINOR DEVELOPMENT
The procedure for a Minor Development 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 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. If the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall.be final unless appealed by the applicant or a landowner within three hundred(300)feet
of the subjectproperty in accordance with the procedures setforth in Chapter 26.316.
Staff finding: The application includes an exhibit listing existing and proposed features, and
their height. The list is not comprehensive. Below is a summary that includes the full scope.
o Replace an existing skylight with one which has a smaller footprint,but is one foot taller
to the ridge and three feet taller to the top of a decorative finial.
• Infill a portion of the former skylight opening with a raised garden, approximately 1'6"in
height.
o Construct a trellis up to 12' tall at the backside of the elevator/stair enclosure. A
retractable awning will be installed to serve as a roof covering.
o Construct a raised deck platform, approximately 6"high, to eliminate a level change that
currently occurs at about the middle of the roof. Relocate an existing hot tub which is
3'6" in height and construct steps up to it. Install a 2' high fire pit in the deck.
i Expand an existing outdoor kitchen with additional appliances and longer countertop.
The 3'2" countertop height does not increase, but the length of the feature does.
• Relocate a snowmelt enclosure and incorporate it into a new cabinet with countertop.
The height of the cabinet does not increase, but the length of the feature does.
The development is primarily located on the back half of the roof. Many of the items are below
the height of the parapet and will not be visible from the street. A lighting plan must be
submitted and must comply with the Outdoor Lighting standards.
Staff finds no conflict with the HPC design guidelines for any proposed work aside from the
trellis, which is a substantial structure that may be visible from a distance,just as the staircase is.
Movable, freestanding umbrellas are an option that would not require review. Staff recommends
HPC not approve this feature finding that guideline 6.58 is not met.
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Staff also recommends that HPC require the removal of the heaters installed along the parapet
wall. A few years after the initial deck construction took place, the previous owner installed 8
radiant heaters about 12' in height along the parapet wall. Staff began enforcement action,
which led to a debate about the permanence of these elements that was never resolved. They are
visible from the street and did not receive HPC design approval or a variance. Portable heaters
set on the deck are a possible alternative. They would be an improvement over the current
condition,which also jeopardizes the integrity of the masonry.
There is an additional non-conforming condition with the roof deck that staff will raise for
discussion at City Council during the variance request.
Allowable deck area for this property under today's standards is approximately 425 square feet.
(At the time of the previous approval, the allowance was twice as much.) It appears that the
2000 approval erroneously allowed occupancy of some 5,000 square feet of roof area as deck.
No variance was specifically granted. Staff had concerns at the time with furnishings that might
pop-up immediately behind the parapet wall, but HPC did not require a barrier to limit the deck
and hold development back from the fagade.
As part of the analysis of the appropriateness of new height variances, staff's recommendation to
Council may include limitations on the extent of the deck size.
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 the skylight, raised garden, deck, hot tub, fire
pit,outdoor kitchen, and snowmelt cabinet meet the HPC design guidelines as designed.
Staff recommends HPC deny the trellis and retractable awning.
Staff recommends HPC require the removal of the 8 radiant heaters installed along the parapet
within 30 days of this approval.
Exhibits:
Resolution#_' Series of 2013
A. Relevant HPC design guidelines
B. Application
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Exhibit A: Relevant Historic Preservation Design Guidelines for 419 E.Hyman,Minor
Development
City of Aspen Historic Preservation Guidelines
7.3 Minimize the visual impacts of skylights and other rooftop devices.
❑ Flat skylights that are flush with the roof plane may be considered only in an obscure location
on a historic structure. Locating a skylight or a solar panel on a front roof plane is not
allowed.
❑ A skylight or solar panel should not interrupt the plane of a historic roof. It should be*
positioned below the ridgeline.
Commercial, Lodging and Historic District Design Objectives and Guidelines
6.58 The roofscape should be designed with the same design attention as the
secondary elevations of the building.
• Group and screen mechanical units from view.
• Locate mechanical equipment to the rear of the roof area.
• Position, articulate and design rooftop enclosures or structures to reflect modulation
and character of the building:
• Use materials which complement the design of the building fagades
• Design roof garden areas to be unobtrusive from the sheet.
•
Use'green roof design best practice,where feasible.
