HomeMy WebLinkAboutagenda.hpc.20140514 ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
May 14,2014
CITY COUNCIL MEETING ROOM
130 S. GALENA
ASPEN, COLORADO
12:00 SITE VISITS: None
5:00 INTRODUCTION
A. Roll call
B. Approval of minutes- April 23, 2014
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. 114 Neale Avenue- Temporary Relocation, PUBLIC HEARING
5:25 B. 110 W. Main, Hotel Aspen- Final Major Development and Final
Commercial Design Review, PUBLIC HEARING
6:10 C. 100 E. Main- Minor Design and Minor Growth Management, PUBLIC
HEARING
WORKSESSIONS
6:50 A. 330 Gillespie
7:20 ADJOURN
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA
ITEM,NEW BUSINESS
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)
Applicant rebuttal (comments) (5 minutes)
Chairperson identifies the issues to be discussed(5 minutes)
HPC discussion(15 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.
MEMORANDUM As
TO: Aspen Historic Preservation Commission
THRU: Amy Simon, Historic Preservation Officer
FROM: Justin Barker, Planner
RE: 114 Neale Avenue—Temporary Relocation
MEETING DATE: May 14, 2014
SUMMARY: The owner of the property located at 114 Neale received Major Development
Approval on May 22, 2013 via HPC Resolution No. 19, Series of 2013. At the time, there was no
discussion of moving the historic structure in order to construct a new addition and basement. It
has since been determined that temporary relocation of the structure will be the most cost
effective solution to protect the integrity of the historic structure during construction of the new
addition and basement. Once these are complete, the historic structure will be moved back to its
present location.
Staff recommends approval of the temporary relocation with conditions.
APPLICANT: DWS Family Trust, 3 Remington Lane, Houston TX 77005, represented by Forum
Phi Architecture.
ADDRESS: 114 Neale Ave, Lot 1, 114 Neale/17 Queen Historic Lot Split Subdivision.
PARCEL ID: 2737-07-3-83-001.
ZONING: R-15A (Moderate Density Residential).
RELOCATION
The intent of this Chapter is to preserve designated historic properties in their original
locations as much of their significance is embodied in their setting and physical relationship
to their surroundings as well as their association with events and people with ties to particular
site. However, it is recognized that occasionally the relocation of a property may be
appropriate as it provides an alternative to demolition or because it only has a limited impact
on the attributes that make it significant.
The following standards apply for relocating a historic property as per Section 26.415.090.0 of
the Municipal Code:
C. Standards for the Relocation of Designated Properties
Relocation for a building, structure or object will be approved if it is determined that it
meets any one of the following standards:
1
1. It is considered a non-contributing element of a historic district and its relocation
will not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on
which it is located and its relocation will not have an adverse impact on the historic
district or property; or
3. The owner has obtained a Certificate of Economic Hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method
given the character and integrity of the building, structure or object and its move
will not adversely affect the integrity of the historic district in which it was
originally located or diminish the historic, architectural or aesthetic relationships of
adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of
withstanding the physical impacts of relocation; and
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair
and preservation of the building, structure or object including the provision of the
necessary financial security.
Staff Response: This house originally sat downhill from its current siting. It was moved during
an early 1990s remodel. The proposal is to temporarily move the historic structure approximately
28 feet north and 3 feet west of its current location during the upcoming period of construction.
The structure will be braced from below with H-beams and placed on four cribs until the
foundation is in place for the lower level. The applicant has indicated that the majority of the
porch will be braced to the structure during relocation, with the posts being removed and saved
until the structure is replaced in the existing location. Staff finds the proposed method of
relocation acceptable.
The proposed temporary location for the structure is partially within the right-of-way just north
of the property line. The structure will not obstruct any flow of traffic or pedestrians, but will
require an encroachment license from the Engineering Department.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends HPC approve a temporary on-site relocation with
the following conditions:
1. An encroachment license must be obtained from the Engineering Department prior to
relocation.
2
2. A report from a licensed engineer, architect or housemover demonstrating that the
structure can be moved must be submitted with the building permit application in
addition to a bond, letter of credit or cashier's check in the amount of$30,000 to ensure
the safe relocation.
EXHIBITS:
A. Application
3
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING A TEMPORARY ON-SITE RELOCATION FOR THE HISTORIC
STRUCTURE ON THE PROPERTY LOCATED AT 114 NEALE AVENUE, LOT 1, 114
NEALE/17 QUEEN HISTORIC LOT SPLIT SUBDIVISION, COUNTY OF PITKIN,
STATE OF COLORADO.
RESOLUTION#_, SERIES OF 2014
PARCEL ID: 2737-073-83-001
WHEREAS, the applicant, DWS Family Trust, represented by Forum Phi Architecture, requested
temporary on-site relocation approval for the historic structure on the property located at 114
Neale Avenue, Lot 1, 114 Neale/17 Queen Historic Lot Split Subdivision; 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 temporary relocation, 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 26.415.090.B.4 and 5 of the
Municipal Code and other applicable Land Use 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, Justin Barker, in his staff report to HPC dated May 12, 2014, performed an analysis
of the application based on the standards and recommended approval with conditions; and
WHEREAS, at their regular meeting on May 12, 2014, the Historic Preservation Commission
considered the application, the staff memo and public comments, and found the proposal
consistent with the review standards and granted approval with conditions by a vote of_to_.
NOW,THEREFORE,BE IT RESOLVED:
That HPC hereby approves a temporary on-site relocation for the historic structure on the
property located at 114 Neale Avenue with the following conditions:
1. An encroachment license must be obtained from the Engineering Department prior to
relocation.
2. A report from a licensed engineer, architect or housemover demonstrating that the
structure can be moved must be submitted with the building permit application in
addition to a bond, letter of credit or cashier's check in the amount of$30,000 to ensure
the safe relocation.
114 Neale Ave.
HPC Resolution#_, Series of 2014
Page 1 of 2
3. The approval of this temporary on-site relocation does not extend the three year period of
Vested Rights established in the Development Order granted after Final HPC approval,
effective June 6, 2013.
APPROVED BY THE COMMISSION at its regular meeting on the 12th day of May,2014.
Jay Maytin, Chair
Approved as to Form:
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
.114 Neale Ave.
HPC Resolution#_, Series of 2014
Page 2 of 2
•
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
RE: 110 West Main Street, Hotel Aspen- Final Major Development and Final
Commercial Design review,Public Hearing
DATE: May 14, 2014
SUMMARY: The subject property is a 27,000 square feet lot that borders Main Street, Garmisch
Street, and Bleeker Street. The property is currently zoned MU Mixed Use along Main Street, R-
6 Medium Density Residential along Bleeker Street; and the entire property has the LP Lodge
Preservation Overlay. The applicant proposes to demolish the majority of the existing lodge and
to construct a mixed use project that includes lodge (54 rooms), affordable housing (3 units) and
free market residential (3 units) uses.
The applicant requests Final design review from the HPC. This is the last step in the land use
process prior to submitting a building permit. Previous approvals associated with the project are
described below. There are significant changes from HPC's conceptual design approvals in
2013. The primary change, and the focus of HPC's discussion and City Council's discussion, is
the free market residential component. City Council's review of the PUD resulted in 3 detached
free market residential units that are not to exceed a maximum of 25' in height, which is
consistent with the surrounding R-6 Zone District. The lodge component is largely unchanged.
Parking along Garmisch is required to be parallel and the sidewalk is required to be detached.
HPC is asked to review specific aspects of the free market residential buildings in addition to the
typical final design review issues: materials, fenestration, architectural details, and landscape.
Staff finds that the design guidelines are met and recommends that HPC grant final major
development and final commercial design review approvals.
APPLICANT: Hotel Aspen, represented by Stan Clauson Associates and Poss Architecture and
Planning.
PARCEL ID: 2735-124-61-800.
ADDRESS: 110 W. Main Street, Hotel Aspen Condominiums, City and Townsite of Aspen.
ZONING: Mixed Use/Lodge Preservation overlay
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 1 of 7
EXISTING CONDITIONS/PREVIOUS APPROVALS:
The hotel currently contains 45 lodge rooms and 1 onsite 2-bedroom affordable housing unit.
The affordable housing unit was approved in. 1984 when the lodge was converted from the
Nugget Lodge to the Hotel Aspen.
The proposed project has received Conceptual design approvals from the Historic Preservation
Commission (HPC) via Resolution #14, Series of 2013. The P & Z heard the project twice: the
first hearing was extensive background and explanation of the project by the applicant, and the
second hearing included staff recommendations. The applicant requested a decision at the
second hearing: P & Z voted 3-1-1 in denial of the project. A PUD plan, Subdivision, and
Rezoning to MU/LP was granted by City Council via Ordinance #51, Series of 2013. The project
was granted Growth Management approvals on April 15, 2014 via Resolution 6, Series of 2014.
ORDINANCE #51, SERIES OF 2013, CONDITIONS OF APPROVAL:
Due to the extensive changes to the free market residential portion of the project from HPC
Conceptual approval, the City Council ordinance included a recommendation that HPC consider
the following during Final design reviews:
1) Front doors for all residences shall face Bleeker Street.
2) A front porch that meets the Residential Design Standards shall be provided on Bleeker
Street for all residences.
3) Reduce the amount of glazing.
4) HPC shall review the roof forms during Final design reviews.
Staff Response: Staff finds that items 1 — 4 are met with the current proposal. There are front
door and front porches of.an adequate size (the requirement is a minimum of 6' deep and 50
square feet (sf) in size: the proposal is 11' deep and 90 sf in size) facing Bleeker Street. The
applicant has reduced the amount of glazing proposed to be more representative of a residential
use than an office use. The gable roof forms are consistent with City Council's feedback and the
surrounding neighborhood.
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
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 2 of 7
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 Main Street Historic District, the guidelines found in the 2007
Commercial, Lodging and Historic District Design Objectives and Guidelines—specifically the
Main Street Historic District guidelines and the Small Lodge Character Area guidelines
(attached as exhibits a and b) 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 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
applicant resolved the public amenity and utility area requirements during Conceptual HPC
Review and during the PUD review at City Council.
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 3 of 7
Landscape plan: The applicant proposes a simple landscape plan with pockets of trees and
plantings for both the lodge and the free market residential components. The pedestrian amenity
space that was approved by HPC during conceptual review is located along Main Street near the
pool area. The details of this space — paver materials, specific landscaping, fence along Main
Street - are not specified in the application. Staff recommends that Staff and Monitor review and
approve the paver materials, material and design of the fence for both the residences and lodge,
and landscaping for this area. Paver material for the walkways also need to be specified
Considering the scale of this project, Staff finds that it is appropriate to handle these small issues
as conditions of approval.
The City Council ordinance requires parallel parking along Garmisch Street and a detached
sidewalk as shown on the landscape plan. Staff is supportive of the proposed landscape as noted
and finds that the following guidelines are met:
7.22 Landscaping and paving should have the following characteristics:
• Enhance the street scene
• Integrate the development with its setting
• Reflect the quality of the architectural material
7.23 Landscaping should create a buffer between the street and sidewalk.
5.17 Maintain a high degree of landscaping on a lodge site.
• The location of a new building should minimize the loss of existing mature tree cover and
landscaping.
• Also include additional tree planting and landscaping within front and side yard areas.
Lighting: A lighting plan is not proposed as part of the application. Staff recommends that Staff
and Monitor review and approve the lighting fixtures and lighting plan as a condition of approval
to confirm that the following guidelines are met:
14.6 Exterior lights should be simple and character and similar in color and intensity to
that used traditionally.
14.7 Minimize the visual impacts of site and architectural lighting.
14.8 Minimize the visual impact of light spill from a building.
Fenestration/Materials/Details:
Lodge/Affordable Housing Buildings:
The applicant proposes a combination of wood, metal and glass for the lodge/affordable housing
buildings (a cut sheet is provided as sheet 19 of the application). Staff is supportive of the
proposed materials and fenestration for the lodge. The wood and simple details relate to typical
materials that are found in the Main Street Historic District with a contemporary application.
