HomeMy WebLinkAboutFile Documents.700 Gillespie St.0129.2018 (24).ACBK
PLANNER: Garrett Larimer, 970-429-2739
PLANNER: Michael Kramer
PRE APPLICATION DATE: 8/15/18
APPCLIATION SUBITTED:10/12/18
PROJECT: Aspen Center for Physics, Seminar Courtyard Canopy Renovation
REPRESENTATIVE:
Jeffrey Woodruff, Assoc. AIA
Harry Teague Architects, 970-927-4862 v
Jeffrey@teaguearch.com
Jeffrey Woodruff, Contractor
S.L.O.W. 2 Construction, 303-990-1919 m
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 and relevant land use approvals associated with the property.
Project description/proposed development: The Aspen Center for Physics is renovating
an existing outdoor classroom that is part of the Aspen Center for Physics (ACP) campus
located at 700 West Gillespie Avenue, Aspen Institute Lot 1. The 4.1-Acre lot, Lot 3 of the
Aspen Institute, is home to the non-profit The Aspen Center for Physics. The existing
outdoor classroom is enclosed on four sides by an existing concrete masonry wall (CMU),
likely built in the 1960’s. There is no change in the square footage of the existing outdoor
classroom. The existing concrete walls are to remain. There is no change to the outdoor
classroom footprint. There is an existing wood and cloth enclosure that will be removed
as part of the renovation. The existing slab will be removed and replaced with new
footers, gravel and a new slab. There is no change to the (square footage of the)
impervious hardscape. The existing center drain will be removed. A new perforated pipe
will surround the hardscape, in-between the existing CMU walls and the new slab move
water away from the concrete to green space, away from the classroom. Likely we will
use a dry well away from the outdoor classroom. (To the North of the ACP outdoor
classroom, on the Aspen Center for Physics property).
For landscaping, the outer perimeter of the hardscape, to the inside of the CMU walls will
be a planting strip for herbs and grape ivy. The grape ivy is currently growing on site and
will be removed during exaction to be replanted in the renovated classroom. The tube
steel and welded wire-mesh fabric walls will be covered in ivy, giving the appearance
that the “skylight”, or polycarbonate, aluminum and steel cover is held up by vines.
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The applicant will be required to submit an application including all requirements outlined
below. The applicant will need to respond to the relevant review criteria for the code
sections identified and demonstrate compliance with the requirements outlined.
Land Use Code Section(s)
26.304 Common Development Review Procedures
The applicant held a pre-application conference meeting with a staff member of the
Community Development Department on 08/15/18.
As part of the pre-application process the applicant also met with the building
department, a zoning officer, engineering, and plans examiner. It was conferred to the
applicant that:
1) An existing soils report (from the Meadows) was fine (Plans Examiner)
2) A “class A” roof assembly is not required (Plans Examiner)
3) Fire suppression (a “giant skylight”). (Plans Examiner)
4) Engineering was fine with our proposed drainage plan, given there was no change
to the impervious area. Engineering treated this as a driveway, with no change to
impervious area, no change to hardscape, and draining to green space on the
property. This will trigger a minor engineering review. (Engineering)
5) We are required to provide a CMP, which is included in our application
(Engineering)
6) The existing outdoor classroom structure and patio were not deemed historically
significant. No further historic landmark review. (Plans Examiner)
A subsequent meeting on 10/12/18 was held with the planner of the day to review
completeness and review the development application. Subsequent to the 10/12/18
meeting with the planner of the day the applicant has received 1) a letter of consent
from the client, the Aspen Center for Physics, and 2) the title to the Aspen Center for
Physics.
The applicant is submitting the required documents, deemed complete as set out in Land
Use Code Section 26.304.
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26.445.110.A Insubstantial Amendments
As part of the pre-application process we discussed with the planner, that the Aspen
Center for Physics Outdoor Classroom would be handled via an administrative review.
We are treating the changes as a renovation to an existing structure. As the land use
manual states, “the request does not change the character of the development”.