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A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION(HPC)
APPROVING MINOR DEVELOPMENT FOR 419 E. HYMAN AVENUE,UNIT 8 OF
THE PARAGON BUILDING CONDOMINIUMS,BLOCK 89, CITY AND TOWNSITE
OF ASPEN, COLORADO
RESOLUTION # , SERIES OF 2013
PARCEL ID: 2737-182-16-048
WHEREAS, the applicant, Paragon Penthouse, LLC, represented by Haas Land Planning,
requested Minor Development approval for 419 E. Hyman Avenue, Unit 8 of the Paragon
Building Condominiums, Block 89, City and Townsite of Aspen. The property is a designated
landmark; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, -relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;"and
WHEREAS, for Minor 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 26.415.070.0 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 dated January 9, 2013, performed an analysis of
the application based on the standards, and found that the review standards, the "City of Aspen
Historic Preservation Design Guidelines"were met, with conditions; and
WHEREAS, during a duly noticed public hearing on January 9, 2013, the Historic Preservation
Commission considered the application, found the application was consistent with the applicable
review standards and approved the application,with conditions, by a vote of_to
NOW,THEREFORE, BE IT RESOLVED:
That HPC hereby approves Minor Development for the property located at 419 E. Hyman
Avenue, Unit 8 of the Paragon Building Condominiums, Block 89, City and Townsite of Aspen,
Colorado,with the following conditions:
1. The skylight, raised garden, deck,-hot tub, fire pit, outdoor kitchen, and snowmelt cabinet
are approved as designed.
2. The trellis and retractable awning do not meet the design guidelines and are not approved.
HPC Resolution No._, Series of 2013
419 E. Hyman Avenue
Page 1 of 2
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3. The applicant is required to remove the 8 radiant heaters installed along the, parapet
within 30 days of this approval.
APPROVED BY THE COMMISSION at its_regular meeting on the 9th day of January,
2013.
Ann Mullins, Chair
Approved as to Form:
Debbie Quinn,Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
HPC Resolution No. Series of 2013
419 E. Hyman Avenue
Page 2 of 2
�,. EEXHIBIT
ATTACHMENT 6 3
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CO
ADDRESS OF PROPERTY: �� 1 Ea� f+�� woo �1/�- ,Aspen,CO
SCHEDULED PUBLIC HEARING DATE: J a u a >� ,20k 13
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STATE OF COLORADO )
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County of Pitkin )
I, Jok JQ c6 6S cm a La A n A (name,please print)being or
representing an Applicant to the City of Aspen, Colorado,her y 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 1yo(I Si3HT0P'T2 y11.1TIA�
Publication of notice: By the publication in the legal notice section of said-dffieffl o4per or a p er
of general circulation in the City of Aspen at least fifteen(1 S�) days�'`, 1 i o the publi�iring. A
copy of the publication is attached hereto. Grog o N3�d3Awx W012ZOWZ)YM
XPosting 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
20 l? to
public hearing and was continuously visible from the 2_I s+day of �
and including the date and time of the public hearing. A photograph of the posted notice (sign) is
N/Aattached hereto.
N A 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)
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
y
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 ature
The foregoing"Affidavit of Notice"was acknowledged before me this_I day
of TGU/1,(il�tky , 200ij, by T-0iu o v�.
WITNESS MY HAND AND OFFICIAL SEAL
FCAITLIN TROTHER DOYLE
ARY PUBLI C My commission expires: Sept.OF COLORADO
ID 20124057288
N EXPIRES SEPT.4,2016 tary Publi
ATTACHMENTS:
COPY OF THE PUBLICATION
PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
Aspen Historic Preservation
Land Use Application Requirements,Updated:May 29,2007
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Guthrie, Historic Preservation Officer
RE: 110 W. MainStreet- Conceptual Major Development, Conceptual Commercial
Design, Public Amenity review,Demolition,Public Hearing
DATE: January 9, 2013
SUMMARY: 110 W. Main Street is a 27,000 square foot lot developed as a small lodge, Hotel
Aspen. The property spans from Main Street to Bleeker Street and encompasses a vacated alley.
The south half of the property is located in the Main Street Historic District and is zoned MU
Mixed Use, while the north half of the property is not within HPC's typical purview in the West
End neighborhood and is zoned R-6 Residential. The entire site has an LP Lodge Preservation
Overlay.
The Lodge Preservation Overlay allows some additional development options and flexibility for
Aspen's .traditional small lodges, many of which have historically been located in residential
neighborhoods. The overlay allows all dimensional requirements, including floor area and
height, to be approved on a case by case basis. The proposal before HPC is complete demolition
of all the existing structures except for a portion of the current entry lobby, and replacement with
new lodge units, affordable housing and two duplex structures. HPC is asked to focus review on
overall issues of compatibility with the surrounding area. HPC's input will be important.as the
project continues through the Planning and Zoning and Council reviews, where the size of the
project will be established. At the end of the process, HPC will hold a Final design review
hearing.
STAFF RECOMMENDATION: Staff recommends the project be continued for restudy of the
free market residential units along Bleeker Street. These structures are taller than the surrounding
neighborhood allows. There is less setback provided between the buildings than zoning would
typically require. There is a substantial tree that is to be removed for the new construction.
