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HomeMy WebLinkAboutLand Use Case.104 S Galena St.A114-002737-073-31-801 +114--UU St. Mary's Church PUD, MOLLI,ain View Plane 104 S. Galena 7 u1vz [a _.jW6. ASPEN PITKIN COMMUNITY DEVELOPMENT MEMO FROM FRED JARMAN ASPEN CITY PLANNER PHONE: 970.920.5102 i 4 q � � ��- 4 . Ni © wI1 6--- 13O SOUTH GA`LENA STRE� ASPEN, COLORADO 81611-1975 0 0 r� CASE NUMBER PARCEL ID # CASE NAME PROJECT ADDRESS PLANNER CASE TYPE OWNER/APPLICANT REPRESENTATIVE DATE OF FINAL ACTION CITY COUNCIL ACTION PZ ACTION ADMIN ACTION BOA ACTION DATE CLOSED BY Al 14-00 2737-073-31801 St. Mary's Church PUD 104 S. Galena St Fred Jarman Mountain View Plane, PUD Micheal Glenn Olsen & Kelley Architects 12/11 /00 Ordinance 54-2000 Approved 1 /3/01 J. Lindt PARCEL I ,A114-00 A 7ij CASE NAM St. Mary's Church PUD Fred Jarman 1111111111111166 PROJ ADDR: 104 S. Galena St &ASE TYP: Mountain View Plane, PUD OWNIAPPr Micheal Glenn ADR, 104 S. Galena C/SlZ: Aspen/CO/81611 PHN: 925-7339 REP: Olsen & Kelley Architects �'ADR: ) 117 AABC, ste 305 C/S/Z: Aspen/CO/81611 PHN: 920-7651 FEES DUE: 0- Use APE Deposit J FEES RCVD: 0 J STAT: REFERRALS MTG DATE REV BODY�PH�I DATE OF FINAL ACTION- 12/11/00 NOW CITY COUNCILJ Ordinance 54-2000 CLOSED: 1/3/01 BY: IJ. Lindt PLAT SUBMITD: I PLAT MEMORANDUM • V11 4d TO: Mayor and City Council THRU: Steve Barwick, City Manager Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director ` FROM: Fred Jarman, Planner 01 RE: St. Mary's Catholic Church — Planned Unit Development — Public Hearing DATE: December 11, 2000 APPLICANT / OWNER: Archdiocese of Denver REPRESENTATIVE: Reverend Michael Glenn and Olsen / Kelly Architects LOCATION: Lots A -I, Block 93, City and Townsite of Aspen CURRENT ZONING: Commercial Core (CC) with a Historic Overlay District CURRENT LAND USE: Church (Permitted Use in the CC Zone District). PROPOSED LAND USE: Planned Unit Development SUMMARY: The applicant wishes to establish the St. Mary's Church site as a Planned Unit Development in order to restore some features of the original rectory building, remodel an existing addition to it, and to construct a new single family living unit over a three car garage which will breach the established Pitkin County Courthouse view plane by 4'9". • REVIEW PROCEDURES: COURTHOUSE VIEW PLANE There are two Court House View Planes originating from the sidewalk on the northerly side of Main Street easterly of Galena Street (in front of the Pitkin County Courthouse) above which no building shall project. When a mountain view plane projects at such an angle that it reduces the maximum allowable building height permitted in a certain zone district, the development shall proceed as a Planned Unit Development. This process provides for more flexibility in building design with special consideration to bulk and height, open space and pedestrian space. It also permits variations in lot area, lot width, yard and building height requirements, and view plane height limitations. The two courthouse view planes are located and measured according to the language set below: [View Plane Number One. The reference point bears 69 feet from the southwesterly property corner of Block 92. Elevation of the reference point is 7,912.32 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 27' 58' 40" described by two (2) radial lines which bear S 16' 59' 48" E. and S. 10' 58' 52" W. respectively from the reference point, and above a plane which passes through the reference point at an inclination of 4° 25' above the horizontal. View Plane Number Two. The reference point bears 131.46 feet from the southwesterly property corner of Block 92. Elevation of the reference point is 7,913.02 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 26' 04' 38" described by two (2) radial lines which bear S. 03' 26' E. and S. 22' 28' 12" W. respectively from the reference point, and above a plane which passes through the reference point at an inclination of 4° 58' 20" above the horizontal.] PLANNED UNIT DEVELOPMENT (PUD) Consolidated Conceptual and Final Review An applicant may request and the Community Development Director may determine that because of the limited extent of the issues involved in a proposed PUD in relation to these review procedures and standards, or because of a significant community interest which the project would serve, it is appropriate to consolidate conceptual and final development plan review. The Community Development Director shall consider whether the full four -step review to be redundant and would serve no public purpose. It has been determined that this application is eligible for consolidation and is processed pursuant to the terms and procedures of final development plan review — steps three and four. 2 STAFF COMMENTS: The applicant, Archdiocese of Denver, represented by Rev. Michael Glenn and Olsen / Kelly Architects, requests to establish the St. Mary's Church site as a Planned Unit Development in order to restore some features of the original rectory building, remodel an existing addition, and construct a new single-family living unit over a three car garage which will breach the established Pitkin County Courthouse view plane by 4'9". The subject property is known and described as Lots A -I, Block 93, City and Townsite of Aspen located in the Commercial Core (CC) with a Historic District Overlay. PROJECT SUMMARY The applicant proposes to construct a two-story single-family residence for staff housing above a three -car garage, adjacent to and slightly behind the existing St. Mary's Rectory located on the corner of South Galena and Main Street. The proposed building will breach the County Courthouse view plane by 4'9". The applicant presented a conceptual model and development proposal which included elements of the exterior remodel of the existing Rectory and variances from Residential Design Standards to the Historic Preservation Commission at a public hearing on August 23`d, 2000. The HPC indicated they like the main proposal in general, gave some specific direction on the roof pitches, and will wait to see the results of the story poles and responses from the Planning and Zoning Commission and City Council regarding the view plane issue, before considering final architectural approval. This project assumes all dimensional requirements of the underlying CC zone district with the exception of the following height protrusion into the view plane. Normally, a building in the CC zone district is allowed a height of 40 feet. This height is greatly reduced because of the view plane. Additionally, the applicant is requesting to modify the minimum distance between buildings of 10 feet to 5 feet. The Planning and Zoning Commission approved a conditional use for two residential dwellings on this lot on October 25', 2000. COURTHOUSE VIEW PLANE The main issue of this application, and reason for this PUD process, is the proposed intrusion into the Courthouse View Plane by the new building containing a three -car garage and two -bedroom unit. This building is projected to intrude into Courthouse View Plane # 2 by 4'9". The Historic Preservation Commission (HPC) is aware that the building encroaches into this view plane, which is intended to preserve views of Aspen Mountain from the courthouse. Currently, an existing parking lot and a small portion of the grass courtyard of the church occupy the location proposed for the building. It should be noted that the applicant could construct a building which would block some existing views from Main Street but do not breach the view plane. However, this would be a one-story development (scaled lower than the existing City Hall building located behind it) that would preclude the intended function and use of the proposed building as a garage and residence on the same footprint. Another alternative to place a two story structure behind the existing Rectory would likely compromise the historic site plan and mass /scale of the rectory. 3 0 _0 Staff visited the site to ascertain the exact origination point of the view planes. Observations concluded that existing street trees in front of the courthouse along Main Street partially block views of Aspen Mountain. (Please see attached photos illustrating a variety of viewpoints.) Staff requested that the applicant erect story poles in the exact location and indicating the tallest height of the proposed building in order for Staff, the Planning and Zoning Commission, and City Council to make more informed decisions. [It should be noted that the current City Council has given the Community Development Department direction to study the effects of different types of infill development in the City of Aspen and the resulting effects. Staff and City Council are aware that certain types of infill development could encroach into existing view planes around the City, especially if current regulations in the downtown core are relaxed to accommodate redevelopment and affordable housing.] RECTORY REMODEL In regard to the historic rectory building, several alterations are proposed. The applicant intends to reconstruct the tower that originally existed on the building, using photographic evidence. Staff is in complete support of this action and commends the applicant for restoring the building. Additionally, it appears that meter boxes and two satellite dishes are to be removed from the facade. Other alterations to the historic rectory include removing the existing metal roof and installing wood shingles, as the building originally had. On the existing addition to the rectory, the applicant is removing the solar panels and reconfiguring doors and windows related to the interior remodel of the space. A new accessory dwelling unit will be incorporated into this `k i remodel, in addition to the new above garage unit. The church and rectory are unusual elements in the neighborhood in that this is the only block left in downtown that is all 19th century structures. The design and character of the new building behind the rectory is modest and respectful of the block. Staff and the HPC find that the proposal in regard to the rectory building includes several positive improvements and the new structure is compatible in its proposed massing and design relative to historical buildings on the site and proposed location. Additionally, the proposal does not detract from the importance of St. Mary's Church as one of only two 19th century churches, and the only pastor's residence, left in Aspen. SUMMARY Staff maintains that the proposal contains a benefit to the City with respect to providing an accessory dwelling unit and a two -bedroom employee -housing unit located in the downtown core in an infill-type development. The proposed structure is subordinate and respectful of the historical structures on the site, is sensitive to the existing old stand of lilacs at the rear of the site, and maintains much of the existing open space on the lot. The intention of the recourse provided in a PUD process, for an applicant wishing to breach a view plane, is to allow the Planning and Zoning Commission and City Council to discuss the merits of a project in context of the view plane it is proposing to breach and the existing value and importance of the view plane because view planes were established to maintain a certain quality of community importance. 4 • • RECOMMENDATION: Staff finds the encroachment into Courthouse View Plane # 2 for the proposed development not to be detrimental based upon review of the story poles. Staff recommends City Council approve the PUD for St. Mary's Church located at 104 S. Galena Street, Lots A -I, Block 93, City and Townsite of Aspen with the following conditions: 1. That a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a new separate service line shall be required for the new two -bedroom unit / garage addition prior to the application of building permits; and 2. The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two -bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 3. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC; 4. That the Historic Preservation Commission denied the request by the applicant to replace two original windows on the south side of the rectory with doors; 5. That, as required by the Fire Protection District, the applicant shall provide an adequate driveway access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 6. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments for the St. Mary's Church building which include: 1) a ventilation duct in the alley, 2) a roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; 7. That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for review by the Engineering Department; 8. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 9. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; and 5 • • 10. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Ordinance No. 54, Series of 2000, approving the Planned Unit Development for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen." CITY MANAGER'S COMMENTS: ATTACHMENTS: EXHIBIT A -- REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT B --PARCEL LOCATION EXHIBIT C -- PHOTO DOCUMENTATION EXHIBIT D -- ORDINANCE NO.54, SERIES 2000 EXHIBIT E -- SUPPORTING SKETCHES CAMy Documents\Current Cases\St. Mary's\StMarysPUDMemoCC.doc 2 EXHIBIT A ST. MARVS PUD REVIEW CRITERIA & STAFF FINDINGS A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding Staff finds the proposed development is consistent with the Aspen Area Community Plan (AACP), complies with the current land use requirements of the Commercial Core zone district, and is consistent with the character of the existing land uses in the surrounding area. The proposed use of the new building is for residential and garage use. The new building containing the garage and two -bedroom unit is permitted as a conditional use in the Commercial Core zone district, since the property contains a historic landmark and is encouraged in the AACP. Additionally, the proposed residential use is for parish staff housing. The proposed development is exempt from GMQS. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding Staff finds that the subject property is located within the CC zone district. The proposed staff housing is located above street level, which is the recommended location for residential uses in this zone. The proposed land use is compatible with existing land uses, and appears that it would also be compatible with the anticipated future use of this area. The proposed building height is 24', significantly lower than the allowed height limit of 40' in this zone district. The new structure will also be located immediately across the alley to the north of City Hall, which is approximately 38'-6" in height, adjacent to St. Mary's Church with a height of 43' and the Rectory which is 29'-4" high. Due to the allowable building height in this zone and the zone and the height of the surrounding buildings, the proposed building appears to be compatible with existing and future land uses in the neighborhood. The site contains large street trees surrounding the property on Galena, Main, and Hunter Streets. The trees on the Main Street side of the property make a significant encroachment into the Courthouse View Planes. The proposed building is located to the south side of the property. Although the new building will encroach 4'9" into view plane #2, it should have an insignificant effect on this view plane in comparison to the impact created by the street trees along Main Street. The proposed building height will have no impact on noise, traffic, transit, pedestrian circulation and parking. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding The proposed building height allows the construction of a two-story structure with minimal site coverage. This building footprint is necessary in order to maintain the existing grassed open space area between the Church and the Rectory. This open space is used frequently by the church for social gatherings, and by the Aspen community for certain public events. If the building were reduced to a one-story building, the footprint would double. The proposed building is a secondary structure to the Rectory. The proposed height of the new structure is designed to maintain a carriage house scale. It's 24' height is 5'-4" lower than the main ridge height of the Rectory, 19" lower than the Church ridge, and 14'-6" lower than City Hall. The proposed height of this new structure is compatible in scale and massing with the existing structures on this property and in the neighborhood. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Five parking spaces are proposed based on City parking requirements. Two spaces are proposed for the Rectory, two spaces for the carriage house, and one for the ADU. The ADU, located in the Rectory will be a one -bedroom unit. The two -bedroom dwelling unit in the proposed building will have two parking spaces. Due to the proximity of this property to the Commercial Core and the availability of public transportation, the provision of three parking spaces for both of these units appears to be adequate. Parking is proposed for the on -site �s residential uses only. On -site parking is not available for parishioner / visitor parking. a ` S 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the =j maximum density of a PUD may be reduced if.• _s a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding Staff finds that there is not a reduction in maximum allowable density as a result of this PUD application. S. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if.• a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rockfalls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding Reduction in maximum allowable density due to natural hazards is not applicable. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if.• 0j a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and S, above, those areas can be avoided, or those characteristics mitigated c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The maximum allowable density in the CC zone district regarding residential uses is one detached residential dwelling designated as historic landmarks. The existing Rectory is designated a Historical Landmark in the City of Aspen. This development proposes an additional dwelling unit and an ADU. This increase in residential density is allowed as a conditional use in the CC zone district when the property contains a historic landmark on a lot with a minimum area of 6,000 square feet. A planned unit development process allows a development to set its maximum allowable density. In this case, the additional dwelling unit above the three -car garage is established as the second dwelling unit. ADU's are not considered units of density. In this case, the ADU serves as the affordable housing mitigation for the proposed new unit. Further, it is in the City's best interest to create housing options as infill projects in the downtown commercial core. The intent of creating this additional unit is to provide a housing unit for employees of St. Mary's Church. Additionally, the ADU is also affordable housing for a resident of Pitkin County. The net result of this development will provide 2 affordable employee units in the downtown core of Aspen. C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. Tile proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding Staff finds that the proposed development will not seriously impact the existing features of the site. Further the proposed location of the new building is the most appropriate given the nature of the existing site features. The most significant natural site features include a 1) large grass courtyard, 2) prayer garden with a statue of St. Joseph and a bench which provides a resting spot for many visitors, and 3) a very mature hedge of lilac bushes along the south property line. The wrought iron fence along the front of the property provides a distinct reference to the past through its detailing, and is probably 10 the most identifiable man-made site feature. The proposed site plan maintains these existing features in addition to the historical site layout, driveway access and circulation. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed new structure is a two-story structure versus a single story building in order to preserve as much of the grassed open space area as possible. The building footprint is reduced to the smallest footprint possible, which will accommodate the needs of the required building program. The new structure is sited close to the existing Rectory. A 5' building separation is proposed, versus the required 10' separation, in order to reduce the encroachment into the yard area. A variance is requested for the separation. The new building is also sited as close to the rear of the property as possible without disturbing the existing lilac hedge. There are two Courthouse view planes, which project from the Courthouse site across the entire open space area between the Church and the Rectory. View plane #1 is directed across the west side of the Church's open space. The inclination of this view plane is redirected to a steeper angle due to the location of the City Hall which is intersected to the south of the Church property. The proposed structure does not encroach into this view plane. View plane #2 covers a large swatch of the site. There is very little site area remaining for development outside of the existing view planes. The proposed building is located as close to the Rectory as possible, while still maintaining a minimal building separation in order to reduce the view plane encroachment to a minimum. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Staff Finding The proposed building is oriented parallel to Main Street and is intended to be subordinate to the existing Rectory structure. It is designed in the scale of a carriage house, with a two -bedroom dwelling unit located above a three -car garage. The Rectory is the primary residential structure on this site. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding The buildings and driveway access onto the Church property are appropriately arranged to allow emergency and service vehicle access with minor modification. As a result of the Development Review Committee meeting, the City Engineer and the Fire Marshall indicated that fire trucks will access the site from Galena, Main and Hunter Streets. The alley will be used as a back-up access point. The existing asphalt drive entrance onto the property is currently 9' wide. The paved entrance width will be widened to 10' to meet current residential drive requirements, and the adjacent lilac hedges trimmed back from each side of the drive entrance to create an unobstructed entrance. 11 • • S. Adequate pedestrian and handicapped access is provided Staff Finding Adequate pedestrian access is provided. There is a covered porch entry provided for access into the dwelling unit in the new structure. Existing concrete sidewalks will be modified to provide a more informal walkway system between buildings. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding The existing site drainage pattern will remain unchanged and currently creates no drainage problem to surrounding properties, as the new structure will not significantly increase the amount of already non -impervious space on the lot. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The existing church building remains separated from the existing and proposed residential structures by way of a grass courtyard. This will allow an appropriate level of separation between uses. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well -designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding The landscape plan proposes to maintain all existing vegetation, since this is an historical site, and to revegetate any areas disturbed by the construction. Proposed plant materials adjacent to the new building have been specified by a Landscape Architect. The health of the existing lilac hedge that separates the church property from the alley adjacent to City Hall has been reviewed by a Landscape Architect indicating that the Church begin a yearly program of pruning and plant care to return vigor to the parent plants, which are on the Church's side of the property line. The secondary lilac growth, which occurs on the City 12 Hall side of the Church's property line also will require maintenance to survive. It is recommended that a similar maintenance program be provided for this growth. E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes, which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The proposed building includes a garage for the residences on -site, and one staff housing unit above the garage. This structure is considered a secondary structure to the Rectory. Its scale is that of a carriage house. It is designed to compliment the quality of the existing Rectory, but not duplicate its form, nor its architectural elements. The proposed building will have a brick facade, which will compliment the existing brick on the Rectory. The detailing of the brick exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to distinguish it from the historic structure. The roof material will match the new shake roof on the Rectory. The HPC has requested that the roof pitches of the new structure be steepened to reflect the roof pitches found on the Rectory. The gable over the dining room area was steepened to a 12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so that its ridge height would meet that of the main ridge. The roof height was increased by 8", bringing the overall building height to 24 feet. The new building is located to the rear of the property, and is also set behind the Rectory to reduce its impact on the historic site layout as seen from Main Street. The Rectory and the church building will remain the most prominent structures on the site. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less -intensive mechanical systems. Staff Finding The new structure is oriented with the majority of its window area facing south. This orientation will allow for natural solar heating of the dwelling unit throughout the majority of the year. The mechanical system in the existing Rectory will be upgraded 13 with a new mechanical system, which will improve the heating efficiency in this building. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The roof has been broken up on the proposed building into small roof masses to reduce the amount of snow build-up on any one roof plane. Roof slopes on the proposed building shed most of the snow away from the garage doors. A secondary shed roof is provided, which is 3' wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the drive below, and will also be provided with an internal drain system and snowmelt. A gutter system will be provided over the storage door on the east side of the new building. F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished. 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. Z All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding Exterior lighting will include the addition of low-key, fully shielded incandescent down lighting at the new garage doors, garage man -door, and at the entry to each of the staff housing units. New site lighting will be provided at the relocated prayer garden. This lighting will include low intensity garden lighting, which will illuminate this garden and the mid -point of the walkway between the new building and the Church. All exterior lighting shall be in compliance with the City's Lighting Standards for residential uses. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 14 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding The proposed development includes maintaining the existing grassed open space between the Church and the Rectory. The proposed garage/staff housing building is located close to the existing Rectory to maintain the existing open space area, which provides visual relief between the buildings, and is needed to maintain the view planes of Aspen Mountain from the Courthouse. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding The remodel of the Rectory and the addition of a new building will result in the addition of three new bathrooms and one kitchen to the existing development. Adequate public infrastructure facilities exist to accommodate this development. Any adverse impacts on public infrastructure by this proposed development will be mitigated by the necessary improvements at the sole cost of the owner/developer. L Access and Circulation. (Only standards 1&2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. 15 • • 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. S. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. Staff Finding The proposed site plan maintains the existing Main Street driveway entrance and drive location in order to preserve the circulation pattern of the historical site design and the existing open space area. The driveway entrance and apron will be widened to 10' to meet City design standards for residential driveways. Additionally, the existing development requires on -site parking for two cars. The proposed development includes the pastor's residence in the Rectory, the conversion of an existing employee dwelling unit within the Rectory to an ADU, and the construction of one detached one -bedroom residential dwelling unit. The proposed development will require the addition of three parking spaces, for a total of five on -site spaces. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees -in - lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. 1L Staff Finding The proposed development plan will not be phased. Staff finds this criterion to be met. 17 • EXHIBIT B PARCEL LOCATION 18 ORDINANCE NO. 54 (SERIES OF 2000) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING A PLANNED UNIT DEVELOPMENT (PUD) FOR ST. MARY'S CHURCH, LOCATED AT 104 SOUTH GALENA STREET, LOTS A -I, BLOCK 93, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-073-31-801 WHEREAS, the Community Development Department received an application from the Archdiocese of Denver, represented by Reverend Michael Glenn and Olsen / Kelly Architects, for Planned Unit Development (PUD) for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen; and WHEREAS, pursuant to Sections 26.445, the City Council may approve a Planned Unit Development, during a duly noticed public hearing, comments from the general public, a recommendation from the Planning and Zoning Commission, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; and WHEREAS, the Community Development Department reviewed the St. Mary's Church Planned Unit Development and recommended approval; and WHEREAS, during a duly noticed public hearing on October 24', 2000, the Planning and Zoning Commission recommended approval of the PUD to the City Council, by an unanimous four to zero (4 - 0) vote; and WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, and the applicable referral agencies, and has taken and considered public comment at a public hearing; and WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE ASPEN CITY COUNCIL AS FOLLOWS: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planned Unit Development (PUD) for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen is approved with the following conditions: That a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a 20 new separate service line shall be required for the new two -bedroom unit / garage addition prior to the application of building permits; and 2. The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two -bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 3. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC; 4. That the Historic Preservation Commission denied the request by the applicant to replace two original windows on the south side of the rectory with doors; 5. That, as required by the Fire Protection District, the applicant shall provide an adequate driveway access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 6. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments for the St. Mary's Church building which include: 1) a ventilation duct in the alley, 2) a roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; 7. That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for review by the Engineering Department; 8. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 9. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; and 10. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space. Rpetinn 2- This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. 21 • • S ection 3! If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on this 13t' day of November, 2000. Attest: Kathryn S. Koch, City Clerk Rachel Richards, Mayor FINALLY, adopted, passed and approved this I I"' day of December, 2000. Attest: Kathryn S. Koch, City Clerk Approved as to form: John Worcestor, City Attorney Rachel Richards, Mayor CAMy Documents\Current Cases\St. Mary's\StMarysPUDMemoCC.doc 22 I 41 4 61 in r • MEMORANDUM TO: Mayor and City Council THRU: Steve Barwick, City Manager Julie Ann Woods, Community Development Director Joyce Ohlson, Deputy Director FROM: Fred Jarman, Planner rf RE: St. Mary's Catholic Church — Planned Unit Development - First Reading DATE: November 13, 2000 APPLICANT / OWNER: Archdiocese of Denver REPRESENTATIVE: Reverend Michael Glenn and Olsen / Kelly Architects LOCATION: Lots A -I, Block 93, City and Townsite of Aspen CURRENT ZONING: Commercial Core (CC) with a Historic Overlay District CURRENT LAND USE: Church (Permitted Use in the CC Zone District). PROPOSED LAND USE: Planned Unit Development SUMMARY: The applicant wishes to establish the St. Mary's Church site as a Planned Unit Development in order to restore some features of the original rectory building, remodel an existing addition to it, and to construct a new single family living unit over a three car garage which will breach the established Pitkin County Courthouse view plane by 4' 9". • C REVIEW PROCEDURES: COURTHOUSE VIEW PLANE There are two Court House View Planes originating from the sidewalk on the northerly side of Main Street easterly of Galena Street (in front of the Pitkin County Courthouse) above which no building shall project. When a mountain view plane projects at such. an angle that reduces the maximum allowable building height permitted in a certain zone district, the development shall proceed as a Planned Unit Development, to provide for maximum flexibility in building design with special consideration to bulk and height, open space and pedestrian space, and similarly to permit variations in lot area, lot width, yard and building height requirements, view plane height limitations. The two courthouse view planes are located and measured according to the language set below: [View Plane Number One. The reference point bears 69 feet from the southwesterly property corner of Block 92. Elevation of the reference point is 7,912.32 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 27' 58' 40" described by two (2) radial lines which bear S. 16' 59' 48" E. and S 10' 58' 52" W. respectively from the reference point, and above a plane which passes through the reference point at an inclination of 4° 25' above the horizontal. View Plane Number Two. The reference point bears 131.46 feet from the southwesterly property corner of Block 92. Elevation of the reference point is 7,913.02 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 26' 04' 38" described by two (2) radial lines which bear S. 03' 26' E. and S. 22' 28' 12" W. respectively from the reference point, and above a plane which passes through the reference point at an inclination of 4° 58' 20" above the horizontal. ] PLANNED UNIT DEVELOPMENT (PUD) Consolidated Conceptual and Final Review An applicant may request and the Community Development Director may determine that because of the limited extent of the issues involved in a proposed PUD in relation to these review procedures and standards, or because of a significant community interest which the project would serve, it is appropriate to consolidate conceptual and final development plan review. The Community Development Director shall consider whether the full four -step review to be redundant and would serve no public purpose. It has been determined that this application is eligible for consolidation and is processed pursuant to the terms and procedures of final development plan review — steps three and four. 2 E • STAFF COMMENTS: The applicant, Archdiocese of Denver, represented by Rev. Michael Glenn and Olsen / Kelly Architects, requests to establish the St. Mary's Church site as a Planned Unit Development in order to restore some features of the original rectory building, remodel an existing addition to it, and to construct a new single-family living unit over a three car garage which will breach the established Pitkin County Courthouse view plane by 4'9". The subject property is known and described as Lots A -I, Block 93, City and Townsite of Aspen located in the Commercial Core (CC) with a Historic District Overlay. PROJECT SUMMARY The applicant proposes to construct a two-story single-family residence for staff housing above a three -car garage, adjacent to and slightly behind the existing St. Mary's Rectory located on the corner of South Galena and Main Street. The proposed building will breach the County Courthouse view plane by 4'9". The applicant presented a conceptual model and development proposal which included elements of the exterior remodel of the existing Rectory and variances from Residential Design Standards to the Historic Preservation Commission at a public hearing on August 23`d, 2000. The HPC indicated at the conceptual review that they like the main proposal in general, gave some specific direction on the roof pitches, and will wait to see the results of the story poles and responses from the Planning and Zoning Commission and City Council regarding the view plane issue, before considering final architectural approval. This project assumes all dimensional requirements of the underlying CC zone district with the exception of the following height protrusion into the view plane. Normally, a building in the CC zone district is allowed a height of 40 feet. This height is greatly reduced because of the view plane. Additionally, the applicant is requesting to modify the minimum distance between buildings of 10 feet to 5 feet. The applicant is also proposing two residential dwellings on this lot, which is allowed as a conditional use in the CC zone district. The Planning and Zoning Commission approved this conditional use on October 25', 2000. COURTHOUSE VIEW PLANE The main issue of this application, and reason for this PUD process, is the proposed intrusion into the Courthouse View Plane by the new building containing a three -car garage and two -bedroom unit. This building is projected to intrude into Courthouse View Plane # 2 by 4'9". This view plane originates from the sidewalk on the northerly side of Main Street easterly of Galena Street above which no land use or building shall project [Section 26.435.050(A)(4)]. The Historic Preservation Commission (HPC) is aware that the building encroaches into this view plane, which is intended to preserve views of Aspen Mountain from the courthouse. Currently, an existing parking lot and a small portion of the grass courtyard of the church occupy the location proposed for the building. It should be noted that the applicant could construct a building which would block some existing views from Main Street but do not breach the view plane. However, this would be a one-story development (scaled lower than the existing City Hall building located behind it) that would preclude the intended function and use of the proposed building as a garage and residence on the same footprint. Another alternative to place a two story structure behind the existing Rectory would likely compromise the historic site plan and mass /scale of the rectory. Staff has visited the site several times to ascertain the exact origination point of the view planes. Observations concluded that existing street trees in front of the courthouse along Main Street partially block views of Aspen Mountain. (Please see attached photos illustrating a variety of viewpoints.) Staff requested that the applicant erect story poles in the exact location and indicating the tallest height of the proposed building in order for Staff, the Planning and Zoning Commission, and City Council to make more informed decisions. Ft should be noted that the current City Council has given the Community Development Department direction to study the effects of different types of infill development in the City of Aspen and the resulting effects. Staff and the City Council are aware that certain types of infill development could encroach into existing view planes around the City, especially if current regulations in the downtown core are relaxed to accommodate redevelopment and affordable housing.] RECTORY REMODEL In regard to the historic rectory building, several alterations are proposed. The applicant intends to reconstruct the tower that originally existed on the building, using photographic evidence. Staff is in complete support of this action and commends the applicant for restoring the building. Additionally, it appears that meter boxes and two satellite dishes are to be removed from the facade. Other alterations to the historic rectory include removing the existing metal roof and installing wood shingles, as the building originally had. On the existing addition to the rectory, the applicant is removing the solar panels and reconfiguring doors and windows related to the interior remodel of the space. A new accessory dwelling unit will be incorporate into this remodel, in addition to the new above garage unit. The church and rectory are unusual elements in the neighborhood in that this is the only block left in downtown that is all 19th century structures. The design and character of the new building behind the rectory is modest and respectful of the block. Staff and the HPC find that the proposal in regard to the rectory building includes several positive improvements and that the new structure is compatible in its proposed massing and design relative to historical buildings on the site and proposed location. Additionally, the proposal does not detract from the importance of St. Mary's Church as one of only two 19th century churches, and the only pastor's residence, left in Aspen. SUMMARY Staff maintains that the proposal contains a benefit to the City with respect to providing an accessory dwelling unit and a two -bedroom employee -housing unit located in the downtown core in an infill-type development. The proposed structure is subordinate and respectful of the historical structures on the site, is sensitive to the existing old stand of lilacs at the rear of the site, and maintains much of the existing open space on the lot. The intention of the recourse provided in a PUD process, for an applicant wishing to breach a view plane in the City of Aspen, is to allow the Planning and Zoning Commission and City Council to discuss the merits of a project in context of the view 4 • C: plane it is proposing to breach and the existing value and importance of the view plane because view planes were established to maintain a certain quality of community importance. RECOMMENDATION: Staff finds the encroachment into Courthouse View Plane # 2 for the proposed development not to be detrimental based upon review of the story poles. Staff recommends City Council approve the Planned Unit Development for St. Mary's Church located at 104 S. Galena Street, Lots A -I, Block 93, City and Townsite of Aspen with the following conditions: 1. That a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a new separate service line shall be required for the new two -bedroom unit / garage addition prior to the application of building permits; and 2. The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two -bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 3. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC; 4. That the Historic Preservation Commission denied the request by the applicant to replace two original windows on the south side of the rectory with doors; 5. That, as required by the Fire Protection District, the applicant shall provide an adequate driveway access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 6. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments for the St. Mary's Church building which include: 1) a ventilation duct in the alley, 2) a roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; 7. That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for review by the Engineering Department; 8. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 5 • 0 9. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; and 10. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space. RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Ordinance No. ICI Series of 2000, approving the Planned Unit Development for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen." CITY MANAGER'S COMMENTS: ATTACHMENTS: EXHIBIT A -- REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT B -- PARCEL LOCATION EXHIBIT C -- PHOTO DOCUMENTATION EXHIBIT D --ORDINANCE NO. 0 SERIES 2000 EXHIBIT E -- APPLICATION AND SUPPORTING SKETCHES CAMy Documents\Current Cases\St. Mary's\StMarysPUDMemoCC.doc rel EXHIBIT A ST. MARY'S PUD REVIEW CRITERIA & STAFF FINDINGS A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. The proposed development shall not adversely affect the future development of the surrounding area. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding Staff finds the proposed development is consistent with the Aspen Area Community Plan (AACP), complies with the current land use requirements of the Commercial Core zone district, and is consistent with the character of the existing land uses in the surrounding area. The proposed use of the new building is for residential and garage use. The new building containing the garage and two -bedroom unit is permitted as a conditional use in the Commercial Core zone district, since the property contains a historic landmark and is encouraged in the AACP. Additionally, the proposed residential use is for parish staff housing. The proposed development is exempt from GMQS. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. 7 • • d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding Staff finds that the subject property is located within the CC zone district. The proposed staff housing is located above street level, which is the recommended location for residential uses in this zone. The proposed land use is compatible with existing land uses, and appears that it would also be compatible with the anticipated future use of this area. The proposed building height is 24', significantly lower than the allowed height limit of 40' in this zone district. The new structure will also be located immediately across the alley to the north of City Hall, which is approximately 38'-6" in height, adjacent to St. Mary's Church with a height of 43' and the Rectory which is 29'-4" high. Due to the allowable building height in this zone and the zone and the height of the surrounding buildings, the proposed building appears to be compatible with existing and future land uses in the neighborhood. The site contains large street trees surrounding the property on Galena, Main, and Hunter Streets. The trees on the Main Street side of the property make a significant encroachment into the Courthouse View Planes. The proposed building is located to the south side of the property. Although the new building will encroach 4'9" into view plane #2, it should have an insignificant effect on this view plane in comparison to the impact created by the Street trees along the Main Street side of the property. The proposed building height will have no impact on the following; noise, traffic, transit, pedestrian circulation and parking. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PUD and of the surrounding area. Staff Finding The proposed building height allows the construction of a two-story structure with minimal site coverage. This building footprint is necessary in order to maintain the existing grassed open space area between the Church and the Rectory. This open space is used frequently by the church for social gatherings, and by the Aspen community for certain public events. If the building were reduced to a one-story building, the footprint would double. The proposed building is a secondary structure to the Rectory. The proposed height of the new structure is designed to maintain a carriage house scale. It's 24' height is 5'-4" lower than the main ridge height of the Rectory, 19" lower than the Church ridge, and 14'-6" lower than the adjacent City Hall building. The proposed height of this new structure is compatible in scale and massing with the existing structures on this property and in the neighborhood. 3. The appropriate number of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed • • c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Five parking spaces are proposed based on City parking requirements. Two spaces are proposed for the Rectory, two spaces for the carriage house, and one for the ADU. The ADU, located in the Rectory will be a one -bedroom unit. The two -bedroom dwelling unit in the proposed building will have two parking spaces. Due to the proximity of this property to the Commercial Core and the availability of public transportation, the provision of three parking spaces for both of these units appears to be adequate. Parking is proposed for the on -site residential uses only. On -site parking is not available for parishioner / visitor parking. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if. a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding Staff finds that there is not a reduction in maximum allowable density as a result of this PUD application. S. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if. a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rockfalls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding Reduction in maximum allowable density due to natural hazards is not applicable. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if.• E • • a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and S, above, those areas can be avoided, or those characteristics mitigated. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The maximum allowable density in the CC zone district regarding residential uses is one detached residential dwelling designated as historic landmarks. The existing Rectory is designated a Historical Landmark in the City of Aspen. This development proposes an additional dwelling unit and an ADU. This increase in residential density is allowed as a conditional use in the CC zone district when the property contains a historic landmark on a lot with a minimum area of 6,000 square feet. A planned unit development process allows a development to set its maximum allowable density. In this case, the additional dwelling unit above the three -car garage is established as the second dwelling unit. ADU's are not considered units of density. In this case, the ADU serves as the affordable housing mitigation for the proposed new unit. Further, it is in the City's best interest to create housing options as infill projects in the downtown commercial core. The intent of creating this additional unit is to provide a housing unit for employees of St. Mary's Church. Additionally, the ADU is also affordable housing for a resident of Pitkin County. The net result of this development will provide 2 affordable employee units in the downtown core of Aspen. C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate V17WHIrra-A Staff Finding Staff finds that the proposed development will not seriously impact the existing features of the site. Further the proposed location of the new building is the most appropriate given the nature of the existing site features. The most significant natural site features include a 1) large grass courtyard, 2) prayer garden with a statue of St. Joseph and a bench which provides a resting spot for many visitors, and 3) a very mature hedge of lilac bushes along the south property line. The wrought iron fence along the front of the property provides a distinct reference to the past through its detailing, and is probably 10 the most identifiable man-made site feature. The proposed site plan maintains these existing features in addition to the historical site layout, driveway access and circulation. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed new structure is a two-story structure versus a single story building in order to preserve as much of the grassed open space area as possible. The building footprint is reduced to the smallest footprint possible, which will accommodate the needs of the required building program. The new structure is sited close to the existing Rectory. A S' building separation is proposed, versus the required 10' separation, in order to reduce the encroachment into the yard area. A variance is requested for the separation. The new building is also sited as close to the rear of the property as possible without disturbing the existing lilac hedge. There are two Courthouse view planes, which project from the Courthouse site across the entire open space area between the Church and the Rectory. View plane #1 is directed across the west side of the Church's open space. The inclination of this view plane is redirected to a steeper angle due to the location of the City Hall which is intersected to the south of the Church property. The proposed structure does not encroach into this view plane. View plane #2 covers a large swatch of the site. There is very little site area remaining for development outside of the existing view planes. The proposed building is located as close to the Rectory as possible, while still maintaining a minimal building separation in order to reduce the view plane encroachment to a minimum. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Staff Finding The proposed building is oriented parallel to Main Street and is intended to be subordinate to the existing Rectory structure. It is designed in the scale of a carriage house, with a two -bedroom dwelling unit located above a three -car garage. The Rectory is the primary residential structure on this site. 9. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding The buildings and driveway access onto the Church property are appropriately arranged to allow emergency and service vehicle access with minor modification. As a result of the Development Review Committee meeting, the City Engineer and the Fire Marshall indicated that fire trucks will access the site from Galena, Main and Hunter Streets. The alley will be used as a back-up access point. The existing asphalt drive entrance onto the property is currently 9' wide. The paved entrance width will be widened to 10' to meet current residential drive requirements, and the adjacent lilac hedges trimmed back from each side of the drive entrance to create an unobstructed entrance. 5. Adequate pedestrian and handicapped access is provided. • • Staff Finding Adequate pedestrian access is provided. There is a covered porch entry provided for access into the dwelling unit in the new structure. Existing concrete sidewalks will be modified to provide a more informal walkway system between buildings. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding The existing site drainage pattern will remain unchanged and currently creates no drainage problem to surrounding properties, as the new structure will not significantly increase the amount of already non -impervious space on the lot. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding The existing church building remains separated from the existing and proposed residential structures by way of a grass courtyard. This will allow an appropriate level of separation between uses. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well -designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding The landscape plan proposes to maintain all existing vegetation, since this is an historical site, and to revegetate any areas disturbed by the construction. Proposed plant materials adjacent to the new building have been specified by a Landscape Architect. The health of the existing lilac hedge that separates the church property from the alley adjacent to City Hall has been reviewed by a Landscape Architect indicating that the Church begin a yearly program of pruning and plant care to return vigor to the parent plants, which are on the Church's side of the property line. The secondary lilac growth, which occurs on the City 12 Hall side of the Church's property line also will require maintenance to survive. It is recommended that a similar maintenance program be provided for this growth. E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes, which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The proposed building includes a garage for the residences on -site, and one staff housing unit above the garage. This structure is considered a secondary structure to the Rectory. Its scale is that of a carriage house. It is designed to compliment the quality of the existing Rectory, but not duplicate its form, nor its architectural elements. The proposed building will have a brick facade, which will compliment the existing brick on the Rectory. The detailing of the brick exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to distinguish it from the historic structure. The roof material will match the new shake roof on the Rectory. The HPC has requested that the roof pitches of the new structure be steepened to reflect the roof pitches found on the Rectory. The gable over the dining room area was steepened to a 12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so that its ridge height would meet that of the main ridge. The roof height was increased by 8", bringing the overall building height to 24 feet. The new building is located to the rear of the property, and is also set behind the Rectory to reduce its impact on the historic site layout as seen from Main Street. The Rectory and the church building will remain the most prominent structures on the site. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less -intensive mechanical systems. Staff Finding The new structure is oriented with the majority of its window area facing south. This orientation will allow for natural solar heating of the dwelling unit throughout the majority of the year. The mechanical system in the existing Rectory will be upgraded 13 with a new mechanical system, which will improve the heating efficiency in this building. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding The roof has been broken up on the proposed building into small roof masses to reduce the amount of snow build-up on any one roof plane. Roof slopes on the proposed building shed most of the snow away from the garage doors. A secondary shed roof is provided, which is 3' wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the drive below, and will also be provided with an internal drain system and snowmelt. A gutter system will be provided over the storage door on the east side of the new building. F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished. 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding Exterior lighting will include the addition of low-key, fully shielded incandescent down lighting at the new garage doors, garage man -door, and at the entry to each of the staff housing units. New site lighting will be provided at the relocated prayer garden. This lighting will include low intensity garden lighting, which will illuminate this garden and the mid -point of the walkway between the new building and the Church. All exterior lighting shall be in compliance with the City's Lighting Standards for residential uses. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 14 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding The proposed development includes maintaining the existing grassed open space between the Church and the Rectory. The proposed garage/staff housing building is located close to the existing Rectory to maintain the existing open space area, which provides visual relief between the buildings, and is needed to maintain the view planes of Aspen Mountain from the Courthouse. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding The remodel of the Rectory and the addition of a new building will result in the addition of three new bathrooms and one kitchen to the existing development. Adequate public infrastructure facilities exist to accommodate this development. Any adverse impacts on public infrastructure by this proposed development will be mitigated by the necessary improvements at the sole cost of the owner/developer. I. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. 15 • 0 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. 5. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. Staff Finding The proposed site plan maintains the existing Main Street driveway entrance and drive location in order to preserve the circulation pattern of the historical site design and the existing open space area. The driveway entrance and apron will be widened to 10' to meet City design standards for residential driveways. Additionally, the existing development requires on -site parking for two cars. The proposed development includes the pastor's residence in the Rectory, the conversion of an existing employee dwelling unit within the Rectory to an ADU, and the construction of one detached one -bedroom residential dwelling unit. The proposed development will require the addition of three parking spaces, for a total of five on -site spaces. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees -in - lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. 16 Staff Finding The proposed development plan will not be phased. Staff finds this criterion to be met. 17 • • EXHIBIT B PARCEL LOCATION 18 kh`l 34p IV • • St. Mary Catholic Church RECTORY REMODEL & ADDITION 9/12/00 Consolidated PUD Application Description of Proposal: The Archdiocese of Denver proposes to construct a two-story single family residence for staff housing above a three -car garage, adjacent to and slightly behind the existing St. Mary's Rectory located on the corner of South Galena and Main Street. The proposed building will breach the County Courthouse view plane by 5 feet. We are proposing a Planned Unit Development designation for the property to allow the proposed structure to breach the view plane as proposed. PUD Review Standards: A. General Requirements: 1. The proposed development is consistent with the Aspen Area Community Plan. It complies with the current land use requirements of the Commercial Core zone. The proposed use of the new building is for residential and garage use. The two -bedroom detached dwelling unit is permitted as a conditional use in the Commercial Core zone district, since the property contains an historic landmark, the Rectory. 2. The proposed development is consistent with the character of the existing land uses in the surrounding area. Staff housing is encouraged in the Community plan, and is a feature of many downtown developments. The proposed dwelling unit will be located above the street level, which is the recommended location for dwelling units in this zone. 3. Since the proposed use is in compliance with current zoning, it does not appear that the use would adversely affect the future development of the surrounding area. The proposed residential use is for parish staff housing, and on -site housing is encouraged by the Community Plan. 4. The proposed development is exempt from GMQS. B. Establishment of Dimensional Requirements: 1 a. St. Mary's Church property is in the heart of the Aspen Commercial Core zone. The future land use in this area is, therefore, most likely to remain commercial. The proposed staff housing is located above the street level, which is the recommended location for residential uses in this zone. The proposed land use is compatible with existing land uses, and appears that it would also be compatible with the anticipated future land use of this area. The proposed building height is 24', significantly lower than the 40' maximum building height limit in this zone. The new structure will also be located immediately across the alley to the north of City Hall, which is 38'-6" + in height, adjacent to St. Mary's Church with a height of 43' +, and the Rectory which is 29'-4" high. Due to the allowable building height in this zone and the height of the surrounding buildings, the proposed building height appears to be compatible with existing and future land uses in the neighborhood. 