Staff is supportive of the metal accents which provide interest and definition for the lodge
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 4 of 7
buildings. The concrete board formed walls proposed for the chimney add texture and a cohesive
palette of materials from the same genre. All of the materials are high quality and are durable in
the local environment. The application and dimensions of the materials, fenestration and details
relate to the pedestrian and the neighborhood. Staff finds that Guidelines 7.16, 7.17, 7.20, 5.11,
5.15 and 5.16 are met.
7.16 Use building components that are similar in size and shape to those of the Victorian era
residences seen traditionally on Main Street.
• These include windows, doors and porches.
• Overall, details should be modest in character.
7.17 The imitation of older historic styles is discouraged.
• This blurs the distinction between old and new buildings.
• Highly complex and ornately detailed revival styles that were not a part of Aspen's history
are especially discouraged.
7.20 Use building materials that are similar to those used historically.
• When selecting materials, reflect the simple and modest character of historic materials and
their placement.
Free Market Residential:
The applicant proposes wood rain screens, metal standing seam roof and metal windows for the 3
residences. Minimal eave details and simple, clean architectural details are proposed. The
proposed materials address traditional materials used throughout the residential neighborhood,
historic district, and the application of the materials and architectural details make subtle
references to the residential context. Staff finds that the front porches, window placement and
massing convey a human scale that reflects the character of the neighborhood. All proposed
materials are high quality and durable in the local environment. Staff finds that Guidelines 5.11,
5.15, 5.16, and 7.21 are met.
5.11 To reduce the perceived mass and scale of a building, the design should respect the
setting and reflect the human scale and character of the neighborhood. This shall be
achieved through all of the following:
• The varied massing of building forms.
• The articulation of the fa�ade(s) through a varied roof profile
• The articulation of the fagade through varied wall planes
• The use of a variation in architectural materials, and detailing.
5.15 High quality, durable materials should be employed.
• The palette of materials proposed for all development should be specified and approved as
part of the general and detailed development approvals process, including samples of
materials as required.
5.16 Building materials should have these features:
• Convey the quality and range of materials seen historically.
• Reduce the perceived scale of the building and enhance visual interest of the fagade.
• Convey human scale.
• Have proven durability and weathering characteristics within this climate.
7.21 Use roofing materials that are similar in appearance to those seen historically.
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 5 of 7
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to a date certain to obtain additional information necessary
to make a decision to approve or deny.
RECOMMENDATION: Staff recommends that HPC approve the project with conditions:
1. The free market residential units along Bleeker Street are approved as designed.
2. Public Amenity Space:
a. Staff and Monitor to review and approve the paver material and design for the
public amenity space along Main Street.
b. Staff and Monitor to review and approve the fence design and material along
Main Street
3. Lighting:
a. Staff and Monitor to review and approve a lighting plan and light fixtures for the
project(lodge and residential uses).
4. This project is subject to the approvals granted in City Council Ordinance 451, Series of
2013, Planning and Zoning Commission Resolution # 6, Series of 2014, and HPC
Conceptual Resolution#14, Series of 2013.
5. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 6 of 7
Revised Statutes, pertaining to the following described property: 110 West Main Street,
Hotel Aspen.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Exhibits:
A. Small Lodge Character Area Final Review Design Guidelines
B. Main Street Historic District Final Review Design Guidelines
C. Application
Hotel Aspen
110 W. Main Street- Final HPC
Staff Memo
Page 7of7
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING MAJOR DEVELOPMENT (FINAL)AND COMMERCIAL DESIGN
(FINAL) APPROVAL FOR THE PROPERTY LOCATED AT 110 W. MAIN STREET,
HOTEL ASPEN CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO
RESOLUTION#_, SERIES OF 2014
PARCEL ID: 2735-124-61-800
WHEREAS, the applicant, Hotel Aspen, represented by Stan Clauson Associates and Poss
Architecture and Planning. has requested Major Development (Final) and Commercial Design
(Final) for the property located at 110 W. Main Street, Hotel Aspen Condominiums, City and
Townsite of Aspen, Colorado; and
WHEREAS, development affecting the southern half of the property is within the purview of
the Historic Preservation Commission because the property is located in the Main Street Historic
District. The existing structures are not considered contributing resources within 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, for Final Major Development Review,the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.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, although the northern half of the property is not located within the Main Street
Historic District, Commercial Design Review of this portion of the proposed development was
delegated to HPC to consolidate design review at one review board; 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
110 W. Main
HPC Resolution#_, Series of 2014
Page 1 of 3
WHEREAS, City Council adopted Ordinacne #51, Series of 2013 approving a PUD plan,
granting Subdivision approval and rezoning the underlying zone district of the entire parcel to
Mixed Use; and
WHEREAS, the Planning and Zoning Commission adopted Resolution 46, Series of 2014
granting Growth Management allotments for 18 lodge pillows, 3 free market residential units,
and 3 affordable housing units; and
WHEREAS, Sara Adams, in her staff report to HPC dated May 14, 2014, performed an analysis
of the application based on the standards, found that the review standards are met and
recommended approval; and
WHEREAS, at their regular meeting on May 14, 2014 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
NOW,THEREFORE, BE IT RESOLVED:
That HPC hereby grants HPC Major Development (Final) and Commercial Design (Final) for
the property located at 110 W. Main Street, Hotel Aspen Condominiums, City and Townsite of
Aspen, Colorado with the following conditions:
1. The free market residential units along Bleeker Street are approved as designed.
2. Public Amenity Space:
a. Staff and Monitor to review and approve the paver material and design for the
public amenity space along Main Street.
b. Staff and Monitor to review and approve the fence design and material along
Main Street
3. Lighting:
a. Staff and Monitor to review and approve a lighting plan and light fixtures for the
project (lodge and residential uses).
4. This project is subject to the approvals granted in City Council Ordinance #51, Series of
2013, Planning and Zoning Commission Resolution # 6, Series of 2014, and HPC
Conceptual Resolution#14, Series of 2013.
5. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void, within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
110 W. Main
HPC Resolution#_, Series of 2014
Page 2 of 3
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 110 West Main Street,
Hotel Aspen Condominiums, City of Aspen, Colorado.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances
or the City of Aspen provided that such reviews and approvals are not inconsistent with
this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 14`h day of May,2014.
Jay Maytin, Chair
Approved as to Form:
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
110 W. Main
HPC Resolution # , Series of 2014
Page 3 of 3
C217
rx-o
Small Lodges Character Area City of Aspen
Final Review Design G iAdelin€s
l)e follmvin- des]-n.� uidelinc s shall apply at the finiat re ievv stage.
Building Design &Articulation 5.11 To reduce the perceived mass and scale of
a building,the design should respect the setting
The setting for the small lodges varies greatly, and reflect the human scale and character of the
ranging from commercial to an entirely residential, neighborhood. This shall be achieved through
often historic, setting. It is important that the all of the following:
design for the site and building are defined 0 The varied massing of building forms
through an analysis of the individual context. a The articulation of the fagade(s) through a
varied roof profile
Facades should be articulated and detailed to 0 The articulation of the fagade through varied
reflect and enhance the visual interest of the street wall planes.
and to maintain or create a context-specific sense 0 The use of a variation in architectural
of human scale. This will include variation in materials, and detailing
building form and profile, articulation of fagade
planes, fenestration patterns and architectural 5.12 The retail entrance should be at the
detail. sidewalk level.
• All entrances shall be ADA compliant.
5.10 A new building shall be designed to 0 On sloping sites the retail frontage should
maintain a minimum of 9 feet from floor to be as close to a level entrance as possible.
ceiling on all floors.
5.13 Incorporate an airlock entry into the plan
for all new structures.
• An airlock entry that projects forward of
the primary fagade at the sidewalk edge is
•� r� .. inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
Using a temporary vinyl or fabric"airlock"
to provide protection from winter weather
Design a building to include variation inform and profile to achieve is not permitted.
a sense of human scale.
page 88 Commercial,Lodging and Historic District
Design Objectives and Guidelines
City of Aspen Small Lodges Character Area
Roof scape
A building's roofscape should be regarded as an
architectural 'elevation', given its visibility from
nearby buildings and mountain slopes. Specific
attention should be paid to creating a varied and
interesting roofscape.The form seen from above
reinforce the rhythm and scale of the street
should r y
facade.
5.14 The roofscape should be designed with the
same design attention as the secondary elevations '3
of the building.
• Locate mechanical units to minimize the
impact on adjacent residential uses.
• Employ an acoustic screen to buffer the noise
from mechanical equipment and minimize
the impact on adjacent residential uses. a ,
Position, articulate and design rooftop '`
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building facades. '
• Design roof garden areas to be unobtrusive
from the street.
• Use'green roof'design best practice,where
feasible.
High quality,durable materials should be employed.
Architectural Materials 5.15 High quality,durable materials should be
The existing palette of building materials is employed.
an established part of the sense of history of The palette of materials proposed for all
an area and its role in present city character. development should be specified and
Previous lodge development has used a range of approved as art of the general and detailed
materials,including wood,brick,stonework and pp p g
other materials. New materials can bring fresh development approvals process, including
energy and highlight different use.Additionally, samples of materials as required.
where used effectively they can enhance a
sense of human scale and a distinct impression 5.16 Building materials should have these
of historical continuity within a spectrum of features:
continuous development. Roof materials are also 6 Convey the quality and range of materials
significant in the definition of character within an seen historically.
area of mainly pitched roof form. 0 Reduce the perceived scale of the building
and enhance visual interest of the facade.
• Convey human scale.
• Have proven durability and weathering
characteristics within this climate.
Commercial,Lodging and Historic District page 89
Design Objectives and Guidelines ;'
Small Lodges Character Area City of Aspen
Paving & Landscaping
The residential context is characterized by mature
tree cover and landscaping. This is an important
factor in the softening of the impact of any new
lodge development and in its integration within
an established setting. Wherever possible existing
11l.: mature tree cover and landscaping should be
retained and additional landscaping and tree
►ll planting included. Access points should be sited
I to avoid the loss of existin g
mature street trees.
5.17 Maintain a high degree of landscaping on
a lodge site.
Landscaping and paving should enhance the street scene,integrate The location of a new building should
the development with its setting and reflect the quality of the minimize the loss of existing mature tree
architectural materials. cover and landscaping.
in
g.
• Also include additional tree planting and
landscaping within front and side yard
' areas.
a4.,,A 'iiM}F ilrT.fY � y .f
Maintain a high degree of landscaping on a lodge site. -
r,
{
The residential context is characterized by mature tree cover and
landscaping. This is an important factor in the softening of the
impactofany new lodge development and in its integration within
an established setting.
page 90 � � Commercial,Lodging and Historic District
Design Objectives and Guidelines
Main Street Historic District City of Aspen
Final Review Design Guidelines
The folloMng design guidelines shall apply at the final revi ,�Y stage.
Building Design &Articulation
Entries are clearly defined on most structures in
the neighborhood. Porches, porticos and stoops
are elements that typically define entries. These
features add a one-story element to the fronts of
..sy
buildings,helping to establish a uniform sense of
human scale along the block. They are essential
elements of the neighborhood that should be
maintained. Other architectural details also
Use building components thataresimilar in sizeandshape to those contribute to the character of the street, adding
seen traditionally on Main Street. visual interest for pedestrians. Their continued
use is strongly encouraged.
Architectural features
• The Main Street District has developed into
a mixture of commercial and residential
forms.
• The Main Street District is composed of
varying architectural styles reflecting the
development phases of Aspen.
• The historic mining era is responsible for the
majority of small miner's cottages and larger
high-style homes, although considerable
infill has occurred due to the ski industry.