More information is needed regarding the existing and proposed Public Amenity space. Staff
recommends any reduction be focused on returning the parking on the Garmisch street side to
parallel, rather than head in parking. This would provide more green.space and a better sidewalk
for the public.
APPLICANT: Hotel Aspen, represented by Stan Clauson Associates and Poss Architecture and
Planning.
PARCEL ID: 2735-124-61-800.
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ADDRESS: 110 W. Main Street, Hotel Aspen Condominiums, City and Townsite of Aspen.
CONCEPTUAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW
The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff
reviews the submittal materials and prepares a report that analyzes the project's conformance
with the design guidelines and other applicable Land Use Code Sections. This report is
transmitted to the HPC with relevant information on the proposed project and a
recommendation to continue, approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the staff analysis report and the
evidence presented at the hearing to determine the project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or continue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application
including its height, scale, massing and proportions. No changes will be made to this aspect of
the proposed development by the HPC as part of their review of the Final Development Plan
unless agreed to by the applicant.
Staff Response: Conceptual review focuses on the height,scale,massing and proportions of a
proposal.
The design guidelines for conceptual review of a new building in the Main Street Historic district
are all located within the "Commercial, Lodging and Historic District Design Objectives." The
relevant guidelines are attached as "Exhibit A."
Because the north half of the property is not in the historic district, a different set of design
guidelines apply to review of its redevelopment; the Small Lodges Character Area guidelines,
attached as"Exhibit B."
The design guidelines acknowledge that the small lodges along Main Street were a departure
from the'Victorian era character of the neighborhood. The portion of the lodge that addresses
Main Street is being retained, with changes to materials. No setback or form changes are
proposed. The lobby portion of the hotel is close to the sidewalk, which is appropriate to the use.
The remaining street fagade is substantially setback behind a pool area. The wall surrounding the
pool is not characteristic of the street and could possibly be softened, while still meeting safety
and privacy concerns.
The project is also maintaining the existing setback condition along Garmisch Street, but the
building is increasing in height. The zone district does allow flat roofed buildings to be 28' tall,
with the opportunity to increase to 32' if found to be appropriate through Commercial Design
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Review. The project requests a height of 32'10", which could be approved by"Council through
the PUD. The applicant should provide further explanation for the 10" overage. Some of the
dimensions are driven by the fact that a portion of the existing construction is being retained.
Staff finds few conflicts with the conceptual design guidelines relative to the front half of the
property. We have more concerns with the compatibility of the rear development with the lower
scaled residential neighborhood setting.
First, staff recommends that the height of the proposed residential structures be restudied. The
28'-32' height limit is applicable, however the immediately surrounding buildings are limited to
25.' A three story, flat roofed building is not characteristic of the West End, and particularly of
this blockface, which includes three Victorian era houses. Staff recommends a reduction in the
.height of these buildings. There is a related concern with the unit sizes, which exceed the
maximum for the Mixed Use zone that is the guiding rule.
The Bleeker Street lot line is 120' wide. A typical West End lot is 60' wide. There are some
properties as large as 12,000 square feet, but they are typically subdivided into the smaller
module. In any'case, two duplexes would not normally be permitted on a property of this scale.
Staff's primary concern is the inadequate setbacks relative to the surrounding neighborhood.
Two 6,000 square foot lots would require a total protected setback of 30'. This proposal has 5'
sideyards and 9' between the buildings, for a total of 19' of visual break in the fagade widths.
Staff recommends the width of the proposed new duplexes be restudied.
An additional site planning topic that HPC must discuss is public amenity. All projects in-the
Mixed Use zone district are required to provide a certain amount of public amenity space on their
site, or request approval to pay a cash in lieu fee. Generally,on-site public amenity is in the form
of some sort-of usable open space. There are some locations where on-site open space is
appropriate and some locations where creating an alignment with adjacent buildings is more
important. Hotel Aspen currently has less than the minimum on-site amenity required of new
development, and the amenity will be reduced through the reconfiguration of building footprints.
The applicant proposes to pay a cash-in-lieu fee which will be directed towards streetscape
improvements to the Garmisch Street head in parking area. The review criteria are:
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 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
3
P14
Review. These may b'e 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.
The part of the property where existing public amenity is being eliminated is along Bleeker
Street. The existing structures are set back further from that lot line than the proposed buildings
will be.
Staff has concerns with the size of the new structures proposed along Bleeker, as described
above. The result of the restudy would likely be more on-site public amenity.
To the extent that the revised design still has less public amenity than exists today, staff does
support use of funds on the Garmisch Sreet right-of-way, however,rather than creating landscape
elements to break up the parking area, staff recommends the head in parking be eliminated and
replaced with traditional parallel parking. There are numerous locations along Main Street where
the right-of way has been devoted to parking, taking away fiom the pedestrian experience. This
proposal includes a parking garage that has more parking spaces than are technically required by
the redevelopment. To the extent that spaces are lost through conversion to parallel parking,they
may be made up below grade. Whether the parking is head in or parallel, it is not allowed to be
used exclusively for Hotel Aspen because it is on public property.