1 b. There are no natural or man-made hazards to consider. 1 c. The most significant natural feature of the site are the large street trees surrounding the property on Galena, Main and Hunter Streets. The trees on the Main Street side of the property make a significant encroachment into the Courthouse view planes. The proposed building, is located to the south side of the property. This location places the new structure under that portion of the view plane which allows the maximum buildable height on this property, and creates the least encroachment into the view plane. Although the new building will encroach 5' into view plane #2, it should have a very insignificant effect on this view plane in comparison to the impact created by the street trees along the Main Street side of the property. 1 d. The effect of the new building on existing and proposed man-made characteristics of the property has been discussed in 1 a. The proposed building height will have no impact on the following; noise, traffic, transit, pedestrian circulation and parking. 2. The proposed building height is necessary to create a two-story structure which will fulfill the building program requirements of the Church, with the minimal site coverage. This compact building footprint is necessary in order to maintain the existing grassed open space area between the Church and the Rectory, which is the central feature of the historic site design. This open space is used frequently by the Church for social gatherings, and by the Aspen community for certain public events. 0 Were the proposed structure to be one-story, a quarter of this open space area would lost. The proposed building is considered a secondary structure to the Rectory. It is designed to compliment the existing historical Rectory building, both are two-story structures. The proposed height of the new structure is designed to maintain a carriage house scale. Its 24' height is 5'-4" lower than the main ridge height of the Rectory, 19' lower than the Church ridge, and 14'-6" lower than the adjacent City Hall building. The proposed height of this new structure is compatible in scale and massing with the existing structures on this property and in the neighborhood. 3. The number of proposed off-street parking spaces has been established based on city parking requirements and on the probable number of cars used by the residents of the proposed development. Five parking spaces are proposed. Two spaces are proposed for the Rectory, since two bedrooms will be provided. However, the pastor will be the only full-time resident in the main house. The ADU in the Rectory will be a one -bedroom unit, and one space will be provided to accommodate this unit. The two -bedroom dwelling unit in the proposed building will have two parking spaces, although this unit will most likely be occupied by a couple with one or two small children at most. Due to the proximity of this property to the commercial core and the availability of public transportation, the provision of three parking spaces for both of these housing units appears to be more than adequate. Parking is proposed for the on -site residential uses only. On -site parking has never been made available for parishioner parking. Street parking is available for parishioners. Since most church gatherings and events occur on Sundays or in the evenings, street parking has always been adequate to meet the parking demand. 4. Reduction in maximum allowable density due to infrastructure capabilities, not applicable. 5. Reduction in maximum allowable density due to natural hazards, not applicable. 6. Increase in maximum allowable density, not applicable. C. Site Design: 1. The Church property is one of the few remaining sites in Aspen of its size, half a city block. It has remained virtually unchanged for 100 years. The 3 most significant natural site features include a large grassed yard/open space area; the prayer garden with a statue of St. Joseph and a bench which provides a resting spot for many visitors; and a very mature hedge of lilac bushes along the south property line. The wrought iron fence along the front of the property provides a distinct reference to the past through its detailing, and is probably the most identifiable man-made site feature. The proposed site plan maintains these existing features in addition to the historical site layout, driveway access and circulation. 2. The proposed new structure is a two-story structure versus a single story building in order to preserve as much of the grassed open space area as possible. The building footprint is reduced to the smallest footprint possible which will accommodate the needs of the required building program. The new structure is sited close to the existing Rectory. A 5' building separation is proposed, versus the required 10' separation, in order to reduce the encroachment into the yard area. A variance is requested for this separation. The new building is also sited as close to the rear of the property as possible without disturbing the existing lilac hedge. There are two Courthouse view planes which project from the Courthouse site across the entire open space area between the Church and the Rectory. View plane # 1 is directed across the west side of the Church's open space. The inclination of this view plane is redirected to a steeper angle due to the location of the City Hall which is intersected to the south of the Church property. The proposed structure does not encroach into this view plane. View plane #2 covers a large swatch of the site. There is very little site area remaining for development to the west of this view plane. The proposed building is located as close to the Rectory as possible, while still maintaining a minimal building separation in order to reduce the view plane encroachment to a minimum. I The proposed building is oriented parallel to Main Street and is intended to be subordinate to the existing Rectory structure. It is designed in the scale of a carriage house, with a two -bedroom dwelling unit located above a three -car garage. Because the new dwelling unit will be used for staff housing the entrance and principal windows are oriented to the east, onto the grassed yard area instead of onto Main Street. The pastor does not wish to attract any public attention to this entrance in order to maintain the employee's privacy. It is also critical that the Rectory entrance on Galena Street maintain the identity of the primary residential entry on this site. The location of the entrance to the staff housing unit towards the Church, versus Main Street, also minimizes the conflict between pedestrian and automobile traffic, which is a goal of the Residential Design Standards. The garage doors are located on the street facing side of the building. El 10 0 4. The buildings and driveway access onto the Church property are appropriately arranged to allow emergency and service vehicle access with minor modification. The City Engineer and the Fire Marshall have informed us that fire trucks will access the site from Galena, Main and Hunter Streets. The alley will be used as a back-up access point. Since the depth of the site depth is 100', and fire trucks have a maximum hose run of 150', there will be no problem accessing any area of the site from the streets surrounding the property. The existing asphalt drive entrance onto the property is currently 9' wide. The paved entrance width will be widened to 10' to meet current residential drive requirements, and the adjacent lilac hedges trimmed back from each side of the drive entrance to create an unobstructed entrance. 5. Adequate pedestrian access is provided. There is a covered porch entry provided for access into the dwelling unit in the new structure, as well as a 3' shed roof over the garage bays to provide protection from the elements. Existing concrete sidewalks will be modified to provide a more informal walkway system between buildings. Access for a handicapped employee is currently available into two small guest rooms existing in the lower level of the church that if necessary can be retrofitted with a full kitchen. 6. The existing site drainage pattern will remain unchanged and currently creates no drainage problem to surrounding properties that we are aware of. D. Landscape Plan: 1. The landscape plan proposes to maintain all existing vegetation, since this is an historical site, and to revegetate any areas disturbed by the construction. Proposed plant materials adjacent to the new building have been specified by a Landscape Architect retained by the Archdiocese, with many years of experience in the Aspen area. Plant species have been selected which are suitable for the Aspen climate. The health of the existing lilac hedge that separates the church property from the alley adjacent to City Hall has been reviewed by Landscape Architect, John Laatsch. Mr. Laatsch's recommendation is that the Church begin a yearly program of pruning and plant care to return vigor to the parent plants, which are on the Church's side of the property line. Dead wood removal, pruning, fertilizer and mulching should be included in this program. The secondary lilac growth, which occurs on the City Hall side of the Church's property line also will require maintenance to survive. It is 141 recommended that a similar maintenance program be provided for this growth. To prevent any disturbance to this existing lilac hedge during construction, Mr. Laatsch recommends that the new building be located no closer than 7' from the property line in order to be able to protect the roots of these plants. Prior to construction the roots will be pruned minimally, wrapped in filter fabric, and a drip system used to maintain moisture to the roots during construction. 2. The most significant existing natural and man-made site features include the grassed yard area, prayer garden, lilac hedge and the wrought iron perimeter fence. These features are significant elements of the historic site plan and will be preserved. 3. The Church has retained Landscape Architect, John Laatsch, to prepare a recommendation for the protection of the existing vegetation. We feel that with his years of landscape experience in the Aspen area that his recommendations will be appropriate. E. Architectural Character: The proposed building includes a garage for the residences on -site, and one staff housing unit above the garage. This structure is considered a secondary structure to the Rectory. Its scale is that of a carriage house. It is designed to compliment the quality of the existing Rectory, but not duplicate its form, nor its architectural elements. The proposed building will have a brick facade which will compliment the existing brick on the Rectory. The detailing of the brick exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to distinguish it from the historic structure. The roof material will match the new shake roof on the Rectory. The HPC has requested that the roof pitches of the new structure be steepened to reflect the roof pitches found on the Rectory. The gable over the dining room area was steepened to a 12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised to meet the dining rocm ridge, and the pitch of the gable over the bedrooms was steepened so that its ridge height would meet that of the main ridge. The roof height was increased by 8", bringing the overall building height to 24 feet. A scale and massing has been established for the new structure that will impose a minimal impact on the Rectory. Both buildings are oriented parallel to Main Street. The new building is located to the rear of the 3 property, and is also set behind the Rectory to reduce its impact on the historic site layout as seen from Main Street. The Rectory should remain the most prominent residential structure on the site, since it is the original residence and an historic structure. We feel that the carriage house quality of the proposed building is indicative of its intended use, and that it is compatible with the scale, character and massing of the adjacent Rectory and with other historical buildings in the neighborhood. 2. The new structure is oriented with the majority of its window area facing south. This orientation will allow for natural solar heating of the dwelling unit throughout the majority of the year. The mechanical system in the existing Rectory will be upgraded with a new mechanical system, which will improve the heating efficiency in this building. 3. We have broken up the roof on the proposed building into small roof masses to reduce the amount of snow build-up on any one roof plane. Roof slopes on the proposed building shed most of the snow away from the garage doors. A secondary shed roof is provided, which is 3' wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the drive below, and will also be provided with an internal drain system and snowmelt. A gutter system will be provided over the storage door on the east side of the new building. On the Rectory, there is currently a rain gutter on the south facing eave of the non -historic portion of the Rectory, over the walkway into the rear of the house. This gutter will remain. The roof over the northwest side of the Rectory, which is also a non -historic addition, collects a heavy load of snow which is dumped onto it from the roof above and requires a considerable amount of maintenance. A new concrete slab roof will be poured, which will include snowmelt and an internal drain. F. Li_ Qhtinq: 1. Exterior lighting will include the addition of low-key, fully shielded incandescent downlighting at the new garage doors, garage man -door, and at the entry to each of the staff housing units. New site lighting will be provided at the relocated prayer garden. This lighting will include low intensity garden lighting which will illuminate this garden and the mid -point of the walkway between the new building and the Church. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards for residential uses. 7 G. Common Park, Open Space, or Recreation Area: 1. The proposed development includes maintaining the existing grassed open space between the Church and the Rectory. The proposed garage/staff housing building is located close to the existing Rectory to maintain the existing open space area which provides visual relief between the buildings, and is needed to maintain the view planes of Aspen Mountain from the Courthouse. 2. The proposed development will remain under the existing sole ownership of the Archdiocese of Denver. 3. St. Mary Catholic Church will continue to maintain the open space on this property. H. Utilities and Public facilities: 1. The remodel of the Rectory and the addition of a new building, which will include one staff housing unit, will result in the addition of three new bathrooms and one kitchen to the existing development. Adequate public infrastructure facilities exist to accommodate this development. 2. Any adverse impacts on public infrastructure by this proposed development will be mitigated by the necessary improvements at the sole cost of the owner/developer. 