• Infill buildings include samples of Chalet
style and Rustic style buildings.
• Residential buildings are primarily
vernacular designs,with highlights of Queen
Anne buildings.
7.16 Use building components that are
similar in size and shape to those of the
Victorian era residences seen traditionally on
Main Street.
• These include windows, doors and
porches.
• Overall, details should be modest in
character.
page 136 Commercial,Lodging and Historic District
a 'e Design Objectives and Guidelines
City of Aspen Main Street Historic District
7.17 The imitation of older historic styles is
discouraged.
• This blurs the distinction between old and -
new buildings. ��
• Highly complex and ornately detailed "'`
revival styles that were not apart of Aspen's ''
history are especially discouraged. ;
Windows & Doors
The similarity of window and door size and
location contributes to a sense of visual continuity
.u�
along the street. In order to maintain this sense
of visual continuity, a new building should
maintain the basic window and door proportions Maintain the scale and proportion of window and door size and
and placement patterns seen traditionally in the location along Main Street.
district.
7.18 The retail entrance should be at the
sidewalk level.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should
be as close to a level entrance as possible.
7.19 Incorporate an airlock entry into the
plan for all new structures.
• An airlock entry that projects forward of
the primary fagade at the sidewalk edge is
inappropriate.
• Adding temporary entries during the winter
season detracts from the character of the
historic district.
• Using a temporary vinyl or fabric"airlock"
to provide protection from winter weather
is not permitted.
Commercial,Lodging and Historic District a ., page 137
Design Objectives and Guidelines
Main Street Historic District City of Aspen
Architectural Materials
The existing palette of building materials within
the Main Street Historic District is an essential
.k.A part of the sense of evolution of the area and its
current character. Primarily wood and masonry
define the majority of the area and express both
human scale, structure, detail and a sense of
historical continuity. These materials have been
used in recent lodge development within the
area.
The predominant use of wood siding is another
important feature in the district. Building
Wood is one of the most common building materials along Main materials of new structures and additions to
Street. existing structures should contribute to this visual
continuity of the neighborhood by reflecting the
scale and texture of traditional materials. While
new materials may be considered, they should
appear similar to those seen traditionally to
,
=' " establish a sense of visual continuity.
Materials
• Historically, masonry and wood buildings
characterized the district.
Stucco and manufactured logs are seen
among the infill buildings from the early
l
ski-era.
Use materials on the exterior fagade of 7.20 Use building materials that are similar
buildings that convey a human scale. to those used historically.
• When selecting materials,reflect the simple
and modest character of historic materials
and their placement.
Roofing Materials
7.21 Use roofing materials that are similar in
appearance to those seen historically.
page 138 Commercial,Lodging and Historic District
Design Objectives and Guidelines
City of Aspen Main Street Historic District
Paving & Landscaping
Certain settings and buildings within the city are
associated with the quality of design and materials
in paving and/or landscaping.It is important that -
this be recognized and retained where it exists,is
of historic relevance,or otherwise successful. }
l.r
The site and setting of all development shall
be enhanced by design of both paving and
landscaping within any proposal. Proposed
enhancements within the public right of way
Landscaping should create a buffer between the street and
shall form part of a comprehensive improvement sidewalk.
proposal for the street or area, and approval will
be required.
Landscape design features
• Some historic houses still retain their front
yard original fence patterns that create a
distinct residential character. These fences
are low and transparent in nature.
• Landscaping is dominated by shade trees
along the right-of-way, although lilacs are
common plantings adjacent to houses.
7.22 Landscaping and paving should have the
following characteristics:
• Enhance the street scene
• Integrate the development with its setting
• Reflect the quality of the architectural
materials
7.23 Landscaping should create a buffer
between the street and sidewalk.
Commercial,Lodging and Historic District /z, page 139
Design Objectives and Guidelines
Main Street Historic District City of Aspen
page 140 Commercial,Lodging and Historic District
a Design Objectives and Guidelines
STAB CLAUS ON ASSOCIATES INN
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
8 May2014
Ms. Sara Adams, AICP
Senior Planner, City of Aspen Community Development Department
130 S. Galena Street, 3rd Floor
Aspen, CO 81611
Re: Hotel Aspen /Supplemental Architectural Drawings
Dear Sara:
In connection with the application submitted for Final Commercial Design Review and Final
Major Development, please accept the enclosed twelve (12) sets of 11 x 17 of the more fully
developed HPC Final Submission for the Hotel Aspen. These plans are intended to
complement the plans provided with the Final Commercial Design and Major Development
application.
These sheets contain additional information on the type and proposed use of materials in the
free market and hotel buildings. Of special note, these plans contain the following additions
and/or clarifications:
• Sheet 2, Site Plan, show the addition of low concrete site walls in the front yard of the
free market residential units;
• Sheet 3, Proposed Lower Level Plan, illustrates how the subgrade areas have been
shifted south, under the lobby area, to provide for subgrade areas under the free
market units,
• Sheet 9, Residential North Elevation, provides additional information on the proposed
facade treatments;
• Sheets 10-15, Residential Elevations, provide elevations of all sides of the free market
units;
• Sheets 16 and 19, Residential and Hotel Materials, offer a more developed overview
of the proposed materials to be used throughout the project;
• Sheets 17-18, Hotel Elevations, working with the more developed material information,
give a detailed review of proposed fagade treatments on the hotel building; and
• Sheets 20-31, various contextual perspectives and elevations, provide amore
developed contextual studies of the hotel and residential units.
A sketch-up model will be presented at the hearing with the Historic Preservation Commission
(HPC).
We trust this information will help the HPC to fully understand the final design intent and use of
the various materials and facade treatments in the redeveloped Hotel Aspen.
Please call me with any questions. E
Very truly yours, MAY �'Q
t� :8 �
Patrick S. Rawley, AICP, ASLA LJ) 'Y UIr �'� 6PEN
Stan Clauson Associates, Inc. Cr"1mklll !TY 09ELOPMEI (
Enclosure
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
RE: 100 E. Main Street— HPC Minor Design Review and Growth
Management Review
DATE: May 14,2014
SUMMARY: 100 E. Main Street is 7,702 square foot lot located in the Main Street Historic
District. It is developed with a 1964 office building which is not considered historically
significant due to lack of association with a documented architect or AspenModern architectural
style. The building has been entirely occupied by medical office uses since construction.
A new owner wishes to undertake an interior remodel to convert part of the upper floor to a free
market residential unit. Some changes to the exterior of the building and the site are also
proposed. HPC must conduct design review of the project.
Creation of the free market residence requires a "change in use" review under the Growth
Management provisions. The applicant must provide a specified amount of affordable housing
mitigation. Typically this discussion is handled by the Planning and Zoning Commission, but it
is being consolidated with HPC design review in order to streamline hearings.
APPLICANT: 100 E. Main Street, LLC, owner; represented by Kim Raymond Architects.
PARCEL ID: 2735-124-01-801 and 2735-124-01-201 through—203.
ADDRESS: 100 E. Main Street, Aspen Clinic Building Condominiums, City and Townsite of
Aspen, Colorado.
ZONING: MU, Main Street Historic District.
MINOR DEVELOPMENT
The procedure for HPC 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
Page 1 of 7
100 E. Main Street
HPC Minor and GMQS Review
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 subject property in accordance with the procedures set forth in Chapter 26.316.
Staff finding: A list of the relevant HPC design guidelines is attached as "Exhibit A." Very few
apply to the limited exterior changes involved in this application.
In addition to the HPC guidelines, the project is subject to the "Commercial, Lodging and
Historic District Design Objectives" for the Main Street Historic District. The relevant
guidelines from that document are also listed in"Exhibit A."
Commercial design review must address the following criteria:
A. The proposed development meets the requirements of Section 26412.060, 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 26412.060, Commercial design
standards, to the greatest extent practical. Changes to the fagade of the building may be
required to comply with this Section.
C. The application shall comply with the guidelines within the Commercial, Lodging and
Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines that
are to be used in making determinations of appropriateness. The City shall determine when
a proposal is in compliance with the criteria, standards and guidelines. Although these
criteria, standards and guidelines are relatively comprehensive, there may be circumstances
where alternative ways of meeting the intent of the policy objectives might be identified. In
such a case, the City must determine that the intent of the guideline is still met, albeit through
alternative means.
The proposed exterior changes include a small second floor addition and minor window and door
changes at the southwest corner of the building, construction of an upper floor deck, and addition
of an elevator on the east facade. There is no change in overall building footprint, other than the
elevator.
In the 1960s and 70s, a number of lodge and commercial buildings like this one were constructed
on Main Street, with no particular architectural relationship to the Victorian character of the area.
The minor exterior improvements proposed for this building are appropriate to this particular
building and do not, in staff's opinion, create any new disconnect with the surrounding historic
district.
Page 2 of 7
100 E. Main Street
HPC Minor and GMQS Review
New materials being introduced on the building are steel, glass railings, and possibly new stone
facing on existing planters. The architect must provide samples of proposed materials at the
HPC review.
The architect must also verify that the new second floor staircase complies with the 5' west
sideyard setback requirement. It appears to sit directly on top of the existing lower floor, which
is only 4.7' from the west lot line.
Beyond the typical HPC related design review issues, there are a number of items that will need
resolution during building permit review, and may return to HPC as project monitoring topics.
The applicant proposes to construct a small elevator on the east side of the building, providing
required accessibility to the second floor office space. A safe pathway from the public right-of-
way to the elevator is required. The existing path along the back side of the building has a door
that swings into it, and recycling bins and a proposed parking spot blocking the route. This will
need amendment.
Regarding parking, the property currently has no on-site parking spaces that meet the City's
dimensional requirements. This remodel does not require that parking be added, except for the
new residential use, which requires one parking space. Because it does not appear that a space
can be provided without conflicting with the route to the elevator the applicant will likely be
required to pay a cash in lieu payment of$30,000. They may choose this solution by right. It
does not require a variance or any action by HPC.
An additional parking change that HPC should be aware of is that the Engineering Department
has determined that the permit review for this project will result in the City revoking the
encroachment license that has been in place for all of the head in parking that is currently located
in public right-of-way along the west side of the property. In order to address dangerous
conditions from vehicles backing in and out of this area, the curbline will have to be re-
established, and the existing parking will be replaced with grass, trees, and sidewalk, probably
similar to the appearance of the right of way just north of this site. The same requirement has
been made for the Hotel Aspen project, on the other side of Garmisch Street.
The existing planters at the front of the building encroach slightly into the sidewalk on the Main
Street side. The applicant may need an encroachment license and/or may need to alter the
planters as part of this project. Similarly, the accessible ramp in the front of the building may
need to be re-worked.
The property currently does not have adequate on-site trash and recycling facilities. The scope
of work does not appear to trigger full compliance, which would be a dedicated 10'x20' area at
the rear of the property. However, some improvements will be needed, to be determined by the
Environmental Health Department.
The plans indicate the possibility of a new water line to be installed from Main Street towards
the proposed elevator. This work may impact trees between the 100 E. Main and 120 E. Main
property and will require review and approval by the Parks Department.
Page 3 of 7
100 E. Main Street
HPC Minor and GMQS Review
During permit review, the project must pass zoning compliance with regard to floor area
limitations. The building is currently over the allowed floor area for the site. The building was
granted appropriate building permits at the time of construction, so the overage can be
maintained, but not increased. Because one aspect of the proposal, the new elevator, is provided
for a public purpose, the Community Development Director is able to grant enough area to cover
just that feature if necessary, to be determined. There are other calculations that will be made
according to the provisions of the zone district to ensure a balance of residential and commercial
space. The residential unit is limited to 2000 square feet of net livable area. The Planning Office
may require the filing of a deed restriction or other tool to confirm that the adjacent second floor
office spaces do not get absorbed into the residential use.