DEMOLITION
The existing buildings are to be almost entirely demolished. Because it is located in a historic
district,HPC must grant Demolition approval.
It is the intent of the historic preservation ordinance to preserve the historic and architectural
resources that have demonstrated significance to the community. Consequently no demolition of
properties designated on the Aspen Inventory of Historic Landmark Site and Structures will be
allowed unless approved by the HPC in accordance with the standards set forth in this Section.
The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
4
P15
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a. The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b. The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c. The structure cannot practically be moved to another appropriate location in Aspen
or
d. No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a. The structure does not contribute to.the significance of the parcel or historic district in
which it is located and,
b. The loss of the building, structure or object would not adversely affect the integrity of
the historic district or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c. Demolition of the structure will be inconsequential to the historic preservation needs .
of the area.
Staff Response: Staff supports demolition of this non-contributing structure finding that no
documentation exists to support or demonstrate that the properly has historic, architectural,
archaeological,engineering or cultural significance.
The HPC may:
O approve the application,
® approve the application with conditions,
® disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC continue the application for restudy of
the Bleeker Street residential units massing and site plan. On-site public amenity, and the
treatment of the Garmisch Street right-of-way, should also be revised before a cash-in-lieu fee is
accepted.
Exhibits:
A. Relevant,Guidelines for the Main Street Historic District
B. Relevant Guidelines for the Small Lodges Character Area
C. Application
J
5
EXHIBIT
AFFIDAVIT OF PUBLIC NOTICE
1
E
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: 110 West Main Street,Aspen, CO
SCHEDULED PUBLIC HEARING DATE: 9 January,2013
STATE OF COLORADO )
ss.
County of Pitkin )
I, Stan Clauson, being or representing an Applicant to the City of Aspen, Colorado,
hereby personally certify that I have complied with the public notice requirements of
Section 26.304.060 (E)of the Aspen Land Use Code in the following manner:
• Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
• Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
on the 21st day of December, 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 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.
• 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.
• 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 COWAN 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.
�4
Signature
The foregoing"Affidavit of Notice"was acknowledged before me this tiNay
of Si%t40 a , 20 03, by Stan Clauson.
WITNESS MY HAND AND OFFICIAL SEAL
PATRICK S. RAWLEY
NOTARY PUBLIC My commission expires: 3 Ea 20
STATE OF COLORADO
NOTARY ID#19994012259 e �
My Commission Expires July 26,2016
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
STAN CLAUSON ASSOCIATES INC
landscape architecture. planning. resort design
412 North Mill Street Aspen, Colorado 81611 t.970/925-2323 f•970/92o-1628
info @scaplanning.com www.scaplanning.com
9 January 2013
Ms. Amy Guthrie
City of Aspen Community Development Department
130 S. Galena Street, 3rd Floor
Aspen, CO 81611
Re: 110 West Main Street / Research of Mineral Estate Owners
Dear Amy:
On behalf of our clients, Hotel Aspen, and in connection with the Conceptual Commercial
Design Review and Conceptual Major Development for the property located at 1 10 West
Main Street,we have performed the public notice requirements as required by Sec.
26.304.060(E) of the City of Aspen Land Use Code. Among the requirements contained in
Sec. 26.304.060(E) is the requirement to notify affected mineral estate owners by certified
mailing at least fifteen (15) days prior to the date of the public hearing.
Stan Clauson Associates, Inc. has researched the existence of mining claim or possession
deeds dating to the late 19th century with the Pitkin County Clerk and Recorder's records (the
"Public Records") using the Title Policy issued by Stewart Title, File Number 01330-14101, issued
to Garmisch Lodging, LLC. A review of the Public Records does not generate any record of
deeds relating to mining claims or possession deeds.
This letter is submitted to you to confirm our good-faith attempts to locate a list of mineral
estate owners. Please call me with any questions.
Very truly your Signed before me this 9h day of January,
r.. 2013 by Stan Clauson.
" WITNESS MY HAND AND OFFI AL S AL
Stan Clauson, AICP, ASLA MY COMMISSION EXPIRES: 9 �v 201
STAN CLAUSON ASSOCIATES, INC.