3. The developer and owner of this property, the Archdiocese of Denver, will provide at their cost, the necessary utilities and site improvements as required to implement the proposed development. I. Access and Circulation: The proposed site plan maintains the existing Main Street driveway entrance and drive location in order to preserve the circulation pattern of the historical site design and the existing open space area. The driveway entrance and apron will be widened to 10' to meet City design standards for residential driveways. 2. The existing development requires on -site parking for two cars. The proposed development includes the pastor's residence in the Rectory, the conversion of an existing employee dwelling unit within the Rectory to an ADU, and the construction of one detached one -bedroom residential dwelling unit. The proposed development will require the addition of three parking spaces, for a `otal of five on -site spaces. The site currently provides 0 • • parking for seven cars. The reduction in the number of cars parked on -site will reduce the impact of traffic entering onto Main Street from this property. J. Phasing of Development Plan: The proposed development plan will not be phased. 6 Nl� 4r T +. l lilt r x 1 t�7 r� ItGf[RGi',CG POI r+r Two \ CouR -0. 5e Fw MNF -1 COURT -'C VICN rl-WG �� I MAIN STREET 1 \ COUGRCTG MM1�LK - CJtiG RGiC 0�.11II IN��Y . • � nYe \ IDi�rr STORY LT / I ` \ YSIr+WT IO I /BRICK CHURCH,//'�;/ cr' ' I • -- _ i i - --r .+ w .O. E zC T! . L �-C_ I' ALLEY- ELOCK 93 ----------------------------------------------------------- --------------- I I I lJ_PDATE.GEKTIFIC,ATE I I I,JAn 16 Ee, AEG YG"Sf!� iA ^I; DFLNiCetC2.7 i ii`1" I WV"E A VIgUAL It-�.CiI rR�XTY Vet I Ham! Kc CHAJ- xsi EYLEP' /''%' n x c zo •� el5s eG4RIN6 tL)HI/ MKUMCV75 AS 5,.,Wk A I a �U_K�/EYDR'S =IFICAT E I p^ . f z • z �' 9 L,y o I HERESY CERTIFY THAT ON AP91L IS, 1992 A VISUAL I kd.e3f C UeTIFY THAT Tu 5 Av 4C LATE Y ' _________ ,F -0., I >" ^ L GET:GTS 4 SURV GY MADE, INSPECTION W45 MACE UNDER MY SUPERVISION OF THE uNOFR MY fr.'A`Jn/+SIGN CV A.:b1.�ST 24, +119 C!' LQTS A - I BLUX 4S, I PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND C:TY (� AS --.) ,I. CpLofGLPO. THEREON. I Alpine Surveys Post Office Box 1730 Aspen, Colorodo 81612 303 925 2688 ALPINE SURVEYS,INC. BY:. APRIL 17.1992 LS ALI M CYS. 'NG. ISCrIeMOCK 4, Mal Surveyed . — c, F191f4i" IO 2y +- KJp VIGW �L Drafted + w e a 4- 17-92 urOATF- rltle Job No 51- LOTS A- I, BLOCK 13 CITY CF /.f>7E.V, CC'1pRAm .I i e \ t SL-CcL^,CL IG HT TWO slew n"fE � MAIN STREET W. FCyND ,2L„y,r w•FIAS _ Sii Y r--------------- ypIS1 . 0•. I / Twa sTOR+r scrx HQXC / I �.et+•+p.;�� i \ +\ m'c�a�t'.ICE�!i // � / \ TWO STORY /ORIICH� CCH «• fr r V //. Y^ :� =' °. e• Prole i _ \� � / ", i ; / 9 ENc o-Ts. -ass..ae oar ue.n 1 7- ALLEY- $LOCK93 I_ CERTIFICATE I„ME� F. fC�ER, HF�3YG�aV}'THAT CFI DE'FNiC 27, I-4 I Wt A VISUAL IhI-YECTICH OF THE rFtGpF_tC `r `� 1GWhi HElcEON . NO Ct-iA:F r> WEr-e Fa-rAD EXM— ,•'b IPnM AND N' T HE-zf7N. . ALrINE--k.KVCYt,INC. crr. _____--------__-_-- JA VE5 C�1Tt'---- -- - ----- L.5 9164 --- I —G1I-t—::� i 1 HERESY CERTIFY THAT ON APRIL 15, 1992 A VISUAL oqO CTION WAS MADE UNDER MY SUPERVISION OF THE PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND THEREON. ALPINE SURVEYS,INC, BY. APRIL IT, 1992 LS O f D b 30 n0 90 FT SCILG' �• •,0- 9ASIS O• gw•AKIN6 ` IOVND M mjmel TS AS 5"OWN. SURVEYOR'S GEK_TIFIG4TE I HCRMSY CeXTIPY TWAT THIS NAF A CUR `TMLY M--rS A SVRVGY MADC UMPOt MT SUF---RVI SION ON MX+UST 7A .,969 OF LOTS A - BLOCK 4S, CITY CP A$/t_• 1. COLORA OC ALn NQ SAVCI mil aw GlITCMau c, MD, L.S Oat. ST. MARY'S CHURCH RECTORY YEMOOEL A ADDITION ASPEN. COEOAADO OLSEN + KELLEY ARCHITECTS 117A &C. SUITE ]as ASPEN. COLO•ADO 970.9:0.7651 . Alpine Surveys, Inc. Post OT11ce Bm 1 Aspen, Colorado 81 303 925 26M SUrveyed s :.a .. c _ Rowel" 1027 DT roo V I!W P rbo 12.212 UPDATE LOTS, - I 6L 13 �I'Y y A=sz4. CG4. JR� Glsrlt ST nsRT•s 7w.c�i: I «FLw cz bIM d+C 0 \ RtreJttrKl M— TWO r MAIN 1 STREET ,1 - coNCRGTe�r I AtnNG N•I r-� M I / 1 ` . 1 1. 4 L .. ti + nrw•/r� � I C�urc�t ci l- t �6lCw- - ALLEY- FLOCK 93 I _ Yt�1 LJlaFli7!-_{CeLJ�_//-T-T . UPDATE ;VVI�IC,ATE ---- ---- - xr>r�n :.accr�iru E,e i,v _zow_ :_ F es, rEc�-Ts"-17rrT-J,4T'o I2-, _ "!2i Ftat4.31GEi�� a.12-I�w >s�urz� t _, nc 4e tYTout >s 1•J'W.� A V19l:AL ih�—PFCT7ct-4 OFTi-IE reG`m-iY a Cwly HE�SGN. NO CHAII- o WEGL FCUJD ecur A7 I �f�WN Al�ItidT1=J H�'�L---QR._AT'-•� yer•-- ------ --_ ..__.— - ALr!NE' .tCYEYh, INC. _ PLANT LIST QMW�1 Rrl !' ,wSF C'I.WtI�'. wle' .ar.. .vw z+oewlx /r]WLGT /at7t!/JQ'S ,!y'ta' / / OC BIB "GAF wW� / .¢aR�ta'.anc[caaS ,�v+Kr f �• aia /.4'F wwo / ,�"sasxa' axls�r.>.r/�+r rJ,ea sia JI evowd, Aa'avrar ,gJise.azx�v �y.rn� J -;11 i ./ILo IQVOMZZW .Ma'aw" .J:ps,W /{• .Yru ,.ff 12W J- :sna w.ru.s,r vxzz r Aza aq7- a 12,y i .Miwa.arwrtzEvr.�+rRrF % am." ./ .av/RCs94•6 awrrc� AVWT' sals9•',ufF6�' yaxr . PrsoT�:-turn►:ram---:a:r�rr�cr�-,-.��.rzur �:aua.T�a:rr,�-v�r�-� -- - - -e>r rar >arras_wF>i T�E�le�c. ��az :77. -=-�rGa.T�.; s->�r�►c.=suer-a>�E_-ro.-sn�:mrss�nLS�� »t['_z.�u¢._ — --- - ' <eNc•ee-e •vn_c I I eJ..ty I Cv.a RLTG sT.,,Rs _ i-----_--------- PW,tGtF;'E1.6C.r"`�T.;E, �(11:�',�.G'S✓ -- -- ------------- -- -.--------------- I I I ] S a L �•` ,O 90 FT s� :- • a' 6,S,4 T-eAR:N6 1W ND MONVMGNTS AS ` Iow'N I I _ EYOR'S CERTIFICATE I I HERESY CE4TIF/ THAT ON APRIL 15,199[ A VISUAL I M[RE6T C'"TFf THAT THIS At ACCURA'r4T yE 'CTS A Stn JsY MAvE INS,-CTION WAS MADE UNDER MY SUPERVISION OF THE UNGTR MY 'StFCS[V: SqN _+N AL[ JST 24. I,/9 3-I M5 A - , [3t..:cx 45. PROPERTY DESCRIBED HEREON, 140 C14AMOES MERE FOUND CITT .7 A+�-.N . COLORADO THEREON, ALPINE SURVEYS,INC. BY: APRIL 17, 1992 LS r e•[ HrD. ALM-W 51EVZTS INC DF' SllTr�soc 4, Mill 1.9.• r 14W e+.• I f I VAr1L;> ?:— - :-I:I �. OI ri' NF.T. :,' NPr aI=I KLY203 =L-TZ� ('ITJCn._�l . 5 T. M EL R Y 'S CHURCH /\I lJ-�/ - --�- � -- � RfCiORY NEAgOEL S 100171pN A4RL COEO16100 Ol + ARCHITECTS II] 105 AYENKN.. CDCO LOtA00. -- 9R9=QI6f1_ r-L ST. MARY'S CHURCH KCToqy REMooLL & ADDITION Asp(K co ooAc>o OLSEN + KELLEY ARCHITECTS • 117AVE305 AWUN. CCtORADO 970 920.7651 ST. MARY'S CHURCH INCTORY WM00(1. 400IT" A5r(N, CIX DO OLSEN + KELLEY ARCHITECTS 111io((305 ASV(M. COLOKA00 M9.0,651 7 I s � ST.WRYIS CHURCH RROIt� - i ADDITION Ay[N, COIOSADO OLSEN + KELLEY ARCHITECTS .`1 ` _}• r-� ,,.4K �'\ t" fit. f • �. MARY'S CHURCH aCtO[Y nfh000fl 1 ADpfIOM A . MOVADO OLSEN t KELLEY ARCHITECTS tas: I I) M. ,;�� - iig��Uri s Lam' , v • v p �iGClz SPY . ;&r - -10 -+V 0 Ote ST. MARYIS. CHURCH KaORY NUAOM & AIDDITON ASKK COILOPAW KELLEY ARCHITECTS I,WlW 41PIll COLMADO 110*111101 f iPX -I �s - I-o —1- —. uo _ I ST. MARY'S CHURCH ` � � • �on Re.noei a ,oa�nr+ Au[K caoe.m �OISEN + KELLEY ARCHITECTS 117 I.IC SLIT[ 10f ASMK COIO.-40 110.930.16s1 M I 1 l ST. MARY'S CHURCH UCTp NEWCf, L IMTL A-V[N, COLOR DO OLSEN + KELLEY ARCHITECTS I iJ M!C %llf X5 A5M', COIC� 9M 9:0.7651 • s• _ � - ~- , v '�f• -- -� '.d.j• - 1tii K•��_ c: rw - _ -.�1 ._ ._ - -- - —� � _ -i_- _ .- ..... - �-- L-JU1, - ! I I� - J' � -- ' I o ,' z _ -; %Xr�lN�i� Nam,. _;�� -`'. � " /4 � -- •---:-_'_ _ _..._ __ __ ..- ----_ _ .. �- - ---- --- - - •- -- I I �n-7, f i I IL 1 i I ,1 MI 4 Inin _ !=J,' i C :I T. MARY-'S CHURCH NCO" VINO= i floamm" is" momm I r �-wry ar---Pa o41t� +�Z a MM,9�rf7 v1a�?rN� —' — • 5 I F..Y00� 5.^.w-a P� ice' 4v�•G� 1�1�y I � I uN it IJ • I G � � � �� f ! r N►�'�i 1J W"vpIIJG. rt ' Goue�Nou�� V��W ST. MARY'S CHURCH RECTORY lu co s �DilcO ASPEN, CCIEORADO OLSEN-+ KELLEY ARCHITECTS WC. 54E..)as A91N. COEORA00 970.920.7651 • r • ' CowCRCf6 M:4,lK FOUND' REEVE W/PLAS-- L.S. 201St REFERrlKt roINT ONE RCF[JCENCE Pbi NT TWO GOtMT MBE VIE.YJ MNL CouKT 1UjsE VIEW rLANr I MA)I�T I STREET \ I 1 3 ALLEY- BLOOD 93 UrPATl` GERTlFICLATE .lq}✓IE5 F, r-r� , FBr[Bl-Ct3glFrTW+T OH DECFFMMIK 27, I i99 I "OPE A V DUAL Ir--lf�PECTIOM OF TH E FROMMTY NO Cki*,GF57 yVEr-E FCL ND EXCEff PF IPrAJ AND NOTFl� H6r-Erf)N. ALr[NESUIo/E`h,INC. V'. __________-------_- _ - ---------------- JhMES F. DATi``--- -------------------- L.`2 11D! Alpine Surveys, Inc. Post Office Bout 1730 Aspen, Colorado 81612 303 925 2688 1 IA CCNCRC TG 1-1RS — — — — — — — — — — — — — — — — — — — — Iti YI o e SOD `10 90 50 FT SGA I • 10, —S LF e>FARIN6FOOMP MONUMENTS AS 5HOWN. SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT ON APRIL I5, 1992 A VISUAL I HERMY CERTIFY THAT THIS KAP . URA7ELr OE))T5 INSPECTION WAS MADE UNDER NY SUPERVISION OF THE uNor�t MY 1tiCVI slor.L oN AU61/5T 24 I1e4 CF LOTS A - 1xoc�c ram, PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND THEREON. CITY OF 46PIE.1 . COLOX^. . ' ALPINE SURVEYSJNC. BY: APRIL 17, 1992 LS ALPINE Si� , INC. ow —_ GeJPY 11a 4, pe1 LS.6 Stfveyed 6. 7A e1 , cpawlsim 10 25 e1 (/ o VtEWrLA te,i) Df1fW 1 4 er a. 4.17.92 12.29.99 UPDATE. II O fIRE.MYO. oWv ST. MARY'S CHURCH RECTORY REMODEL A ACDIIION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 AABC, SUITE 305 ASPEN, COLORADO 970.920.7651 TRH: LOTS A -I , BLOCK 13 Gill c".IF A_; _N LiLORA✓P(- Job ND e1- ts7 E,al d 5T W.WY,5 CNUR— ' -• . RCFEREIYCL POI NT Cl^IE \ � /' ��7�~I..111SG V I LW Two L � • • • . COURT FI0.RE VIEN PLANC I{e� MAIN STREET I A Fi'Jt)ND R£33aG W�oLAS 51 � - F� - 1bUND UTY MOUVMENT S. ]U151 ------ �t- FIRE MYU 1 1 I I I• - '� 9.D I T/VO BTOICY eRC R HOUSE I I1.y�I y / I : n � lJl1Ni. t l `17 ASPHALT � \ STG➢5 TO TWO STORY . I oCN _ II. PARKINCT Y" rZ.�♦�Lw.�� \ I I-S— / 5RICK CHURCH 15. � :VR<H � _ II I 5 l."•r"li"GY _.. .•iJil'XTJ�_ ` SUE ---- ----- ---- Il ✓ 7AT S/ /S25YAIG - I g ca.r cY£ wax b) . L-- - ---- I_a•T]" \ it / 3 � � fg�-yTevcrun-� lt�, )r� I I -_ _-•�_----�-�1= _ , - / F� O- B"RN£ ._ _. "_�'—..Irll.+ai-__. ..— I • •------__— --.5 * _—___ E �� \ 1 I 9 / _ 1 � 1 L.1 .6: ENC. orr. -%�F ALLEY- BLOCK 93 rs.lr� C�ig?,l�.cfy„gcrl,^sc-- ---- _ f8>'rj'rrI I 1 A t - -----------— — — — — — — — — — — — — _ — 1G,Lf.tL I�Ira}I•LZE•5::=��?__ I UPDATE GEFTIFICATE I I, .1W✓tE5 >_ >� � � �r C�cTIF'(TH/:r oN t�liulc>=ic 27, — ��- �- r�1 _1_i�d't1'-r-a.-�s `r�,nr `I9i I U� A VI JLf' It,�cnoH OF T4-IE rw)t 7 Tr �CLUQE� moo 151�_ ! e mwam f+KC2t1biC _- ` �C7VVt I HEYEN O. NO C4- t WErE FcA_t ID EXCEPT A5 q � - ---- ° MOAT I Af�1 K)TFS� HErZOH, PF-% -G�ffi �5t'ysR�T _ �o ao - suLe I •a m eo FT --------- — - — — RAS- CF 0-AK(N6FOUND M KIjMENTS AS SHOWN. JAME'5 .f�EgE , $UXVL: OQ 'r2 OUIEI �T --_____-- LPJ.iI I HEREBY CERTIFY THAT ON APRIL 15,1992 AVISUAL 1 HERESY C£]CT IFY THAT TN 15 MAP fCLURATELr DEYICT5 A 5LXVE'{ MAV I ________________ INSPECTION WAS MADE UNDER MY SUPERVISION OF THE VNDER MY 5UpexvI SION oN a.KwS-T 24.1159 CF LCI A - I , BLACK IS, PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND G1TT 6 ASPE1.1 . CoLoRIAD THEREON. PLANT LIST A [:,•fD7I' 6t7GifC E' .NOIF G, �y,yyk- Q.�_. - AWr Q]IeEN/S ♦ .laCC(d l.1MGlAfYS de4'~ / .47WLL6 l.8rJC(C�R`7' 1 QC. BtQ AWF~ / .v°c6. 4"u WI I Sinn/awr-.vr e".W e r e e a'MMca srcrV*2W QW1A1 A2QRRW !O asEc A' arv. ! �rru .ari>xttsr .7uro+F' ,Fr�xuwF.ro-�ru 1 AR'I1Glfr aS/£AM iCA17.7fIF.K'SNCYXl�11%' R'N/ annrxnz6 awxlzrur+c6' awlr w asrr ALPINE SURVEYS, INC 9Y _ G—ER•IX 4, Mel L LPI NE SURVEYS,INC. BY: APRIL 17, 1992 LS �,.� Ga T14W ex• 2'"" _ 1 _ \_'•N.P.T. ,} �oTE�.r �rL.orr�s r=ur�F.ac, �ars-t�cr � cL�,rzirz- �aslcAw�'�Iw t�iz. r-,r�c�: 1" - ml�r�R3ra►�- �c ar mcmmIrz"-vrr4 FmI'I-siz- Ric �ztp _ S T. M A R Y 'S CHURCH i IGLY�Oe - I RFCIORY REMODEL a ADDHaN ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS -.117 AAeC• SITE 305 AVEN, COLORADD 970.920.7651 • i � 1�GTo(ZY ��1�t7�1.� - fir•• �I.p�� PI,�I� y— w� 4iro�� - _ !o•u•oo ST. MARY'S CHURCH REL70KY REMODEL& AMEEION ASPEN, COLORADO.. OLSEN + KELLEY ARCHITECTS 117MK, SUITE 305 ASPEN, COIORADO 970.920.7&SI 0 0 ST. MARY'S CHURCH k,I IOPv k,.0(41 A 1110ITION ASPEN. COLORADO OLSEN + KELLEY ARCHITECTS III AB SUITE305 ASPEN, COLORADO 970-920.7651 0 .0 ST. MARY'S CHURCH RECTORY REMODEL A ADDITION ASAEN, COLORADO OLSEN + KELLEY ARCHTEM 117 AA®C, SUITE 30S _ ASnN, COLORADO. - . 970.920.7651. .7 yF' _ � v' - b • I I •oo • ST. MARY'S CHURCH RECTORY REMODEL L ADDITION ASPEN. COLORADO OLSEN + KELLEY ARCHITECTS It 7 AARC. SVITE 305 ASPEN, COLORADO 970.97R.765T 1T�`�� _1N�T 1liYTlo1� rt-rGT� o fff� �,4o�Ott- Tc OLS+ KM CO ARCHITECTS yly � (s II•� 117nnRC �c. aura x�wr�r c +, caaRAoo 970.920.765/ I � Poo - to I n. n. I r la5;w, i �4VIrjv r t oti z o' - l4eT I - I Y t2. f �ytAoEe< i I .f I el vf- - 6A TI I I -- I E II•b Nb Y1G Yv Tpl ----- ST. MARY'S CHURCH RECTORY REMODEL 6 ADOIIION ASPEN, COU'MADO OLSEN + KELLEY ARCHITECTS 117 MK, SUITE 305 AWN, COLORADO 970.97LL7651 • • ST. MARY'S CHURCH RECTORY REMODEL b ADDIOPI ASPEN. COLORADO OLSEN + KELLEY ARCHITECTS 117 AARC, SORE 305 ASPEN, Ca_pRADO 970.920.7651 ���� ��� 5 15• ao ST. MARY'S CHURCH RECTORf REMODEL A ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 MRC, SUITE 305 A$eK COEORADO 970.920.7651 I U • • • 0 ST. MARY'S CHURCH RECTORY REMODEL i ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 AARC. SUITE 05 A5KN, COLORADO 970.910.76SI 0 AVA 0 ST. MARY'S CHURCH RECTORY REMOM & AMMN ASPEN, axomw OLSEN + KELLEY ARCHITECTS 117 MK, SUM M ASPIN, COtONA00 970.920,7651 -ew �+ lNp' RFEAR W�PLAS �S 10�51 II� REFERS-I'IGE POIN1 OryE COURT f10.bE VIEW rIP.NL \ It RfJ[REfYCE M.NT TWO {.�� C.p�JCT rC(/. VIFW PUNS MAIN STREET I fI \ \ ALLEY- BLOCK 93 ------------------ --- I I I�PDATE GERTIPKATE___- - -- ---_— --- I, u 1✓IF F 1eF5E�e, F-�E�YcogiFYTHA DbCEmCEie 27, i9`t I i�l% A VI')UAL IIN'�:>PEC"n Pt tzrY ` N HEKEON N- EXCEYI" Ah ( �-IGn,'N Ate iJ6TED HE�FL7I�1. � •` �, 9 ALPINE --k vF-rh, INC. vr'; _. 4L �ATl=- I Z�z7 94 L5 0 — — — -- ----- ----� I 0 5 b » X V0 50 FT SULG i- W' 84SIS ff GEARING rbJNt• NIONUMCNTS AS ` WN. I suizveraRI I FICL-TF F CC- I HEREBY CERTIFY THAT ON APRIL 15,1992 A VISUAL I HEREBY CH -FY THAT 7W5 MAP ACLUKATp�Y tf_ ICTS A siif MADE INSPECTION WAS MADE UNDER MY SUPERVISION OF THE VmtE MY 5UPE0 ISION oN AUGUST 24, 1Te9 CF LOT5 A - I , BIDUC 45, PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND CITY OF ASPEN. COLORAOo THEREON. ALPINE SURVEYS,INC. BY: APRIL 17,1992 LS ALPINE SR, I-S. INc ®C' SFPrEMBGR G, Het L-s.* MONUMEN�Y FIRE R D O Alpine Surveys, Inc. Post Office Box 1730 Aspen, Colorado 81612 303 925 2688 Surveyed a u. ei c c PAwworm 10 25 pT Crop V mwrL f--5) Drafted 9 C7 FE . 4- 17-92 12.21.19 UPDATE Title LOTS A -I , BLOCK 13 CITY OF A� CQLpRAGYJ Job ND Br- 1-,7 C"t 5T MAKY'5 OWI& N A % ' of 000 l ' I 1 I InOf 1 i 1 I 1 j 1 I i i 1 � 1 + 1 1 I I ---------- ----------- ; I 0 \I y ARK:NG AR 1 .------------------------ 1 ; I , 1 , 1 , 1 ' -- r I PARKING AREA 1 '-(--�--`- -- ------------------- 1 1 I I , 1 f 1 1 1 I 1 1 1 1 I 1 1 - ' 1 111;111 1 I 1 I I 11 I I i 1 1 N SPRING - PARK 1 N G AREA 1 Irn I ` 1 , t ` 1 1 1 � I --f r F�� LI� G H4 1.1 - r---� - ------ I j. L-- - ----------------- - --- ----- ------------ I 1 r I 1 �\ 1 1 � - 1 1 1 I I I 1 � I 1 I I 1 1 ; a Z uj 1� , 1 1 ' 1---"" = ------- � 1 1--------`-S F r / / 7910 F HG•rKINS AVE • T Pi' NR/�rtX/ 1 ,�, �✓.. 7i0I12.3Y _ w. ��ay.'1 t2nZ i je{ o G�UU� �4 fad Vl r-�`IJ y 4( 0 CrA1.q i F11114Fir-Je- t)�m ui,' rT 404-L, ---- - ���'°' `� '►`fig � -M io i v V v jai q/n1a' ST. MARY'S CHURCH RECTORY REWDEL& ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 AABC, SUITE 305 ASPEN, COLORADO 970.920.7651 w 0 • ORDINANCE NO. 54 (SERIES OF 2000) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING A PLANNED UNIT DEVELOPMENT (PUD) FOR ST. MARY'S CHURCH, LOCATED AT 104 SOUTH GALENA STREET, LOTS A -I, BLOCK 93, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-073-31-801 WHEREAS, the Community Development Department received an application from the Archdiocese of Denver, represented by Reverend Michael Glenn and Olsen / Kelly Architects, for Planned Unit Development (PUD) for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen; and WHEREAS, pursuant to Sections 26.445, the City Council may approve a Planned Unit Development, during a duly noticed public hearing, comments from the general public, a recommendation from the Planning and Zoning Commission, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; and WHEREAS, the Community Development Department reviewed the St. Mary's Church Planned Unit Development and recommended approval; and WHEREAS, during a duly noticed public hearing on October 241', 2000, the Planning and Zoning Commission recommended approval of the PUD to the City Council, by an unanimous four to zero (4 - 0) vote; and WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, and the applicable referral agencies, and has taken and considered public comment at a public hearing; and WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare; and WHEREAS, during a duly noticed public hearing on December 11, 2000, the Aspen City Council approved the PUD by an unanimous five to zero (5 - 0) vote. NOW, THEREFORE, BE IT ORDAINED BY THE ASPEN CITY COUNCIL AS FOLLOWS: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planned Unit Development (PUD) for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen is approved with the following conditions: 20 M ' • • 1. That a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a new separate service line shall be required for the new two -bedroom unit / garage addition prior to the application of building permits; and 2. The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two -bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 3. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC; 4. That the Historic Preservation Commission denied the request by the applicant to replace two original windows on the south side of the rectory with doors; 5. That, as required by the Fire Protection District, the applicant shall provide an adequate driveway access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 6. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments for the St. Mary's Church building which include: 1) a ventilation duct in the alley, 2) a roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; 7. That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for review by the Engineering Department; 8. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 9. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; and 10. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space. 21 ' • • SP.( tinn 2' This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. fiectinn 3- If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on this 13th day of November, 2000. Attest: Kathryn S. Koch, City Clerk Rachel Richards, Mayor FINALLY, adopted, passed and approved this 1 lth day of December, 2000. Attest: Kathryn S. Koch, City Clerk Approved as to form: John Worcestor, City Attorney Rachel Richards, Mayor CAMy Documents\Current Cases\St. Mary's\StMarysPUDMemoCC.doc 22 Q ST. MARY'S NOTES `,a,. V ,, This is a Public Hearin-, to consider Ordinanc # 54: That would allow the i�,Iicant, the Archdiocese WDe er, (represented by Rev. Michael elIN : \rchitects, to establish the St. Mary's Church site as a Planned Unit Glenn and Olseryi� Development or Pt 1D Hi order to restore some features of the original rectory building, remodel an existing addition to it, and to construct a new 2 bedroom unit (for staff housing) over a three car garage %\ hich will breach the establishe ourthouse view p ane feet. The sul jcct property is known and described as Lots A -I, Block 93, City and Townsite of Aspen lociitcLl in the Commercial Core (CC) and lies within the Commercial Core Historic District. REVIEW PROCEI)t RES: The City Council ix ch::r_ ed with hearing a proposal for this PUD, which incorporates the following key element.: 1) Encroachment into Courthouse view plane # 2 by fow feet; 2) Varying the Building Separation dimensional requirement for the CC Zone District from 10 feet to ii\-e feet; and 3) The project / Pt 1) will assume the normally required dimensional requirements of the CC Zone District. [The intention of the rc,'curse provided in a PUD process, for an applicant wishing to breach a view plane in the City t .Aspen, is to allow the Planning and Zoning Commission and City Council to discuss the ;lWrits of a specific project in context of the view plane it is proposing to breach and the existing_ value and importance of that view plane. Staff agrees with this recourse because the vixv planes were established to maintain a certain quality of community importance. 7 ,� PROCESS: rripr THIS PROJECT RECEIN 1 u THE FOLLOWING LAND USE APPROVALS: 1) CONCEPTI �L . �1'1'ROVAL FROM THE HPC; 2) CONDITION �L t A: ( FOR 2 RES. UNITS IN CC) APPROVAL FROM THE P&Z; AND 3) UNANIMOI .s RL.COMMENDATION FOR APPROVAL FOR THE PUD FROM P&Z; AND 4) THE PROJECT WILL RETURN TO HPC FOR FINAL REVIEW COURTHOUSE VIEW PLANE VThere are two Court I -louse View Planes originating from in front of the Pitkin County Courthouse, above \\ Bich no building shall project. When a mountain view plane projects at such an angle tli.it reduces the maximum allowable building height_ pennined-in-a certain zone district. the development shall proceed as a Planned Unit Development, to provide or maximui,i ►lexibility in building design with special consideration to bulk and height, open space an,l pedestrian space, and similarly to permit variations in lot area, lot width, yard and huil..ln�,, height requirements, and view plane height limitations. HPC REMARKS ➢ The HPC 11kcJ the main proposal in general, gave some specific direction on the roof pitches, and \� ill also wait to see the results of the story poles and responses from the City CoUncll regarding the view plane issue. RECTORY REMODEL. ➢ In regard to thc historic rectory building, several alterations are proposed: 1) Reconstruct the tower that originally existed on the building, using photo-,raphic evidence. 2) Meter boxes and two satellite dishes are to be removed from the fagade. 3) Removing the existing metal roof and installing wood shingles, as the building originally had. 4) Removing the solar panels and reconfiguring doors and windows related to th- interior remodel of the space. 5) -+y 9 9( Abu C l b t'� VU-K W 4) IN SUM Staff recommends the City Council approve this PUD maintaining that the proposal contains a benefit to uic City with respect to: 1) Providing a large-hedroom ADU and a two -bedroom staff -housing unit located in the downtown core: 741 JZ �2) That this project represents a good example of an infill-type development that makes sensible use of va.;;nt space in the commercial core; ; 1�asti y �F 3) The proposed strucuire is subordinate and respectful of the historical structures on the site; 4) Is sensitive to the �.Isting old stand of lilacs at the rear of the site; 5) Maintains much (:I' the existing open space on the lot; and 6) Is respectful of the historic focal point of the site: the Rectory and Church. 2 CITY COUNCIL AGENDA December 11, 2000 5:00 P.M. / \ 4/v�1 \v �y I. Call to Order v eo' iv Roll Call Scheduled Public Appearances �� ���\ ` 1\ -V IV. Citizens Comments & Petitions (Time for any citizen to address Council on issues ` NOT on the agenda. Please limit your comments to 3 minutes) ti V� Special Orders of the DayJ Mayor's Comments )a) Councilmembers' Comments �' 1 9' City Manager's Comments �U yi% Consent Calendar (These matters may be adopted together by a single motion) a) RFTA Resolution 5, 2000 — Adopting 2001 Budget b) RFTA Resolution 6, 2000 — Appropriating Money for the 2001 budget �cr c) Ordinance # 57, 2000 — 2001 Fees d) Resolution #151, 2000 — Approval of Housing Authority Supplemental Budget for 2000 e) Approval of Housing 2001 Budget f) Puppy Smith COWOP- Appointment of Task Force g) Resolution #156, 2000 — Contract KD Housing — Truscott Redevelopment Financing VII. Public Hearings ,ii� Resolution #153, 2000 — 2001 Budget ,aT Resolution #157, 2000 - Adopting Mill Levy A Ordinance #53, 2000 — Section L & M Amendments to Aspen Mountain PUD d) Ordinance #54, 2000 — St. Mary's PUD e) Ordinance #55, 2000 - Land Use Code amendments Vill. Action Items IX. Information Items a) Update on ditches X. Adjournment Next Regular Meeting December 18, 2000 COUNCIL MEETS AT NOON FOR AN INFORMAL PUBLIC DISCUSSION, BASEMENT MEETING ROOM • MEMORANDUM TO: Aspen Planning and Zoning Commission THRU: Julie Ann Woods, Community Development Joyce Ohlson, Deputy Director FROM: Fred Jarman, Planner �� RE: St. Mary's Catholic Church- Planned Unit Development - Public Hearin DATE: October 24, 2000 APPLICANT /OWNER: Archdiocese of Denver REPRESENTATIVE: Rev. Michael Glenn and Olsen Kelly Architects LOCATION: Lots A -I, Block 93, City and Townsite of Aspen CURRENT ZONING: Commercial Core (CC) with an Historic District Overlay CURRENT LAND USE: Church (Permitted use in the CC Zone District) PROPOSED LAND USE REQUEST: Planned Unit Development SUMMARY: Applicant wishes to establish the site as a Planned Unit Development in order to restore some features of the original rectory building, remodel an existing addition to it, and to construct a new single family living unit over a three car garage which will breach the established Pitkin County Courthouse view plane by 5 feet. • • REVIEW PROCEDURES COURTHOUSE VIEW PLANE There are two Court House View Planes originating from the sidewalk on the northerly side of Main Street easterly of Galena Street (in front of the Pitkin County Courthouse) above which no building shall project. When a mountain view plane projects at such an angle that reduces the maximum allowable building height permitted in a certain zone district, the development shall proceed as a Planned Unit Development, to provide for maximum flexibility in building design with special consideration to bulk and height, open space and pedestrian space, and similarly to permit variations in lot area, lot width, yard and building height requirements, view plane height limitations. The two courthouse view planes are located and measured according to the language set below: [View Plane Number Otte. The reference point bears 69 feet from the southwesterly property corner of Block 92. Elevation of the reference point is 7,912.32 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 27' 58' 40" described by two (2) radial lines which bear S. 16° 59' 48" E. and S. 10' 58' 52" W. respectively from the reference point, and above a plane which passes through the reference point at an inclination of 4° 25' above the horizontal. View Plane Number Two. The reference point bears 131.46 feet from the southwesterly property corner of Block 92. Elevation of the reference point is 7,913.02 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 26' 04' 38" described by two (2) radial lines which bear S. 03' 26' E. and S. 22' 28' 12" W. respectively from the reference point, and above a plane which passes through the reference point at an inclination of 4° 58' 20" above the horizontal.] PLANNED UNIT DEVELOPMENT (PUD) Consolidated Conceptual and Final Review An applicant may request and the Community Development Director may determine that because of the limited extent of the issues involved in a proposed PUD in relation to these review procedures and standards, or because of a significant community interest which the project would serve, it is appropriate to consolidate conceptual and final development plan review. The Community Development Director shall consider whether the full four -step review to be redundant and would serve no public purpose. An application, which is determined to be eligible for consolidation, shall be processed pursuant to the terms and procedures of final development plan review — steps three and four. 2 0 • Step Three — Final Review before the Planning and Zoning Commission -- Public Hearing. Purpose: To review application for final development plan to determine if it meets the standards for a final PUD. P&Z action: Resolution recommending City Council approve, approve with conditions, or disapprove a final development plan. The Commission may, by Resolution, approve, approve with conditions, or disapprove an amendment to a final development plan, pursuant to 26.445.100. Step Four — Final Review before the City Council — Public Hearing. Purpose: To review recommendations by the Community Development Director and the Planning and Zoning Commission and to determine if application for final development plan meets the standards for a PUD. City Council action: Ordinance approving, approving with conditions, or disapproving the final PUD development plan. STAFF COMMENTS: The applicant, Archdiocese of Denver, represented by Rev. Michael Glenn and Olsen Kelly Architects, requests a Planned Unit Development (PUD) for Lots A -I, Block 93, City and Townsite of Aspen located at 104 South Galena Street, City of Aspen, Pitkin County, Colorado. PROJECT SUMMARY The applicant proposes to construct a two-story single-family residence for staff housing above a three -car garage, adjacent to and slightly behind the existing St. Mary's Rectory located on the corner of South Galena and Main Street. The proposed building will breach the County Courthouse view plane by 5 feet. The applicant presented a conceptual model and development proposal which included elements of the exterior remodel of the existing Rectory and variances from Residential Design Standards to the Historic Preservation Commission at a public hearing on August 23`d, 2000. The HPC indicated at the conceptual review that they like the main proposal in general, gave some specific direction on the roof pitches, and will also wait to see the results of the story poles and responses from the Planning and Zoning Commission and City Council regarding the view plane issue. This project assumes all dimensional requirements of the underlying CC zone district with the exception of the following height protrusion into the view plane (which is normally 40 feet) and minimum distance between building distance of 10 feet to 5 feet. The applicant is also proposing two residential dwellings on this lot, which is allowed as a conditional use in the CC zone district. The Community Development Director has the ability to combine reviews pursuant to Section 26.304.060(B)(1). The request for this conditional use is combined with this PUD review. COURTHOUSE VIEW PLANE The main issue of this application, and reason for this PUD process, is the proposed intrusion into the Courthouse View Plane by the new building containing a three -car garage and two -bedroom unit. This building is projected to intrude into one of the Courthouse View Planes by five (5) feet. This view plane originates from the sidewalk on the northerly side of Main Street easterly of Galena Street above which no land use or building shall project [Section 26.435.050(A)(4)]. The Historic Preservation Commission (HPC) is aware that the building encroaches into this view plane, which is intended to preserve views of Aspen Mountain from the courthouse. Currently, an existing parking lot and a small portion of the grass courtyard of the church occupy the location proposed for the building. It should be noted that the applicant could construct a building which would block some existing views from Main Street but do not breach the view plane. However, this would be a one-story development and preclude the intended function and use of the proposed building as a garage and residence on the same footprint. In response to an HPC concern, the applicant provided an opinion on the lilac hedge from a landscape architect indicating that no part of the hedge will need to be removed during construction or because of the development. However, precautions must be taken to ensure that exposed roots are cared for, and the landscape architect recommends that the City and St. Mary's jointly undertake some pruning and maintenance on the plants before construction so that they are in their best health. Staff has visited the site several times to ascertain the exact origination point of the view planes. Observations concluded that existing street trees in front of the courthouse along Main Street partially block views of Aspen Mountain. (Please see attached photos illustrating a variety of viewpoints.) Staff requested that, prior to forwarding a recommendation for approval or denial on this application, the applicant erect story poles in the exact location and indicating the tallest height of the proposed building in order to make a more informed decision. It should be noted that the current City Council has given the Community Development Department approval