The issues above are pointed out just to inform HPC of some associated reviews for the proposal.
Solutions to some of the circulation, right-of-way, landscaping, etc. will not be fully worked out
until other City departments are more involved. Staff will bring any changes that affect the
private property (HPC's area of purview)to the project monitor for review.
Staff recommends HPC grant design approval for the project finding that the criteria are met.
GROWTH MANAGEMENT, CHANGE-IN-USE
According to Municipal Code Section 26.470.070.2, the proposal to change a portion of the
existing structure at 100 E. Main Street from Commercial Use to Residential Free Market Use
shall be approved, approved with conditions or denied based on the general requirements
outlined in Section 26.470.050, below. No more than one free-market residential unit may be
created through this change-in-use process.
26.470.050
B. General requirements: All development applications for growth management review
shall comply with the following standards. The reviewing body shall approve, approve with
conditions or deny an application for growth management review based on the following
generally applicable criteria and the review criteria applicable to the specific type of
development:
1. Sufficient growth management allotments are available to accommodate the proposed
development, pursuant to Subsection 26.470.030.D. Applications for multi-year
development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this
standard.
Staff finding: Free market residential units created through the "change in use" process are not
deducted from the 18 units that are available for allocation each year. There is no limit on
"change in use" related units. This criterion is met.
2. The proposed development is compatible with land uses in the surrounding area, as well as
with any applicable adopted regulatory master plan.
Staff finding: The zoning in the surrounding area is Mixed Use, accommodating commercial
and residential uses on a single property. The proposed new residential use is compatible with
the neighborhood. This criterion is met.
Page 4 of 7
100 E. Main Street
HPC Minor and GMQS Review
3. The development conforms to the requirements and limitations of the zone district.
Staff finding: The maximum total floor area allowed on this site is 1:1 or approximately 6,649
square feet. A recent calculation of existing floor area on the site is 7,479 square feet, making the
building non-conforming, both in terms of the overall cap on floor area for the lot and the cap on
commercial use on the lot. The non-conformity can be maintained, so long as no more than 40% of
the existing structure is demolished.
The applicant understands that the non-confirming conditions cannot be increased.
This criterion is met.
4. The proposed development is consistent with the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval and the Planned
Development—Project Review approval, as applicable.
Staff finding: The scope of work requires HPC Minor review, which is being considered
concurrently with this Growth Management review. This criterion is met.
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated
by the additional commercial or lodge development, according to Subsection 26.470.100.A,
Employee generation rates, are mitigated through the provision of affordable housing. The
employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4,
Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing
Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a
lower category designation. If an applicant chooses to use a Certificate of Affordable
Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be
extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of
the Certificate.
Staff finding: The project will not generate any new commercial or lodge development. This
criterion is met.
6. Affordable housing net livable area, for which the finished floor level is at or above natural
or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty
percent (30%) of the additional free-market residential net livable area, for which the finished
floor level is at or above natural or finished grade, whichever is higher. Affordable housing
shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted
to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as
amended. An applicant may choose to provide mitigation units at a lower category
designation. Affordable housing units that are being provided absent a requirement
("voluntary units") may be deed-restricted at any level of affordability, including residential
occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as
mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to
Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the
calculations in Section 26.470.100 Employee/Square Footage Conversion.
Page 5 of 7
100 E. Main Street
HPC Minor and GMQS Review
Staff finding: The applicant proposes to create a new free market residential unit which is 2000
square feet of net livable area, which is the maximum allowed for any one unit on the site.
Calculation of the required mitigation is as follows:
2,000 square feet of new net livable area x 30%=600 square feet of mitigation required.
Whenever an affordable housing mitigation requirement is required to be converted between a
number-of-employees requirement and a square-footage requirement, regardless of direction, the
following conversion factor shall be used: 1 employee = 400 square feet of net livable area.
Therefore, 600 square feet of mitigation required is equal to 1.5 employees to be mitigated.
The applicant proposes to purchase affordable housing credits equal to this mitigation
requirement, at a Category 4 level. This complies with the referenced Section above, Section
26.470.070.4.b., which states:
Affordable housing required for mitigation purposes shall be in the form of actual newly built
units or buy-down units. Off-site units shall be provided within the City limits. Units
outside the City limits may be accepted as mitigation by the City Council, pursuant to
Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-
lieu payment may be accepted by the Planning and Zoning Commission upon a
recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation
requirement is one (1) or more units, a cash-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit
may be used to satisfy mitigation requirements by approval of the Community Development
Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate:
Required affordable housing may be provided through a mix of these methods.
This criterion is met.
7. The project represents minimal additional demand on public infrastructure, or such additional
demand is mitigated through improvement proposed as part of the project. Public
infrastructure includes, but is not limited to, water supply, sewage treatment, energy and
communication utilities, drainage control, fire and police protection, solid waste disposal,
parking and road and transit services.
Staff finding: The effects on public infrastructure, and the need for any upgrades, will be
confirmed during building permit review. The project will have to make improvements related
to stormwater management and other regulations.
This criterion is met.
The HPC may:
• approve the application,
• approve the application with conditions,
• disapprove the application, or
• continue the application to Wate certain to obtain additional information necessary
to make a decision to approve or deny.
Page 6 of 7
100 E. Main Street
HPC Minor and GMQS Review
RECOMMENDATION: Staff recommends that HPC grant approval for the proposed exterior
changes for 100 E. Main Street. Staff recommends all changes to the approval related to
circulation, right-of-way, landscaping, etc. be reviewed and approved by staff and monitor, or
forwarded to the full board if appropriate. Staff recommends HPC grant the GMQS Change in
Use approval with the condition that the applicant provide Affordable Housing Credits equal to
1.5 employees at a Category 4 level. The credits are due at the time of building permit
application.
Exhibits:
Resolution# , Series of 2014 (draft to be provided at HPC meeting)
A. Relevant HPC design guidelines
B. Engineering Department Referral Comments
C. Application
Exhibit A, Relevant Design Guidelines
7.6 Where a sidewalk exists, maintain its historic material and position.
❑ Historically, sidewalks were detached from the curb, and separated by a planting strip.
7.7 Minimize the use of curb cuts along the street.
❑ Provide auto access along an alley wherever possible.
❑ New curb cuts are not permitted.
❑ Whenever possible,remove an existing curb cut.
7.8 Provide a walk to the primary building entry, perpendicular from the public sidewalk.
7.16 Use building components that are similar in size and shape to those of the
Victorian era residences seen traditionally on Main Street.
❑ These include windows, doors and porches.
❑ Overall, details should be modest in character.
7.20 Use building materials that are similar to those used historically.
❑ When selecting materials, reflect the simple and modest character of historic materials and
their placement.
7.21 Use roofing materials that are similar in appearance to those seen historically.
7.22 Landscaping and paving should have the following characteristics:
❑ Enhance the street scene
❑ Integrate the development with its setting
❑ Reflect the quality of the architectural materials
7.23 Landscaping should create a buffer between the street and sidewalk.
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.
Page 7 of 7
100 E. Main Street
HPC Minor and GMQS Review
� �_
Date: April 18, 2014
Project: 100 E Main
City of Aspen
Engineering Department HPC Comments
These comments are not intended to be exclusive, but an initial response to the project
packet submitted for the HPC.
Drainage:
General note: The design for the site must meet the Urban Runoff Management Plan
Requirements. Staff was not able to determine whether or not the site will meet these
requirements. A full review will be completed when adequate information is provided.
A compliant drainage plan must be submitted with a building permit application. This
includes detaining and providing water quality for the entire site. If the site chooses fee-
in-lieu of detention (FIL), it can only be applied to existing impervious areas. All new
impervious areas will need to discharge at historic rates.
Staff was unable to determine whether or not the site is able to meet all the Drainage
Principals:
l.Consider stormwater quality needs early in the design process.
2.Use the entire site when planning for stormwater quality treatment.
3.Avoid unnecessary impervious area.
4.Reduce runoff rates and volumes to more closely match natural conditions.
5.Integrate stormwater quality management and flood control.
6.Develop stormwater quality facilities that enhance the site, the community, and the
environment.
7.Use a treatment train approach.
8.Design sustainable facilities that can be safely maintained.
9. Design and maintain facilities with public safety in mind.
Sidewalk and Curb and Gutter:
General note: All sidewalk, curb and gutter must meet the Engineering Standards as
outlined in Title 21.
A number of issues should be examined. This includes the following:
1. Parking:
a. The head-in parking should revert to parallel parking.
2. Curb and Gutter:
a. Curb and gutter along Main Street may require replacement. A site visit
can be made prior to permit submittal to assess the condition of the curb
and gutter.
b. New curb and gutter along Garmisch Street will be required and should
tie into the downstream curb and gutter flow line. The existing inlet will
need to be relocated.
3. Sidewalks:
a. The sidewalk parallel to Garmisch Street will need to be extended to
meet current code and shall be detached with a minimum width of 6 ft.
b. The sidewalk parallel to Main St. does not appear to meet ADA
standards. The sidewalk must meet current code and shall be detached
with a minimum width of 8 ft.
4. Sidewalk Ramps:
a. The ramps at the intersection of Garmisch and Main Streets will need to
meet ADA standards if they do not so already.
b. All ramps should be upgraded to meet current standards. By way of
example, detectable warning pads should be added to the ramps.
Construction Management—Engineering is concerned about the Construction
Impacts of this site. The plan shall describe mitigation for: parking,
staging/encroachments, and truck traffic. Note that the current code does not allow
for any encroachments during the on-seasons (November 1 —April 15 and June 1 —
Labor Day).
Excavation Stabilization—Due to the proximity of the neighboring property and the
excavation of the building the City will require an excavation stabilization plan
prior to building permit submittal.
Fee in Lieu—This project is considered a Major project and can opt to pay the Fee in
Lieu for a portion of the detention requirements. Please refer to Section 2.12.140 of
the Municipal Code.
EXHIBIT__
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE C
ADDRESS OF PROPERTY-
1/9 i{/Zol- .. A- ,Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
jitltd �t, J;__'40 O m , 20
STATE OF COLORADO )
ss.
County of Pitkin )
I, ✓1�-E% �'�`' ] (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:
v Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high„ and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
on 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
v`'I 'C; 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)
the certified mailing of notice, return receipt
Mineral Estate Owner Notice. By 30 days riot to the-
requested,
to affected mineral estate owners by at thew lion of development-
date, scheduled for the initial public hearing Pp
The names and addresses of mineral estate owsubd halonss,SpAsoor PUDs that
tax records of Pitkin County At a minimum, and new Specially
create more than one lot, new Planned Unit Developments,
planned Areas, are subject to this notice requirement.
district map is in any
Rezoning or text amendment. Whenever the office zoning general revision of this
way to be changed or amended incidental to or as p such revision be
Title, or whenever the text of this Title is to be amended, land use regulation, or
made by repeal of this Title and enactment
otherwise, the requirement of an accurate survey mand addresses ofcowners of
description of, and the notice to and listing of names
' real property in the area of the proposed change shall be waived. However, the
ma shall be available for public inspection in the planning
proposed zoning p da s rior to the public hearing
agency during all business hours for fifteen (15) y p
on such amendments.