T S
Notary Public
Notary Public's Signature
PATRICK S. RAWLEY
NOTARY PUBLIC
STATE OF COLORADO
NOTARY ID#19994012259
My Commission Expires July 26,2016
PUBLIC NOTICE
RE: 110 WEST MAIN STREET, CONCEPTUAL MAJOR DEVELOPMENT,
CONCEPTUAL COMMERCIAL DESIGN REVIEW, DEMOLITION, PUBLIC AMENITY
REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 9,2013,
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 Michael
Brown, P.O. Box 5109, Aspen, CO, 81612, affecting the Hotel Aspen property located at 110
West Main Street, Hotel Aspen Condominiums, Block 58, City and Townsite of Aspen, CO,
Parcel ID# 2735-124-61-800. The applicant proposes to demolish a portion of the existing lodge
and construct new lodge units and new free market and affordable multi-family residential units.
For further information, contact Amy Guthrie at the City of Aspen Community Development
Department, 130 S. Galena St.,Aspen, CO, (970)429-2758, amy. ug thriekci.aspen.co.us.
s/Ann Mullins
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on December 20, 2012
City of Aspen Account
Proposed Project: 37,748 sq. ft. proposed floor area
32' 10" proposed height for residential;
28' for hotel (32' allowed)
Reconfigured existing lodge units to
292 sq. ft. Increase lodge unit count
from 45 to 53 units. Use consistent with
underlying zone districts
Four gracious townhomes
proposed off Bleeker Street
consistent with R-6 density
Increase of onsite affordable housing
units (3 AH units)
Slight reduction of public amenity
space mitigated by enhanced onsite
pedestrian amenities
Subject Site: 27,000 sq. ft.
Current Zoning: R-6/MU with Lodge Preservation (LP)
Overlay
LP Overlay determines the permitted
uses and maximum net livable of any
residential
Proposed Zoning: LP PUD (Planned Unit Development)
PUD dimensional requirements based
on MU and R-6 zone district
PUD variation sought for
residential floor area and height ( 10 11)
STAN,CLAfSCE ASSCCAEES61�
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HOTEL ASPEN REDEVELOPMENT NEIGHBORHOOD OUTREACH MEETING
3 January 2013
Hotel Aspen Great Room, Aspen, Colorado
WELCOME! PLEASE SIGN IN!
NAME EMAIL ADRESS PHONE NUMBER
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
Ito wez�- Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
5 00r_ , 2013
STATE OF COLORADO )
ss.
County of Pitkin )
I, CA �G cr- -�- (name, please print)
being or represe ting an Applicant to the City of Aspen, Colorado, hereby personally
certify that T 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 hewing. A
copy of the owners and governmental agencies so noticed is attached hereto.
(Continued on next page)
Rezoning or text amendment: Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall be
waived. However, the proposed zoning map shall be available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
Signature
The foregoing "Affidavit of Notice"was acknowledged before me this 20 day
�• of De4 , 2017, by Sc
i
PUBLI_ C NOTICE
RE: 110 WEST MAIN STREET,CO CONCEPTU-
"'AL MAJOR DEVELOPMENT, NCEPTUAL
COMMERCIAL DESIGN REVIEW,DEMOLITION,
PUBLIC AMENITY REVIEW WITNESS MY HAND AND OFFICIAL SEAL
NOTICE IS HEREBY GIVEN that a public hearing
will be held on Wednesday,January 9,he A at a O
meeting to begin at 5:00 p:m.before the Aspen My commission expires. f �Q�O I�+
Historic Preservation Comm"sion,Council Cham-
bers,City Hall,130 S.Galena St..M Michael Brown,
sider an application submitted by
P.O.Box 5109,Aspen,CO,81612,affecting the '
Street Hotel Hotel Aspen Condominiums,tBlock 58,Ciity
and Townsite of Aspen,CO, Parcel ID11
2735-124-61-800. The applicant proposes to de- PA
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molish a portion of the existing lodge and construct "`J r Ul
new lode units and new free market and afford-
able mu ti-family residential units. For further in
Community Development t pment Department,130 S.