Our proposal for an Outdoor Classroom at the Aspen Center for Physics, is a renovation of
an existing Outdoor Classroom, utilizing the existing floor area. The proposed square
footage is 1818 square feet to the outside of the existing CMU walls. There is no change to
the CMU walls. The hardscape on the interior of the CMU walls will remain at 1518 square
feet. There is no change to the floor area on the interior of the CMU walls.
Further the subject site, as per the pre-application meeting, is a planned development
(PD), formerly a Specially Planned Area (SPA) and is zoned Academic (A). We are
proposing the remodel of an existing Outdoor Classroom, with the same impervious
classroom area and better drainage.
Insubstantial Amendments. An insubstantial amendment to an approved Project Review
or an approved Detailed Review may be authorized by the Community Development
Director. An insubstantial amendment shall meet the following criteria:
1) The request does not change the use or character of the development.
2) The request is consistent with the conditions and representations in the project's
original approval, or otherwise represents an insubstantial change.
3) The request does not require granting a variation from the project's allowed use(s)
and does not request an increase in the allowed height or floor area.
4) Any proposed changes to the approved dimensional requirements are limited to a
technical nature, respond to a design parameter that could not have been
foreseen during the Project Review approval, are within dimensional tolerances
stated in the Project Review, or otherwise represents an insubstantial change.
5) An applicant may not apply for Detailed Review if an amendment is pending.
26.575.020 Calculations and Measurements
Lot size 4.1 acres
Existing Floor Area measured to the outside of the concrete masonry walls 1818 SF
Existing Floor Area measured to the outside of the concrete slab 1518 SF
New Floor Area measured to the outside of the concrete masonry walls 1818 SF
New Floor Area measured to the outside of the concrete slab 1518 SF
Height of existing structure is approximately 10’-5”
Height of new structure is 16’-11”
Existing structure is a single story pavilion
New structure is a single story pavilion
Existing openings in the concrete masonry walls are 4’-10”, 4’-10” and 7’-11 ¾”
New openings in the concrete masonry walls are 4’-10”, 4’-10” and 7’-11 ¾”
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From the construction documents and permit set:
The building is a one-story structure serving as an outdoor classroom. The perimeter walls
and footer will remain.
The new sheltering structure will be constructed with new concrete footers and pad, new
steel columns and trusses and a polycarbonate greenhouse roof.
Under cover floor area: 1518 SF
Gross floor area: 1818 SF
Height: 17' to peak of roof
Means of egress: (IBC Section 1006.2) three existing exits from the classroom, 2 (two) x 4'-
10" and 1 (one) 7'-11 3/4" exits. Egress is to open space, a pathway to the parking lot and
to Stranahan Hall
Occupant load factors (IBC Table 1004.1.2)- As per below calculation.
occupancy load calculation
main level description O.L.F. area OCC
1 education- classroom 1/20 1818 90
plumbing fixture calculation
Plumbing Fixtures- outdoor classroom has no plumbing fixtures
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26.575.150 Outdoor Lighting
Lighting meets Outdoor Lighting- As per Land Use Code Section 26.575.150
The programmatic needs of the outdoor classroom require chalkboards, grounded
receptacles (for coffee service) and lights (for evening lectures). The electrical service for
the outdoor classroom will run from three circuits on the Stranahan Hall board, via
conduit. The luminaires will be installed on the bottom of the overhead structure, at 9’
AFF. The lighting will consist of lamp holders and lamps, with 60-degree beam spread. All
of the lighting in the center of the outdoor classroom is LED down lighting. All of the
lighting on the sides of the outdoor classroom are spots to illuminate the chalkboards on
the East and West CMU walls.
The SORAA lamps are the same lamps visible in outdoor installation throughout the City of
Aspen. (Eg. The Hotel Jerome).
The lamps are connected to dimmable switches connected via j-boxes on the side of the
structural steel located at the South Entry.
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