Signature
fore oin "Affidavit of Notice"was acknowledged before me this 27 day
The g L 20�,by „p
of
orrprtCNOTICE WITNESS My HAND AND OFFICIAL SEAL
RE:114 NEALE AVENUE-RELOCATION
NOTICE IS HEREBY GIVEN that a public hearing
will be held on Wednesday,May 14,2014,at a My commission expires.
meeting to begin at 5:00 p.m.before the Aspen
Historic Preservation Commission,in Council
Chambers,City Hall,130 S.Galena St.,Aspen. i
HPC will consider an application submitted byr� f /
DWS Family Trust,3 Remington Lane,Houston,
NealeOAvenue1 legally descr bed ias Lot 1 t 114
Neale/17 Queen Historic Lot Sp""Parcel ID Notary Public
#2737-073-83-001. The applicant requests ap-
proval to temporarily relocate the historic structure
during construction of a new addition and base-
ment. The project vtls HPC,R soluta0 M#i9� BONNIE L. SHILES
Development app
Series of 2013.For further information,contact NOTARY PUBLIC
Justin Barker at the City of Aspen Community en, STATE OF COLORADO
vCelSment Deppart en�13gSZG91ena2,,Aspen, NOTARY ID 20054038739
justiin.barket@cdyofaspen.com rTACHMENTS AS APPLICABLE: W COMMISSION EXPIRES OCTOBER 30,2017
n
Chair,Aspen Historic pin senraUon Conwrriasion IBLICA TION
.—published in the Aspen Times on April 24,2014 I THE POSTED NOTICE (SIGN)
[,01274791 GOVERN�'IENTAL AGENCIES NOTICED
o L1S1'OF THE OWNERS AND
BY MAIL
INERAL ES OWNERS NOTICE
APPLICANT CERTIFICATION OF M
AS REQUIRED BY CR.S. X24-65.5-103.3
"ECEIVEC
APY _
AFFIDAVIT OF PUBLIC NOTICE CITY Or Abf'tf\i
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE C,, "Ty rrm 00, WN'
ADDRESS OF PROPERTY:
114- Neale Avenue , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
May l4 , 20L4
STATE OF COLORADO )
ss.
County of Pitkin )
I, STeD4 W 1LS04 (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:
fA 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 201 day of A PPZ�L , 20 14 , 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.
(continued on next page)
WA 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, SPAS or PUDs th4t
create more than one lot, new Planned Unit Developments, and new Specially
Planned Areas, 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 Z9'"day
of Aml , 20 ly , by
WITNESS MY HAND AND OFFICIAL
SEAL
JENNIFER M. WRIGHT My mission expires: 1ALI l -
NOTARY PUBLIC
STATE OF COLORADO
NOTARY ID M134043266
MY Comitlission Expires July 15,2017 y ub11
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
PUBLIC NOTICE
RE: 114 NEALE AVENUE-RELOCATION
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, May 14, 2014, at
a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, in Copmcil
Chambers, City Hall, 130 S. Galena St., Aspen. HPC will consider an application submitted by
DWS Family Trust, 3 Remington Lane, Houston, TX, 77005,related to their property located 4t 114
Neale Avenue, legally described as Lot 1, 114 Neale/17 Queen Historic Lot Split, Parcel ID #2737-
073-83-001. The applicant requests approval to temporarily relocate the historic structure oq-site
during construction of a new addition and basement. The project already received Final Major
Development approval via HPC Resolution #19, Series of 2013. For further information, contact
Justin Barker at the City of Aspen Community Development Department, 130 S. Galena St.,Aspen,
CO, (970)429-2797,justin.barker@cityofaspen.com
s/Jay Maytin
Chair,Aspen Historic Preservation Commission
Published in the Aspen Times on April 24, 2014
City of Aspen Account
Easy PeelO Labels i ♦ Bend along line to [ AVE Y�5160 ;
Use Avery®Template 51601 Feed paper �� expose Pop-up EdgeTM V j
2013 WOLFOND FAMILY TRUST BEATON GLENN K BLEEKER STREET REV TRUST
49 HIGHLAND CRESCENT 936 KING ST 32 TULIP ST
TORONTO ONTARIO M21L 1G7 CANADA, ASPEN, CO 81611 SUMMIT, NJ 07901
BRIEN ALICE CITY OF ASPEN DECRAY MARCELLA TRUST 50%
110 NEALE AVE ATTN FINANCE DEPT 1528 HILL ST
ASPEN, CO 81611 130 S GALENA ST SANTA MONICA, CA 9040,,5
ASPEN,CO 81611
FRONTIER LLC FUENTE DAVID&SHEILA GIRVIN LINDA A
11144 MOCKINGBIRD DR 701 TERN POINT CIR 414 N MILL ST
OMAHA, NE 68137 BOCA RATON, FL 33431 ASPEN,CO 81611
GREENWOOD WILLIAM S HARRIS FAMILY TRUST HATANAKA HOWARD l
PO BOX 4778 PO BOX 3966 980 KING ST
ASPEN,CO 81612 ASPEN,CO 81612 ASPEN,CO 81611
ISAAC THOMAS D REV TRST KASABACH JACQUELYN A LANG DONALD W
975 KING ST PO BOX 4166 PO BOX 4166
ASPEN, CO 81611 ASPEN,CO 81612 ASPEN,CO 81612
LAWRENCE LARRY S QPR TRUST 50% LIPSEY WILLIAM S LOEWENSTERN CAROL TRUST
8560 RUETTE MONTE CARLO 955 KING ST 910 GIBSON AVE
LA JOLLA, CA 92037 ASPEN,CO 81611 ASPEN,CO 81611
MAPLE CHARLES A&BRYCE M MARZIALE ANTONIO MEADOWS JEAN R&STANLEY H
927 GIBSON AVE 15201 MASON RD#1000 PMB 375 538 HILLSIDE DR
ASPEN, CO 81611 CYPRESS, TX 774335977 HIGHLAND PARK, IL 60035
MICKEY JAMES&MARLENE MORRIS JAMES/BYARD ANNE TRUST MORSE JAMES A TRUST
931 GIBSON AVE 860 GIBSON AVE 800 E ELLIS RD
ASPEN, CO 81611 ASPEN,CO 81611 NORTON SHORES, MI 49441-5622
RIVER HOUSE LLC ROCKY MTN PROPERTY 11 LLC SHOAF JEFFREY S
28 W GRAND AVE 73 SMUGGLER GROVE RD PO BOX 3123
MONTVALE, NJ 07645 ASPEN,CO 81611 ASPEN,CO 81612
SKOKOS THEODORE C&SHANNON B SNOW ORCHID LLC VARE DARLENE DESEDLg TRUST
PO BOX 17330 1125 SAN MATEO DR 1024 19TH ST#7
LITTLE ROCK,AR 72222 MENLO PARK,CA 94025 SANTA MONICA,CA 90401
kiquettes faciles A peter ; A Repliez a la hachure afin de; www.averycpm
Utilisez le gabarit AVERYO 51600 Sens de
Al P reviler le rebord Po u TM ' 1-800-GO-AV RY '
chargement p e
Easy Peel®Labels i ♦ ® Bend along line to i R i
AVERY
Use Avery Template 5160 i Feed Paper�� expose Pods-up EdgeTM �' Q 5160 �
WEISMAN FAMILY LP
2708 IRVING AVE SOUTH
MINNEAPOLIS, MN 55406
Etiquettes faciles A peter j Repliez a la hachure afro de; ruww avery. gm
Utilisez le gabarit AVERY 5160 chaergnement reveler le rebord Pop-upTM 1-800-GO-AVERY
�,�,tiw `. -.��,,.t-_,`^"--•-.'"."'-#- �....'�, � �-' ,,,'�'�'. �•''_". "°"ice f
r .
r ,
qtr.° ;^' `'"�.I�l �,d,'i �'. y � '� F �• y _
►:
lz
EXHIBIT_
AFFIDAVIT OF PUBLIC NOTICE ,/ L
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CO
ADDRESS OF PROPERTY:
Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
Aed M� 14, # M.4LOgM 1201[
STATE OF COLORADO )
ss.
County of Pitkin )
(name,please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high,, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
on 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
23JH8 :J 31 LJ.S mail to all owners of property within three hundred (300) feet of the
1IJAUq Y34A
OCIAROJ031olKpffty subject to the development application. The names and addresses of
8Et8t0�L(�S o1 ��•
NSA fl39 X 23stR AW�`y ov r%iers shall be those on the current tax records of Pitkin County as they
appearedI 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 072 next page)
Mineral Estate ONmer 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 Pitki-n County. At a minimum, Subdivisions, SPAs or PUDs that
create more than one lot, new Planned Unit Developments, and new Specially
Planned Areas, 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 acknowled ed before me this Z�day
of AVI V 20 -,by!
RE: RE:ML KM 871WF41111111l DEMN WITNESS MY HAND AND OFFICIAL SEAL
REVttw AM MINOR GROWTH MARAGEMENT
REVIEW FOR CHANGE IN USE
NOTICE IS HEREBY GIVEN that a public hearing r'
will be held on Wednesday,May 14,2014,at a My commission expires:
meeting to begin at 5:00 p.m.before the Aspen
Historic Preservation Commission,in Council r
Chambers,City Hall,130 S.Galena St.,Asppen,to
consider an application submitted by 100 E.Main
• Street LLC,c/o Starwood,LLC,0133 Prospector ���
Road,Suite 41028,Aspen,CO 61611,owner of
the prvpe7located at 100 E.Main Street,Aspen Notary Public
Clinic uII ing Condominium,Units 1-3,City and
Townsite of Aspen, Colorado, PID
82735.124-01-201 through-203. The applicant re-
quests Minor Development approval for exterior BONNIE L. SHILES
remodeling of the existing building and Minor NOTARY PUBLIC
Growth Management review to determine afford- STATE OF COLORADO
able Housing mitigation requirements related to the NOTARY 10 20054038738
creation of one new free market residential unit
NOR=g. For further information,contact HMENTS AS APPLICABLE• MY ssioN EXPIRFS OCT08ER 30,zo»e City of Aspen Community De-
rtment,130 S.Galena St.,Aspen,58,amy.simonQcttyofaspen.com. I TION WMIrifyin
�•�^H g POSTED NOTICE (SIGN)
Published!
01°b�i maaspanrlmeaanApol24'2°'4 AND GOVERNMENTALAGENCIESNOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
l(' 9_YVt A V;/1 1� —�% ,Aspen,CO
SCEDU FD PU�LIC HEARING DATE:
/ ,20
STATE OF COLORADO )
ss.
County of Pitkin )
I, 14,1 ypq �Z -') &A Y, (name, please print)
being or representing dn 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 st I least fifteen(15) days prior to the public hearing
on thq,,t)Q day of A , 2041 to and including the date and time
of the public hearing. A phot raph of the posted notice (sign) is attached hereto.
4 Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. The names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
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, SPAs or PUDs that
create more than one lot, new Planned. Unit Developments, and new Specially
Planned Areas, 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 L_ 'day
of lyl?r1 , 201't, by -m
WITNESS MY HAND AND OFFICIAL SEAL
�
Scott commission expires: o/T Z'/
i 6
S�Robison
Notry Public
Notary i0 2oi2a2 tote tart' Public October
►y�y(yotnmission EXPN�
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERSAND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
PUBLIC NOTICE
Cate: Wed., May 14, 2014
Time: 5:00 p.m.
Place: 130 S. Galena Street,
Aspen City Hall
Purpose:
HPC will review an- application by
100 E. Main Street LL-C-, c/o
Starwood, LLC, 0133 Prospector
Road,Suite 4102B. Aspen, CO 81011
for Minor exterior changes to -
this
Property and to determine affordable
housing mitigation for the conversion
. Pp..uPper floor to residential
1(-)ri contact
e
i
X06 . .