Gale St.,Aspen,CO, (970)429-2758,
aamv,, ie�ci__'as en o°.mss• s/Ann Mullins
Clyfbir,Aspen Historic Preservation Commission
�
b20hed in the 3 en Times Weekly on Decem- ATTACHMENTS AS APPLICABLE•
- %_vr x iu THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
• LIST OF THE OWNERS AND GOVERNMENT AGENGIES NOTIED
BY MAIL
• APPLICANT CERTICICATION OF MINERAL ESTATE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
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120 EAST MAIN PARTNERS LLC 132 WEST MAIN STREET ASSOC LLC 201 WEST HALLAM HOLDINGS LLC
120 E MAIN ST PO BOX 6565 500 S DIXIE HWY#201
ASPEN,CO 81611 SNOWMASS VILLAGE,CO 816156565 CORAL GABLES,FL 33146
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ASPEN CLINIC BLDG ORTHOPAEDIC
GRP LLC BROCKWAY LEXIE CHISHOLM EDITH S 46%
100 E MAIN ST 7714 FISHER ISLAND DR 205 W MAIN ST
ASPEN,CO 81611 FISHER ISLAND,FL 33109-0966 ASPEN,CO 81611
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CITY OF ASPEN
f ATTN FINANCE DEPT CLARK AMY L 11.24% CLARK J THOMAS&LINDA J 88.76%
100 ELK RUN#215
130 S GALENA ST BASALT CO 81621 215 S MONARCH ST G-103
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ASPEN,CO 81611 ASPEN,CO 81611
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COLLINS CINDA REV TRUST CRAWFORD RANDALL&ABIGAIL DIMITRIUS RALLI TRUST
42 PARK LN 124 N GARMISCH ST 535 FREMONT DR
MINNEAPOLIS,MN 55416 ASPEN,CO 81611 PASADENA,CA 91103
DOMINGUE FAMILY TRUST FREEDMAN GARY&DONNA 2/3 GARCIA STEVEN J
600 SEMINOLE DR MEYER LOWELL J&ELEANOR F 1/3 120 N GARMISCH
WINTER PARK,FL 32789 PO BOX 1247 ASPEN,CO GARMISCH
ASPEN,CO 81612
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GLICKMAN ADAM GORMAN PATRICIA GSW FAMILY INV LP
PO BOX 1207 1426 ROSE GLEN RD PO BOX 2038
ASPEN,CO 81612 GLADWYNE,PA 19035 WHEELING,WV 26003
HAYMAX LODGING LLC HITE HENRY H&ANGELA R HOGUET CONSTANCE M
101 W MAIN ST PO BOX 155 333 E 68TH ST
ASPEN,CO 81611 WOODY CREEK,CO 81656 NEW YORK,NY 10065
JOHNSON RICHARD&MONTAE IMBT KAPILOFF BRIAN J&TRACY M KING LOUISE LLC
6820 BRADBURY 3713 DEL MONTE DR PO BOX 1467
DALLAS,TX 75230 HOUSTON,TX 77019 BASALT,CO 81621
KRUMM DONALD PAUL REV TRUST LANDIS CAROLYN MELTON DAVID
PO BOX 874 128 N GARMISCH ST 135 W MAIN ST
ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611
PARDUBA JIRI PESIKOFF DAVID&SARAH PIETRZAK BOB&SUE LLC
116 N GARMISCH ST 1811 NORTH BLVD 1796 E SOPRIS CREEK DR
ASPEN,CO 81612 HOUSTON,TX 77098 BASALT,CO 81621
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ROSE BRANDON C/O UNITED REAL ESTATE VENTURES SKI LOFT LLC
625 MT HOPE RD 11 GREENWAY PLAZA#2000
WHARTON,NJ 07885 240 CRANDON BLVD#167 HOUSTON,TX 77046
KEY BISCAYNE,FL 33149
SPEARS NANCY M STEELE JULIANNE BELL REV TRST STEVENSON KAREN H 27%
PO BOX 2630 121 W BLEEKER ST 205 W MAIN ST
ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 81611
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TARADA LLC TYROL APARTMENTS LLC TYROLEAN LODGE LLC
8075 LEESBURG PIKE#760 200 W MAIN ST 200 W MAIN ST
VIENNA,VA 22182 ASPEN,CO 81611 ASPEN,CO 81611
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WEESE KATE B IRV TRST 2 WEST HOPKINS LLC WOLKENMUTH EDWARD F JR TRST
C/O SHIRLEY YOUNG PO BOX 6150 121 W BLEEKER ST
37 KINGSTON RD POTOMAC,MD 20859 ASPEN,CO 81611
KESINGTON,CA 94707
ZATS JULIE
118 N GARMISCH
ASPEN,CO 81611
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PUBLIC NOTICE
DATE: Wednesday, 9 January 2013
TIME: 5:00 pm
PLACE: City Hall, 130 S. Galena
Street, Aspen
PURPOSE:
HPC will consider an application by
Michael Brown, owner, affecting this
Property. The applicant proposes to
demolish a portion of the existing
lodge and construct new lodge units,
free market, and affordable housing.
The review is Conceptual HPC and
Commercial Design, Demolition, and
Public Amenity.
OL•r;.t' ..,T AT1,404}1 O;3,UNI?y Ot VGLQPMENT
�!r.•
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AM
NOTICE of NEIGHBORHOOD OUTREACH MEETING
RE: 110 West Main Street, Aspen, CO (PI D#273512461800)
A Neighborhood Outreach Meeting will be held on Thursday, January 3rd 2013 from 5:30-7:00
p.m. at the Hotel Aspen Great Room, 110 West Main Street, Aspen.
The Neighborhood Outreach Meeting is being held to meet the requirement contained in the
City of Aspen Land Use Code to perform neighborhood outreach prior to the first public hearing.
The purpose of the Neighborhood Outreach Meeting is to describe the project and hear from
neighbors concerning the proposed redevelopment of the Hotel Aspen. Representatives of the
applicant will be in attendance to answer questions and present visual representations of the
project.
Light refreshments will be provided.
Please contact Patrick Rowley at 970-925-2323 or at patrick @scaplanning.com with any
questions.
I
I
VIEW CORNER OF MAIN AND GARMISCH.LOOKING NORTHWEST
,3 STAN CLAUSON ASSOCIATESiNC
landscape architecture.planning.resort design
412 North Mill Street Aspen,Colorado 81611
t.9
t.97o/9z5-z3z3 f.970/92o-i628
info @scaplanning.com www.scaptanning.com
DOSS IARCHITECTURE+ PLANNING
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Hotel Aspen
Conceptual Commercial Design Review and Conceptual
Major Development
Neighborhood Outreach Meeting
3 January 2013
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Residential Units pedestrian amenity of enhanced public amenities
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pedestrian relocated alley entrance pedestrian
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292 sq. ft. small lodge units are consistent with the Aspen Area
Community Plan
• Entry level lodging
• Diverse lodging inventory needed by the City
• Ability to provided residential added to encourage
preservation of lodging properties
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PROPOSED SITE PLAN
Public Amenity Space
Current: 4,857 sq. ft. or 18% of parcel
Proposed: 3,620 sq. ft. Or 130 of parcel
Mitigation of reduction of Public Amenity Space proposed to
be provided by onsite enhanced pedestrian amenities.
GARMISCH ST.
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PRIIOIM_SITE PLAN
Utility, delivery, and trash service
• Located off of alley
• All utility service pedestals located on site
• Delivery areas incorporated along alley
• Exhaust venting to be routed through the roof
Small Lodge Character Area and Main Street Historic District
Design Objectives and Guidelines:
Preserves compatibility with neighborhood and integrity of
the historic district
proposed facade
current facade
Maintains the range of traditional building and roof forms,
maintains character of traditional materials, and creates a
distinctive experience for lodging
RESIDENTIAL UNITS BEYOND
ALUMINUM CLAD WINDOW SYSTEM
METAL PANEL SIDING
VERTICAL WOOD PAIN SCREEN SIDING ELEVATOR OVERRUN BEYOND
--NEW STONE VENEER
T-VERTICAL WOOD SIDING METAL SUN SHADE{SCREEN
(EXISTING OR TO MATCH EXISTING)
_ GLASS CANOPY
PAINTED STEEL COLUMN
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PERFORATED METAL RAIN SCREEN
BUILDING SIGNAGE
VERTICAL WOOD GUARDRAIL
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Incorporates architectural details that are in character with
the district. . .clearly defines entries, porches, and
stoops...details contribute to sense of character of street
METAL PANE.SIDING
ELEVAtOP.OVERRUN BEYOND
GLASS CANOPY METAL SUN SHAOEISCREEN VERTICAL WOOD RAIN SCREEN SIDING
PAIMEO STEEL COLUMN ALUMNA M CLAD WINDOW SYSTEM AIDING ALUMINUM CLAD DOOR SYSTEM PERFORATED METAL RAIN SCREDT 31101140 METAL
1AD DOOR SYSTEM
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PERFORMED METAL RAIN SCREEN VMlIZAL WOOD SBMG GLASS GUARDRAIL METµCUD WINDOW SYSTEM
BUILDING SIGNAGE IE$nNG OR 10 MATCH E.SRNOI
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2 ELEVATION-EAST GARMISCH ST.)
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Corner site presents the scale of the building in a very public
three dimensions. Particular attention paid to the design and
building configuration.
VIEW- CORNER OF MAIN AND GARMISCH, LOOKING NORTHWEST
Sidewalks maintain current locations, providing a walk to the
primary entry, perpendicular from the public sidewalk. Sense
of rhythm of the street edge maintained, with new
landscaping improving pedestrian experience.
NORTH GARMISCH ST.
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ASSOCIATES
FIRST ST. GARMISCH ST.
3 ELEVATION-MAIN STREET COMPOSITE
MOLLY GIBSON LODGE
YELLOW BRICK SCHOOL-�
BASKETBALL COURT
ELEVATION-GARMISCH STREET COMPOSITE
GARMISCH ST.• I -
1 ELEVATION-BLEEKER STREET COMPOSITE
Redevelopment reflects the range and variation in building
height found in adjacent properties. Setbacks will remain
unchanged from existing conditions.
NORTH GARMtSCH ST.
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HOTEL ASPEN
110 WEST MAIN STREET ASPEN,COLORADO 81611
pons Conceptual Landscape Plan Augug 1,201?