120 EAST MAIN PARTNERS LLC 132 WEST MAIN STREET ASSOC LLC 201 E MAIN LLC
120 E MAIN ST PO BOX 6565 PO BOX 345
ASPEN, CO 81611 SNOWMASS VILLAGE,CO 816156565 ASPEN, CO 81612
ASPEN CORNER OFFICE LLC BROCKWAY LEXIE CITY OF ASPEN
604 WEST MAIN 7714 FISHER ISLAND DR 130 FINANCE DEPT
S ST
ASPEN,CO 81611 FISHER ISLAND,FL 33109-0966 GALENA
ASPEN,N,CO 81611
1
COLLINS CINDA REV TRUST CRAWFORD RANDALL&ABIGAIL DOMINGUE FAMILY TRUST
42 PARK LN 124 N GARMISCH ST PO BOX 2293
MINNEAPOLIS,MN 55416 ASPEN,CO 81611 WINTER PARK,FL 32790
GARCIA STEVEN J GARMISCH LODGING LLC GSW FAMILY INV LP
120 N GARMISCH 110 W MAIN ST PO BOX 2038
ASPEN, CO 81611 ASPEN,CO 81611 WHEELING,WV 26003
HAYMAX LODGING LLC HODES ALAN&DEBORAH HOGUET CONSTANCE M
101 W MAIN ST 114 N ASPEN ST. 333 E 68TH ST
ASPEN,CO 81611 ASPEN,CO 81611 NEW YORK,NY 10065
LANDIS CAROLYN PARDUBA JIRI PENN PAUL E&SUSAN W
128 N GARMISCH ST 116 N GARMISCH ST 3830 E 79TH ST
ASPEN,CO 81611 ASPEN,CO 81612 INDIANAPOLIS, W 46260-3457
PIETRZAK BOB&SUE LLC RILEY AMY CLARK 98.76% ROSE BRANDON
1796 E SOPRIS CREEK DR CLARK AMY L 1.24/0 625 MT HOPE RD
BASALT,CO 81621 129 W BLEEKER ST WHARTON,NJ 07885
ASPEN,CO 81611
SADLER QUAL PERS RES TRUST#5 50% SARDY HOUSE NEW LLC SPEARS NANCY M
8536 N GOLF DR 240 CRANDON BLVD#167 PO BOX 2630
PARADISE VALLEY,AZ 85253 KEY BISCAYNE, FL 33149 ASPEN,CO 81612
TARADA LLC WHEELER SQUARE ASSOC WOLKENMUTH EDWARD F JR&STEELE
1600 TYSONS BLVD 6TH FLOOR PO BOX 1359 121 W NE BELL REV TRUST
MCLEAN,VA 22102 CARBONDALE,CO 816231359 121 W ,CO 816 ST
ASPEN,CO 81611
ZATS JULIE
118 N GARMISCH
ASPEN, CO 81611
EXHIBQT�
S
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
(n1Oc�na_ �. Maw 14 e, EkDp ry% , 20 14-
STATE OF COLORADO )
ss.
County of Pitkin )
(name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high,, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen(15) days prior to the public hearing
on 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.
� :-,publie,hzari,�gy notice was hand delivered or mailed by first class postage
83ITt-he mail td all owners of property within three hundred (300) feet of the
e°seoYject to sthe development application. The names and addresses of
rOS,4E�380T
„�� 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)
i
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, SPAs or PUDs that
create more than one lot, new Planned Unit Developments, and new Specially
Planned Areas, 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 day
o 4�; , 20_L4-,by
WITNESS MY HAND AND OFFICIAL SEAL
PUBLIC NOTICE
RE:HOTEL ASPEN-FNNAL MAJOR DEVELOP-
MENT,FINAL COMMERCIAL DESIGN REVIEW
NOTICE IS HEREBY GIVEN that a public hearing My Commission expires.
will be held on Wednesday May 14,2014,at a -
meeting to begin at 5:00 p.m.before the Aspen
Historic Preservation Commission,Council /�.n n I S t I
City Hell,130 S.Galena St.,Aspen,to o Cham-
bers, con-
sider an application submitted by Garmisch Lodg-
ing LLC,for the property located at 110 West Main
Street(commonly known as Hotel Aspen),repre- Notary Public
sented by Stan Clauson Associates,Inc.The appli-
cant requests Final Major Development and Final
Commercial Design reviews to redevelop the ex- BONNIE L. SHILE.S
isting lodge including an increase in lodge unit NOTARY PUBLIC
density a decrease in lodge room size,3 free mar- STATE OF COLORADO
ket residential units,and onsite affordable housing NOTARY ID 20054038739
units.The property is legally described as:Units
100 through Units 122 inclusive,Units 201 through MY COMMISSION EXPIRES OCTOBER 30,2017
211 Units inclusive,through Units 8 inclusive,2n inclusive,323, ATTACHMENTS AS APPLICABLE:
Units 315 throw h 318 inclusive,and Unit 323,
Hotel Aspen according to Condominium Map
thereof at Page r
ger1 c s r Reception No.266353 in Plat Book 17 17 PUBLICA TION
For further information,contact Sara Adams at the 1'g OF THE POSTED NOTICE (SIGN)
City of Aspen Community Development Depart-
ment, 130
8,s ra Galena ityo Aspen,CO,(970) OWNERS AND GOVERNMENTAL AGENCIES NOTICED
429.2778,sara.adams®ciryofaspen.com ;
s/Jay Mavtin
Chair,Aspen Historic PreservsWn Commissbn
Published in the Aspen Times on April 24,2014 CER TIFICA TION OF MINERAL ES TAE O WNERS NOTICE
[10127541] ---
AS X_ELju _,cED BY C.R.S. §'24-65.5-103.3
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
110 West Main Street , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
14 May 9 20 14
STATE OF COLORADO )
ss.
County of Pitkin )
1, Stan Clauson (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
X 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 25 day of April , 2014 , to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto.
X 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.
(continued on next page)
X 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, SPAS or PUDs that
create more than one lot, new Planned Unit Developments, and new Specially
Planned Areas, 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 14 day
of 14 May 2014 by 14
WITNESS MY HAND AND OFFICIAL SEAL
v ATRICK S. R,,rIVLEY
NOTARY PUBLIC My commission expires: 26 July 2016
STATE OF COLORADO
NOTARY ID#19994012259 �J
My Commission Expires July 26,2018
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
• PHOTOGRAPH OF THE POSTED NOTICE(SIGN)
• LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYAM1L
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BY C.R.S. §24-65.5-103.3
PUBLIC NOTICE
RE: HOTEL ASPEN—FINAL MAJOR DEVELOPMENT,
FINAL COMMERCIAL DESIGN REVIEW
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday May 14, 2014, 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 Garmisch Lodging LLC, for the
property located at 110 West Main Street(commonly known as Hotel Aspen),represented by Stan Clauson
Associates, Inc. The applicant requests Final Major Development and Final Commercial Design reviews
to redevelop the existing lodge including an increase in lodge unit density, a decrease in lodge room
size, 3 free market residential units, and onsite affordable housing units. The property is legally
described as: Units 100 through Units 122 inclusive, Units 201 through 211 inclusive, Units 215 through
223 inclusive, Units 315 through 318 inclusive, and Unit 323, Hotel Aspen according to Condominium
Map thereof recorded February 28, 1985 in Plat Book 17 at Page 1 as Reception No. 266353.
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/Jay Maytin
Chair
Published in the Aspen Times on April 24,2014
City of Aspen Account
"U.,
`I 0 a�
landscape architecture. planning. resort design
412 North Mill Street Aspen, Colorado 81611 t.970/925-2323 f.970/92o-1628
info@scaplanning.com www.scaptanning.com
14 May 2014
Ms. Sara Adams, AICP
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 Sara:
On behalf of our clients, Hotel Aspen, and in connection with the Final Commercial Design
Review and Final 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 yours, Signed before me this 14th day of May,
2014 by Stan Clauson.
WITNESS MY HAND AND OFFIC L SEAL
Stan C aus , �ICP, ASLA MY COMMISSION EXPIRES:
STAN CLAUSON ASSOCIATES, INC. 7�
�P1r'f—r�l L6C
Notary Public
PAMCK pWLEY
NARY PUBLIC Notary Public's Signature
STAL—E' F COLORADO
tVOTAD#19994012259
OW
My� RxPirtl July 26;2016
GQJy rcul- 601jam -- uriou Givilu 1 1110 ku ,/�, I J
Use Avery®Template 51600 j Feed Paper expose Pop-up EdgeTM j � AVtItY 516011111 1
100 EAST MAIN STREET LLC 120 EAST MAIN PARTNERS LLC 132 WEST MAIN STREET ASSOC LLC
133 PROSPECTOR RD#4102 120 E MAIN ST PO BOX 6565
ASPEN, CO 81611 ASPEN,CO 81611 SNOWMASS VILLAGE,CO 816156565
201 WEST HALLAM HOLDINGS LLC BROCKWAY LEXIE CHISHOLM EDITH S 46%
500 S DIXIE HWY#201 7714 FISHER ISLAND DR 205 W MAIN ST
CORAL GABLES, FL 33146 FISHER ISLAND,FL 33109-0966 ASPEN,CO 81611
CITY OF ASPEN COLLINS CINDA REV TRUST CRAWFORD RANDALL&ABIGAIL
ATTN FINANCE DEPT 42 PARK LN 124 N GARMISCH ST
130 S GALENA ST
ASPEN, CO 81611 MINNEAPOLIS,MN 55416 ASPEN,CO 81611
DIMITRIUS RALLI TRUST DOMINGUE FAMILY TRUST GARCIA STEVEN J
535 FREMONT DR PO BOX 2293 120 N GARMISCH
PASADENA,CA 91103 WINTER PARK,FL 32790 ASPEN,CO 81611
GLICKMAN ADAM GORMAN PATRICIA GSW FAMILY INV LP
PO BOX 1207 1426 ROSE GLEN RD 1320 HUNSICKER RD
ASPEN,CO 81612 GLADWYNE, PA 19035 LANCASTER,PA 17601
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
LANDIS CAROLYN MELTON DAVID- PARDUBA JIRI
128 N GARMISCH ST 135 W MAIN ST 116 N GARMISCH ST
ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81612
PESIKOFF DAVID&SARAH PIETRZAK BOB&SUE LLC RILEY AMY CLARK 98.76%
1811 NORTH BLVD 1796 E SOPRIS CREEK DR CLARK AMY L 1.24%
HOUSTON,TX 77098 BASALT,CO 81621 129 W BLEEKER ST
ASPEN,CO 81611
ROSE BRANDON SARDY HOUSE NEW LLC SKILOFT LLC
625 MT HOPE RD 240 CRANDON BLVD#167 11 GREENWAY PLAZA#2000
WHARTON, NJ 07885 KEY BISCAYNE, FL 33149 HOUSTON,TX 77046
t tiquettes faciles A peter ; A Repliez 6 l hachure afin de; www.averycom
Utilisez le abarit AVERY®51600 Sens de r6vdler le rebord Pop-upTM ' 1-800-GO-AVERY '
9 1 chargement � j
Use Avery®1e�rtilla4e 51G00 Feed Paper � expose Pop-6p Edge*61 LO �v
SPEARS NANCY M STEVENSON KAREN H 27% TARADA LLC
PO BOX 2630 205 W MAIN ST 1934 OLDGALLOWS RD 2ND FL
ASPEN,CO 81612 ASPEN,CO 81611 VIENNA,VA 22182
TYROLEAN LODGE LLC WEESE KATE B IRV TRST 2 WEST HOPKINS LLC
200 W MAIN ST 37 KINGSTON RD PO BOX 6150
ASPEN,CO 81611 KESINGTON,CA 94707 POTOMAC,MD 20859
WOLKENMUTH EDWARD F JR&STEELE ZATS JULIE KRUMM DONALD PAUL REV TRUST
JULIANNE BELL REV TRUST 118 N GARMISCH PO BOX 874
121 W BLEEKER ST ASPEN,CO 81611 ASPEN,CO 81612
ASPEN,CO 81611
Etiquettes faciles a peter ; d Repliez A la hachure afin de; www.averycom
Utilisez le abarit AVERY®51600 Sens de r6v6ler le rebord Pop•upTM ' 1-800-GO-AVERY '
9 � citargement � d
—
IL A
91 A
'Pot, 'l i s
r ♦ YJt. ' '!r>~ (3r�. K iii "Y r air c
, "3j��x c- ,� �� ,s.V r +tai► A ,
0
r
PUBLIC NOTICE
,DATE: 14 May 2014
TIME: 5:_00 PM
PLACE: basement of City
Ha11,130 S. GALENA
PURPOSE.- - _ -- _ST.
HPC SHALL REVIEW A R
FOR FINAL MAJOR REQUEST
DEVELOPMENT REVIEWS
REDEVELOP THE TO
L EXISTING
LODGE
MARKET' ADD 3 NEW FREE
T RESIDENTIAL UN
AND ADD ONSITE q ITS,
FF
MOUSING UNITS. T ORDABLE
APPLICANT IS
GA HE
LODGING RMISCH
STAN CLALLC REPRESEN
TED BY
INC., 97p_g SNASSOCIq
FOR FURTHER INFORMgTIpN ���J� T��
DEPART ENiAT(9)o)�2p 7oS.ASPENP
PLANNING
A.
Y
N
JOHNSON 0 60 120
RICHARD E
201 WEST MONTAE IMBT' Feet
H ALLAM GORMAN This ma /drawin ifm a a is a graphical representation
esentation
HOLDINGS LLC PATRICIA of the features depicted and is not a legal
KRUMM DONALD representation. The accuracy may Change
—PAUL REV depending on the enlargement or reduction.
CITY OF TRUST
ASPEN — Copyright 2014 AspeNPitkin GIS
--- - 114 EAST-•-HOGUET-- 074 4:4526 PM C:IGISYOmpWlarcb141100A Ho
toUlspon.rrad
BROCKWAY BLEEKER
j LEXIE E - CONDO
1j - SKILOFT STREETASSOC ASSOC
LLC U SPEARS
NANCY M
GSW
FAMILY HOGUET _ 1
af
_ < INV.LP CONSTANCEM - t
Z
z
W BLEEKER ST
z _ �
E BLEEKER ST w
VICTORIANS O_
I RILEYAMY AT BLEEKER Q
- GLICKMAN H
ADAM r CLARK
CONDOASSOC Z
TYROL Z WEESE 98.76% I I ROSE
APARTMENTS KATE B IRV BRANDON US WEST
PE LLC TRST 2 WOLKENMUTH EDW hRD F (au oxompt)
DAVID AVID
&SARAH JR&STEELS' NE ANDIS
BELL REV CLANDIS
AJAX•VIEW ZATS 120 EAST MAIN
COMMERCIAL/NORTH— — OTELASPEN —JUUe PA NERS,LLC-
STAR OFFICE PIETR7�<
KING FAMILYU D SARDY �f
LIKING TYROLEAN PARTNERE,dIP 100 EAST HOUSE 1]
LODGE LLC PIETRZ'X 120 EAST MAIN NEW LLC
LLC 132 WEST - MAIN
MAIN STREET BOB F STREET LLC PARTNERS LLC
ASSOC LLC SUE LL C
NORTHSTAR OFFI;E ASPEN CLINIC
BUILDING'CONDO-Ab3i5U BUILDING
CONDO ASSOC
W MAIN ST
E MAIN ST
- -- _ HAYMAX ASPEN SKI
CHISHOLM LODGING LLC LODGE CONDO _
EDITH V MELTON ASSOC
S46% DAVID ASPEN
SKI LODGE
DIMITRIUSIDO'ASSOC
RALLI TRUST
I-
I
F-
CR'1rOF
KAPILOFF C.) - ASPEN rp
I BRIAN J t/) Z
8 TRACY M g LuLu I
WEST HENRY H& LODGING LLC T RLLACDA Q Q - -
HOPKINS ANGELA R Cf)
_ LLC
W HOPKINS AVE
E�HOPK�INSAJ
EXHIBIT
Am Simon _ L
From: Sherrie S. Cutler A.I.A. <sscutler @ECODESIGN.com>
Sent: Wednesday, May 14, 2014 12:03 PM
To: Amy Simon
Subject: Fwd: Hotel Aspen Architectural Drawings attached
Hello Amy,
We are forwarding additional comments regarding the Hotel Aspen below...
Thank You,
Sherrie S.Cutler,AIA
sscutler ECODESIGN.com
970-948-8822
From: Sherrie S. Cutler A.I.A. [mailtoascutter(a)ECODESIGN.com] ��.�..._..,�.-...._.. ._��.�...w._.... ._.-._,, ....,
Sent: Tuesday, May 13, 2014 12:12 PM
To: Junee Kirk
Cc: Junee Kirk; Sherrie S. Cutler AIA; Bert Myrin; Dr. Phyllis J. Bronson; patricksagal @yahoo.com
Subject: Fwd: Hotel Aspen Architectural Drawings attached
Hi Junee-
Your comments are very well noted.
In addition to my comments below, I would note that it is not possible to study "lighting"
without knowing both materials and color. Based on the existing historic Main St. and Bleeker
St. materials, they should include narrow-spaced clapboard. Clapboard also emphasizes the
lower horizontal profile of the street-scape.
Sherrie S.Cutler,AIA
sscutleraECODESIGN.com
970-948-8822
i
Begin forwarded message:
From: "Sherrie S. Cutler A.I.A." <sscutler _ECODESIGN.com>
Subject: Re: Hotel Aspen Architectural Drawings attached
Date: May 12, 2014 at 8:38:05 PM EDT
To: Bert Myrin <bert(c_myrin.com>
Cc: Julianne Steele <sjulianneb(a.mac.com>, Junee Kirk <junee.kirk(a)_comcast.net>,
Steven Garcia <steve garcia(_yahoo.com>, Mary E Hayes <meh _sopris.net>, Ed Ipad
<ewolkenmuth()_me.com>, "Maggie DeWolf (maggielee _gdewolf.com)"
<maggielee .gdewolf.com>, Carolyn Landis <clandis a_comcast.net>, "Ron Domingue
(ron(aD.domin ue.us)" <ron ,domingue.us>, Dr Robert Donahue
<drantares(a_gmail.com>, "Dr. Phyllis J. Bronson" <phyllisbronsonphd(a-)_me.com>,
Debbie Post <Dapost2 aol.com>
Thank You, Bert,
You should not have to do this re-do of the MB fie on your time, It is Non-disclosure 1.01 that
they did not do this automatically.
My immediate reaction is that Bleeker St, although still very much oversized, has at least received some
consideration, but MAIN ST HAS RECEIVED NONE. Main St. shows no contextual configuration or
consideration. It is a strange neo, Las Vegas 1950s format w spread columns... what are the real
materials? Are there mock-ups on display?
Hotel Plan is still a rabbit warren of rooms onto light well. Is there any guarantee that the prices of these rooms
will be maintained?
Sherrie S. Cutler, AIA
sscutler,ECODESIGN.com
2
Sara Adams
From: Amy Simon
Sent: Tuesday, May 13, 2014 12:51 PM
To: Sara Adams
Subject: FW: Historic character in,landscape, materials, and roofs cape
Pls forward to HPC and Stan?
Amy Simon
City of Aspen Historic Preservation
130 S. Galena Street
Aspen, CO 81611
(970)429-2758
www.aspenpitkin.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information
that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended
recipient, please reply to the sender that you have received the message in error and then delete it. Further,
the information or opinions contained in this email are advisory in nature only and are not binding on the City of
Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is
subject to change in the future, and upon factual representations that may or may not be accurate. The
opinions and information contained herein do not create a legal or vested right or any claim of detrimental
reliance.
From: Junee Kirk [mailto:junee.kirk @comcast.net]
Sent: Tuesday, May 13, 2014 11:15 AM
To: Amy Simon
Subject: FW: Historic character in landscape, materials, and roofs cape
Dear Members of HPC:
Within HPC's mandate and purview, are the design guidelines wherein the applicant is to
present proper elevations in context of the surrounding buildings as well as to the public to be
discussed. The applicant has not followed these guidelines with respect to the historic
landscape, its vital character to the West End character on Bleeker, and Main Street, nor has
the applicant followed the guidelines relating to materials and roof lines to be considered. I
see that the developers/ applicant their planner Stan Clausen, only comes in piecemeal with
the necessary requirements, eliminating the most crucial elements of this applications.
Materials, Rooftops, landscape plans, which should be discussed and reviewed from the
outset, yet have been ignored, pushed to the back burner in lieu of discussing lighting which
should be last on such an application.
i
. According to No. 26.415 of the municipal code, " no building or structure shall be erected ,
enlarged constructed,.. in evolving a historic structure, or DISTRICT, until all supporting
information in before the council and HPC.
Today we are discussing lighting, without having discussed materials, rooftop conformity,
landscape and possible removal of historic trees, as part of the character of the West End and
Main Street. Council and HPC have NOT even had before them, full elevations heights of the
all the structures of surrounding neighbors, as have been requested many times by HPC and
council.
We have not even had the requested change made by Councilman Art Daily in the three free
market units along Bleeker Street.
We have not discussed landscaping or removal of trees, as a vital segment of historic
preservation and character particularly along historic Main Street and its neighbor historic
West End Bleeker St. This applicant has continually denied bringing before the public
comprehensive elevation and height plans of this development in comparison to all
surrounding neighbors, saying they didn't know where they were, has denied knowing a
workable plan to have 2 free market townhomes along Bleeker and on free market along
Garmisch St in order to save a historic tree with character.
The lot along Bleeker is not historically large enough to fit 3 three townhomes on it. These
proposal of cheaply built units will be unsightly, noisy, out of character, lacking privacy space
and appropriate landscaping for shade for the street, sidewalk, and scale of the structure. The
100 year old tree on Bleeker is character and in keeping within the historic neighborhood. The
applicant wants to make as much money as possible( to get out of the lodging business as his
friends have said). The best and fastest sale of these free markets should be to rearrange
them: two on Bleeker, one on Garish. It-is not the amount of sq., footage that sells, but the
mature, lot with existing mature landscape that brings the largest dollars.
Our Design guidelines say PAVING AND LANSCAPING; residential should be retained if at all
possible. "This is as an important a factor in softening the impact of any new lodge
development and in its interpretation within an established setting." Whenever possible,
existing mature trees, ..landscaping should be retained." By maintaining a high degree of
landscaping on the new lodge site, helps minimize and the new building "The loss of existing
mature trees reduces the historic value, scale, and other surrounding structures in the
two historic districts.
It should be noted that the applicant has completely ignored our councilman's Art Daily
request to keep each of the free market units distinctly different in design from the other
2
. This is not being done. I can only hope that the applicant/ his planner, Stan Clausen, will
come to their senses by realizing that two townhomes on Bleeker, and saving the exiting tree(
regardless of how much more it costs in additional architectural fees) will generate far more
income in sales of a higher quality townhouse than crowding 3 three townhomes in on an
historic block of charm, shade, and pedestrians.
Please read the Historic Guildelines, which have all but been ignored.
With respect to Materials being used. Not plastic frames for windows should be used, but
rather wooden, encasements, as has been seen all along Main Street. Siding should small
clapboard siding, repeating the frequently used siding along Main on which 95% of the
structures have in some form. The materials with this such large, inappropriate massing of the
Hotel Aspen on the hotel side, should be mostly wooden classical siding, such as across the
street, or similar bricks as in the Design workshop building or Aspen Clinic building. Stucco
should be avoided, with all its metallic, fringe, metal frames and other cheap
construction which only benefits the developer in keeping down costs, but who cares little to
giving back to Aspen and its historical character.
I can only hope HPC will take better care and caution to preserve what historic elements still
exist in these neighborhoods, and not roll over with this developers' highly suspect, specious
arguments to construct a newer, more urban mass of a building typical of an inner city
renewal project.
Respectfully your,
Junee Kirk
Design Guidelines
• Locate mechanical units to minimize the
impact on adjacent residential uses.