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MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Tyler Christoff, P.E.,Senior Project Manager, Engineering
RE: Impact of CDOT Signal Pole Replacement
DATE:` January 9th 2013
SUMMARY: As part of the Colorado Department of Transportation's (CDOT) asset management
program traffic signals on the State Highway 82 and Mill Street intersection are slated for
replacement. Staff would ask that the Historic Preservation committee provide referral
comments regarding the aesthetics and impacts of such a project.
BACKGROUND: Recently City Council passed a code amendment clarifying the role of the
Historic Preservation Commission in Project review. This amendment states: "HPC shall provide
referral comments for major projects and rights-of-way located within the boundaries of a
Historic District."This project meets the conditions of the code amendment.
Currently signal poles with 30 foot and 40 foot mast arms exist on all four corners of the
intersection. This configuration is illustrated in Stolfus and Associates existing conditions
planset. (See Attachment A)The current poles useful lifespan has been exceeded and repeated
damage from vehicle impacts has necessitated their replacement. The American Associates of
State Highways and Transportation Officials (AASHTO), Colorado Department of Transportation
(CDOT) and the Americans with Disabilities Act (ADA) regulations mandate the location, sizing,
structure, and foundation of these new installations.
New installations associated with the signal poles will accommodate pedestrian push buttons
and pedestrian signal heads.-Proposed placement of this infrastructure is shown in CDOT's
most recent planset prepared by Stolfus and Associates. (See Attachment B).
The Mill and Main Street intersection has been scheduled as the City's first intersection for
signal pole replacement. In future years both the Monarch Street and Aspen Street
intersections will undergo similar replacement projects. The type and style of treatments
selected at the Mill Street intersection will likely be used as the basis for future project planning
for the Main Street corridor.
DISCUSSION: During the field inspection review process City staff requested CDOT consider
alternative signal pole locations,types, and finishes. Staff asks for referral comments on both
the type of signal pole and the color or aesthetics of the signal pole
Renderings of the current signal pole installation and potential installations have been provided
in Attachment C.
1
rrr i I i,? Attachment A .Existing
Signal, Pole Locations''
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i.........-.,.,.,..- !4,:,EK15iING.BIGdT.-OF-YVAY........'....................L......11�'.!, i {!�.:il::::.'',,..._..... "•_ .
EXISTING RIGHT OF WAY
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..............._.. .,e:.••eorr:-Prrm+,:+•'^'r,:J..,e--r.:e*'i:a's•"era:l,.:.:::•:,.I EXISTING SIGNAL POLE 4 .'.� �.__t EXISTING SIGNAL POLE
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�•" EXISTING RIGHT-OF-WAY IN `
($ RIGH
s Print Dole:12/12/2012 n Sheet Revisions Colorado Department of Transportation As Consteucted 'SH-82/MILL STREET Project No./Cod'e
a File Name:Existing Layout for FIR.d9n Dole: Comments In L. 222 South 6th Street,Room 100 -No Revisions:, 'EXISTING CDNDITIDNS c0e2A-012
Horiz.Scale:1:20 Q Grond Junction,CO 81501 Designer: ti A11END
$ sevo ore suuuc.ee:su,c io!w Phone:970-683-6276 FAX:970-683-6290 Revised: 9 Structure . 18731
aue,:,rooe v:u•ca co eaw �'�`�'""^�� Delailer: A M1END Numbers
q rrese:sos-:z!-zsse, Sheet Number
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!I Attachment B - CDOT Proposed
a• lo• 20' o•
W rj: Signal Pole Locations
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HOTEL JEROME ij II
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EXISTING R1GHT.rOEr WAY................. i EXISTING RIGHT-OF-WAY
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LOCATION FOR ANTIQUE STYLE POLE -
PROPOSED COOT STANDARDIPOLE
:
: B :
..............__..... ..........__.._.._::___:_........_.._......._'""'-"""...
._._........................ _ _ .._.__..._. ._...._.._
SH 82
' i a (MAIN STREET)
PROPOSED COOT STANDARD POLE
„_u.__..... PROPOSED COOT STANDARD POLE
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EXISTING RIGHT-OF-WAY EXISTING*'RIGHT-OF-WAY '
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a
e Print Dale:12/12/2012 Sheet Revisions Colorado Department of Transportation As Constructed SH-82/MILL STREET. Project No./Code
n File Name:Signal Layout for FIR.dgn Date: Cammenls Init. �
Horiz.Scale:1:20 L-1 222 Soum 6th Street,Room loo . No Re9isions: TRAFFIC SIGNAL REPLACEMENT c062A-012
�_1'Q=Grantl Junction CD 81501
5690 DTC 8—V<x4.Susie iOle C Phone:970-683-6276 FAX:970-683-6290 Revised: Designer: A AMEND Structure 18731
exetxeo09 v,uxae,Co 80111 O —"6T•�•^—'"°" Deloiler: .A OMENO Numbers
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