• Employ an acoustic screen to buffer the noise
from mechanical equipment and minimize
the impact on adjacent residential uses.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building facades.
• Design roof garden areas to be unobtrusive
3
from the street.
• Use 'green roof' design best practice, where
feasible.
Architectural Materials
The existing palette of building materials is
an established part of the sense of history of
an area and its role in present city character.
Previous lodge development has used a range of
materials, including wood, brick, stonework and
other materials. New materials can bring fresh
energy and highlight different use. Additionally,
where used effectively they can enhance a
sense of human scale and a distinct impression
of historical continuity within a spectrum of
continuous development. Roof materials are also
significant in the definition of character within two historic districts its first urban inner city a
newer bolder look.
Junee Kirk
Final Design (; Guidelines
The following design guidelines shall apply at the final.
Building Design & Articulation
The setting for the small lodges varies greatly,
ranging from commercial to an entirely residential,
often historic, setting. It is important that the
design for the site and building are defined
through an analysis of the individual context.
Facades should be articulated and detailed to
reflect and enhance the visual interest of the street
and to maintain or create a context-specific sense
of human scale. This will include variation in
building form and profile, articulation of fa<;ade
planes, fenestration patterns and architectural
detail.
5.10 A new building shall be designed to
maintain a minimum of 9 feet from floor to
ceiling on all floors.
Design a building to include variation in form and profile to achieve
a sense of human scale.
page88
5.11 To reduce the perceived mass and scale of
a building, the design should respect the setting
4
and reflect the human scale and character of the
neighborhood. This shall be achieved through
all of the following:
• The varied massing of building forms
• The articulation of the through a
varied roof profile
• The articulation of the fa<;ade through varied
wall planes.
• The use of a variation in a
Are the building.
• Locate mechanical units to minimize the
impact on adjacent residential uses.
• Employ an acoustic screen to buffer the noise
from mechanical equipment and minimize
the impact on adjacent residential uses.
• Position, articulate and design rooftop
enclosures or structures to reflect the
modulation and character of the building.
• Use materials which complement the design
of the building
• Design roof garden areas to be unobtrusive
from the street.
• Use 'green roof' design best practice, where
feasible.
Architectural Materials
The existing palette of building materials is
an established part of the sense of history of
an area and its role in present city character.
Previous lodge development has used a range of
materials, including wood, brick, stonework and
other materials. New materials can bring fresh
energy and highlight different use. Additionally,
where used effectively they can enhance a
sense of human scale and a distinct impression
of historical continuity within a spectrum of
continuous development. Roof materials are also
significant in the definition of character within
Landscaping and paving should enhance the street scene, integrate
the development with its setting and reflect the quality of the
architectural materials.
5
Maintain a high degree of landscaping on a lodge site.
page 90
City of Aspen
Paving & Landscaping
The residential context is characterized by mature
tree cover and landscaping. This is an important
factor in the softening of the impact of any new
lodge development and in its integration within
an established setting. Wherever possible existing
mature tree cover and landscaping should be
retained and additional landscaping and tree
planting included. Access points should be sited
to avoid the loss of existing mature street trees.
5.17 Maintain a high degree of landscaping on
a lodgeM site.
• The location of a new building should
minimize the loss of existing mature tree
cover and landscaping.
• Also include additional tree planting and
landscaping within front and side yard
6
Nair
Dear Friends and Citizens of Aspen:
Please help save the historic West End and Main Street from
the character of our last historic W s
address and telephone number remaining neighborhoods
it and that forever. an application which is about the change
Just respond to this email with your name,
You want your name added to the list.
We the below listed citizens urge the Aspen city council to deny
application which ignores neighborhood com
patibility, in character,e height and mass
saving the existing character of small lodges should be emphasized, pen PUD
strongly consider: s. un feel that
and to that end council should
1) Compatibility with the neighborhood Victorian character
height, mass(Compatibility
in to consideration the Victorian in the
height,
W. Main, to in no average height of structures surroundidno the H Street, in
more approximately 25 feet in height.)
g Hotel Aspen at
2) That no free market units should be built if it necessitates
trees, as trees are as much of these historic neighborhoods a s t
shade, coolness and serve to absorb carbon. t tearing out any year old pine
he built environment.ent. They provide
3) That this PUD application preserve the existin
to any additional 2nd story, den in g small lodge character with one sto ry and setbacks
Y g any 3rd story over the 25 ft. height limit.
4) That this application maintain views to the mountains from the street scape,
5) That this application not have the
$91,000 as is re public bear the burden of mitigation fees in the a mount of
Y quested by the developer of Hotel Aspen.
Name ---------------------------
----------telephone------------- -
Terry Butler 305 Galena Street ----email
Linda McCausland
Margaret De Wolf Aspen, CO. 81612 970-920 6532
Junee Kirk 233 West Bleeker St.
Fred Henry 0059 Herron Hollow 970-925-644
925-8536
100 West Hallam St.
Dr. Amy Clark �
Greg Erwin 129 West Bleeker 925-5747
Billie Erwin 101 West Francis 2748679
Walt Madden 101 West Francis 925-9977
Ed Petrosius 218 North Monarch St 925-9977
Donna Rowlands 833 Vine St, 925-7232
Linda Hayes 770 Cemetery Lane 925-5035
Patrick Henry 11 LLamaAspen @lindaranch 925-5504
970-379-3576 \
Sharon Rice 910 West Hallam #10
Anne Blackwell P.O. Box 11869 n 970-274 948-5480, 4 52
635 West Gillespie St -4526
Kerry Newman 925-5275
Clarence Blackwell 210 East. Cooper 2-G Aspen
Susan O'Neal 35-West Gillespie St. 970-429-0840
Neal 205 East Durant,#1-1 925-5275
Ricki Newman
210 East Coo 970-544-0966
Cooper 2-G 970-429-0840
Page 1 of 6
Name ---------------------------Address-------------------------telephone--------------------------email
Phyllis Bronson 900 East Durant St 618-6171
Suzie Goldstein Aspen, CO 310-475-4210
Joan Teige Muhlfeld 500 E Cooper Aspen 970925-9317
Kathy Welgos 1295 Riverside Dr. 925-4429
Jim Smith Concept 600, 600 East Main St.
Lindsay Smith 600 East Main St.
Gail Holstein P.O. Box 2747 Aspen, Co 925-6177
Irma Prodinger 210 Draw Drive Aspen, 81611 iprodinger @gmail.com
Martin Horowitz 57 Grey Talon St.,Aspen, CO bozmartin @comcast.net
Bill Wiener 701 Gibson Ave. 970-948-8255
Ann Miller 715 Smuggler St. 970-920-2225
Steve Garcia 120 N Garmisch Ave Aspen
Julie Zats 118 N Garmisch Ave Aspen
Jiri Parduba 116 N Garmisch Ave Aspen
Randy Crawford 124 No Garmisch Ave.Aspen
Carolyn Landis 128 N Garmisch Ave Aspen
Doug Haughland 105 E. Bleeker St.Aspen
Kim Brasher P.O. Box 4002,Aspen, CO
Helene Haughland 105 E. Bleeker
Cinda Collins 60 South 6th Street- P10 Minneapolis, MN and 105 E. Bleeker
Eric Johnson 105 E. Bleeker St,Aspen CO 81611
Heather Johnson 245 Tamalpais Ave Mill Valley,CA and 105 E. Bleeker St.
Brandon Rose 101 E. Bleeker St.Aspen,CO 81611
Martha Meagher 115 Williams ranch Dr.Aspen, 925-7512
Susannah Rose 101 E. Bleeker St Aspen
Callie Henry 151 Riverdown Dr.Aspen 920-2429 calliehe @comcast
Abigail Crawford 124 N Garmisch Ave Aspen
Caroline Henry 151 Riverdown Dr.Aspen 920-2429
Alejandro Palmoz 151 Riverdown Dr.Aspen 920-2429
Judy Kolberg 501 Midland Park Place kolb7926 @gmail.com
Nancy Pfister P.O. Box 5, Woody Creek 970-379-3540
Denise Lock 125 Vine Street Aspen 970-920-2970
Julianne Steele 121 W. Bleeker St.Aspen 544-0989
Ed Wolkenmuth 121 W. Bleeker St.Aspen
John Riley 129 West Bleeker St. 970-274-8679
Terry McCarthy 101 West Francis 925-9977
Enrique Bronskowski 104 Williams 948-3437
Sherrie Cutler AIA P.O. Box 11840 Aspen, CO 948-8822
Roslyn Landsman rozlandsman @gmail.com 612-239-0660
Mark Bedenbender bendenbendermark @ gmail.com 612-280-2139
Carolyn Landis 128 N Garmisch St 925-9240
Colleen Delhia 91 Cloud Nine Lane 618-7040
Marcello Ferreira 91 Cloud Nine Lane m.ferreira @gmail.com
Nancy Lorenzen PO Box 1694 Aspen zgnal @yahoo.com
Kim Natalini 789 Clarkson St Denver hellokimmykim @yahoo.com
Nancy Spears 100 E Bleeker St 948-7096
Page 2 of 6
Name ---------------------------Address-------------------------telephone--------------------------email
Ira Chang 300 Conifer Dr Denver changger @aol.com
Melinda Goldrich PO Box1872 Aspen 948-7672
Christopher Gosney 27-29 W 60 St NYC 212-586-5370
Barbara Berger 600 E. Hopkins Ave., Ste. 202 917-040-7174
Bruce Berger 600 E. Hopkins Ave.,Ste. 202 970-920-3623
Ernest Vogliano Bedford, NY former resident 917-494-7857 evogliano @me.com
Linda Clark 129 W Bleeker St Linda @clarksmarker.com
Joe McGuire Aspen/Boulder joe @joemcguiredesing.com 948-7096
Mike Riessen 313 Lacet Ct Aspen 970-309-3189
Susan Sparks 320 Silverlode Dr Aspen susan @poitravler.com 925-5855
Hana Pevny 128 n Garmisch St Aspen 970-314-4116
Kyle Kroupa 127 Free Silver Ct 970-987-4380
Tamar Johnson 890 Roaring Fork Rd 379-2440
Tim Baurer 476 Black Bear Trail Carbondale 379-1594
Linda Randel 0199 Prospector Rd#3108 379-3748
Julia Auger PO Box 4389 Aspen 925-4072
Harrison Auger PO Box 4389 Aspen 925-4072
Diane Ash 181 Original Basalt 925-3020
Jessica Lovett 205 W Bleeker Aspen 970- 23232323
Jim Salen 1106 East Cooper 379-1602
Katie Buster P.O. 4668 Aspen
Merbe Payne 325 Glen Eagle Drive 925-9183
Tom Payne 325 Glen Eagle Drive 925-9183
Su Lum 1020 East Cooper su @rof.net
Steve Goldenberg 430 West Hopkins steve @goldenberg.com
Loretta De Rose #19,Chateau of Roaring Fork
Ole Gonshalt Chateau of Roaring Fork#1 Ole @aspensnowmas.com
Janet Guthrie P.O. 550 Aspen, CO janetaguthrie @gmail.com
Patrick Segal 229 Cottonwood Lane. 379-2297
Georgeann Waggaman 1112 Waters Avenue 925-2126
Don Davidson 864 Cemetery lane Aspen
Joanie Leavenworth jls@sopris.net 970-9482468
Douglas Allen 403 Lacet Lane 925-8800
Sistie Fischer 442 West Bleeker 925-7111 sistief @comcast.net
Joany Lebach 1322 Vine St. 544-1031
Donald Krumm 105 East Hallam 925-7062
Phil Hodgson 212 North Monarch 925-7642
Joe Edwards, (former county commissioner)
Leslie Hill Stevens 214 West Bleeker Ijs @rof.net 925-9238
Alex Hill 214 West Bleeker 925-9238
Page 3 of 6