to study the effects of different types of infill development in the City of Aspen and the resulting effects. Staff is aware that certain types of infill development will encroach into existing view planes around the City especially if current height limitations in the downtown core are relaxed. RECTORY REMODEL In regard to the historic rectory building, several alterations are proposed. The applicant intends to reconstruct the tower that originally existed on the building, using photographic evidence. Staff is in complete support of this action and commends the applicant for restoring the building. Additionally, it appears that meter boxes and two satellite dishes are to be removed from the fagade. Other alterations to the historic rectory include removing the existing metal roof and installing wood shingles, as the building originally had. On the existing addition to the rectory, the applicant is removing the solar panels and reconfiguring doors and windows related to the interior remodel of the space. The church and rectory are unusual elements in the neighborhood in that this is the only block left in downtown that is all 19th century structures. The design and character of the new building behind the rectory is modest and respectful of the block. Staff and the HPC find that the proposal in regard to the rectory building includes several positive improvements and that the new structure is compatible in its proposed massing and design relative to historical buildings on the site and proposed location. Additionally, the proposal 4 does not detract from the importance of St. Mary's Church as one of only two 19th century churches, and the only pastor's residence, left in Aspen. IN SUM Staff maintains that the proposal contains a benefit to the City with respect to providing an accessory dwelling unit and a two -bedroom employee -housing unit located in the downtown core in an infill-type development. The proposed structure is subordinate and respectful of the historical structures on the site, is sensitive to the existing old stand of lilacs at the rear of the site, and maintains much of the existing open space on the lot. The intention of the recourse provided in a PUD process, for an applicant wishing to breach a view plane in the City of Aspen, is to allow the Planning and Zoning Commission and City Council to discuss the merits of a project in context of the view plane it is proposing to breach and the existing value and importance of the view plane. Staff feels this is a decision that should be made by these decision -making bodies because the view planes were established to maintain a certain quality of community importance. RECOMMENDATION: Presuming that the Planning and Zoning Commission finds the encroachment into the Courthouse View Plane not to be detrimental, based upon the review of the story poles, Staff recommends approval to City Council for the Planned Unit Development for St. Mary's Church located at 104 S. Galena Street, Lots A -I, Block 93, City and Townsite of Aspen with the following conditions: 1. That a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a new separate service line shall be required for the new two -bedroom unit / garage addition prior to the application of building permits; and 2. The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two -bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 3. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC; 4. The proposal to replace two original windows on the south side of the rectory with doors is not approved; 5. That as required by the Fire Protection District, the applicant shall provide an access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 5 6. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments which include 1) ventilation duct in the alley, 2) overhang into the alley; 3) heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; 7. That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for the Engineering Department; 8. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 9. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; and 10. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space. RECOMMENDED MOTION ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE): "I move to approve Resolution No. , Series of 2000, recommending approval to the Aspen City Council for the Planned Unit Development for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen." ATTACHMENTS: EXHIBIT A -- REVIEW CRITERIA AND STAFF FINDINGS EXHIBIT B -- PARCEL LOCATION EXHIBIT C -- PHOTO DOCUMENTATION EXHIBIT D -- RESOLUTION NO. _, SERIES 2000 EXHIBIT E -- APPLICATION AND SUPPORTING SKETCHES N EXHIBIT A ST. MARY'S PUD REVIEW CRITERIA & STAFF FINDINGS A. General requirements. 1. The proposed development shall be consistent with the Aspen Area Community Plan. 2. The proposed development shall be consistent with the character of existing land uses in the surrounding area. 3. Tire proposed development shall not adversely affect the future development of the surrounding area. 4. The proposed development has either been granted GMQS allotments, is exempt from GMQS, or GMQS allotments are available to accommodate the proposed development and will be considered prior to, or in combination with, final PUD development plan review. Staff Finding Staff finds the proposed development is consistent with the Aspen Area Community Plan (AACP), complies with the current land use requirements of the Commercial Core zone district, and is consistent with the character of the existing land uses in the surrounding area. The proposed use of the new building is for residential and garage use. The new building containing the garage and two -bedroom unit is permitted as a conditional use in the Commercial Core zone district, since the property contains an historic landmark and is encouraged in the AACP and as a feature of many downtown developments. Additionally, the proposed residential use is for parish staff housing. The proposed development is exempt from GMQS. B. Establishment of Dimensional Requirements: The final PUD development plans shall establish the dimensional requirements for all properties within the PUD as described in General Provisions, Section 26.445.040, above. The dimensional requirements of the underlying zone district shall be used as a guide in determining the appropriate dimensions for the PUD. During review of the proposed dimensional requirements, compatibility with surrounding land uses and existing development patterns shall be emphasized. The proposed dimensional requirements shall comply with the following: 1. The proposed dimensional requirements for the subject property are appropriate and compatible with the following influences on the property: a) The character of, and compatibility with, existing and expected future land uses in the surrounding area. b) Natural or man-made hazards. c) Existing natural characteristics of the property and surrounding area such as steep slopes, waterways, shade, and significant vegetation and landforms. 7 d) Existing and proposed man-made characteristics of the property and the surrounding area such as noise, traffic, transit, pedestrian circulation, parking, and historical resources. Staff Finding Staff finds that the subject property is located in the heart of the CC zone district. The proposed staff housing is located above street level, which is the recommended location for residential uses in this zone. The proposed land use is compatible with existing land uses, and appears that it would also be compatible with the anticipated future use of this area. The proposed building height is 24', significantly lower than the allowed height limit of 40' in this zone district. The new structure will also be located immediately across the alley to the north of City Hall, which is approximately 38'-6" in height, adjacent to St. Mary's Church with a height of 43' and the Rectory which is 29'-4" high. Due to the allowable building height in this zone and the zone and the height of the surrounding buildings, the proposed building appears to be compatible with existing and future land uses in the neighborhood. The site contains large street trees surrounding the property on Galena, Main and Hunter Streets. The trees on the main Street side of the property make a significant encroachment into the Courthouse View Planes. The proposed building is located to the south side of the property. This location places the new structure under that portion of the view plane, which allows the maximum buildable height on this property, and creates the least encroachment into the view plane. Although the new building will encroach 5' into view plane #2, it should have an insignificant effect on this view plane in comparison to the impact created by the Street trees along the Main Street side of the property. The proposed building height will have no impact on the following; noise, traffic, transit, pedestrian circulation and parking. 2. The proposed dimensional requirements permit a scale, massing, and quantity of open space and site coverage appropriate and favorable to the character of the proposed PDD and of the surrounding area. Staff Finding The proposed building height allows the construction of a two-story structure with minimal site coverage. This building footprint is necessary in order to maintain the existing grassed open space area between the Church and the Rectory. This open space is used frequently by the church for social gatherings, and by the Aspen community for certain public events. If the building were reduced to a one-story building, the foot print would double. The proposed building is a secondary structure to the Rectory. The proposed height of the new structure is designed to maintain a carriage house scale. It's 24' height is 5'-4" lower than the main ridge height of the Rectory, 19" lower than the Church ridge, and 14'-6" lower than the adjacent City Hall building. The proposed height of this new structure is compatible in scale and massing with the existing structures on this property and in the neighborhood. 3. The appropriate it umber of off-street parking spaces shall be established based on the following considerations: a) The probable number of cars used by those using the proposed development including any non-residential land uses. • 0 b) The varying time periods of use, whenever joint use of common parking is proposed. c) The availability of public transit and other transportation facilities, including those for pedestrian access and/or the commitment to utilize automobile disincentive techniques in the proposed development. d) The proximity of the proposed development to the commercial core and general activity centers in the city. Staff Finding Five parking spaces are proposed based on City parking requirements. Two spaces are proposed for the Rectory, two spaces for the carriage house, and one for the ADU. The ADU, located in the Rectory will be a one -bedroom unit. The two -bedroom dwelling unit in the proposed building will have two parking spaces. Due to the proximity of this property to the Commercial Core and the availability of public transportation, the provision of three parking spaces for both of these units appears to be adequate. Parking is proposed for the on -site residential uses only. On -site parking is not available to parishioner Parking. 4. The maximum allowable density within a PUD may be reduced if there exists insufficient infrastructure capabilities. Specifically, the maximum density of a PUD may be reduced if. a) There is not sufficient water pressure, drainage capabilities, or other utilities to service the proposed development. b) There are not adequate roads to ensure fire protection, snow removal, and road maintenance to the proposed development. Staff Finding Staff finds that there is not a reduction in maximum allowable density as a result of this PUD application. 5. The maximum allowable density within a PUD may be reduced if there exists natural hazards or critical natural site features. Specifically, the maximum density of a PUD may be reduced if.• a) The land is not suitable for the proposed development because of ground instability or the possibility of mudflow, rockfalls or avalanche dangers. b) The effects of the proposed development are detrimental to the natural watershed, due to runoff, drainage, soil erosion, and consequent water pollution. c) The proposed development will have a pernicious effect on air quality in the surrounding area and the City. d) The design and location of any proposed structure, road, driveway, or trail in the proposed development is not compatible with the terrain or causes harmful disturbance to critical natural features of the site. Staff Finding Reduction in maximum allowable density due to natural hazards is not applicable. 6. The maximum allowable density within a PUD may be increased if there exists a significant community goal to be achieved through such increase and the development pattern is compatible with its surrounding G: • • development patterns and with the site's physical constraints. Specifically, the maximum density of a PUD may be increased if.• a) The increase in density serves one or more goals of the community as expressed in the Aspen Area Community Plan (AACP) or a specific area plan to which the property is subject. b) The site's physical capabilities can accommodate additional density and there exists no negative physical characteristics of the site, as identified in subparagraphs 4 and S, above, those areas can be avoided, or those characteristics mitigated. c) The increase in maximum density results in a development pattern compatible with, and complimentary to, the surrounding existing and expected development pattern, land uses, and characteristics. Staff Finding The maximum allowable density in the CC zone district regarding residential uses is one detached residential dwelling designated as historic landmarks. The existing Rectory is designated a Historical Landmark in the City of Aspen. This development proposes an additional dwelling unit and an ADU. This increase in residential density is allowed as a conditional use in the CC zone district when the property contains a historic landmark on a lot with a minimum area of 6,000 square feet. A planned unit development process allows a development to set its maximum allowable density. In this case, the additional dwelling unit above the three -car garage is established as the second dwelling unit. ADU's are not considered an increase in dwelling units regarding the density of a project. It is the affordable housing mitigation for the proposed new unit. Further, it is in the City's best interest to create housing options as infill projects in the downtown commercial core. The intent of creating this additional unit is to provide a housing unit for employees of St. Mary's Church. Additionally, the ADU is also affordable housing for a resident of Pitkin County. The net result of this development will provide 2 affordable employee units in the downtown core of Aspen. C. Site Design. The purpose of this standard is to ensure the PUD enhances public spaces, is complimentary to the site's natural and man-made features and the adjacent public spaces, and ensures the public's health and safety. The proposed development shall comply with the following: 1. Existing natural or man-made features of the site which are unique, provide visual interest or a specific reference to the past, or contribute to the identity of the town are preserved or enhanced in an appropriate manner. Staff Finding Staff finds that the proposed development will not seriously impact the existing features of the site. Further the proposed location of the new building is the most appropriate given the nature of the existing site features. The most significant natural site features include a 1) large grass courtyard, 2) prayer garden with a statue of St. Joseph and a bench which provides a resting spot for many visitors, and 3) very mature hedge of lilac 10 bushes along the south property line. The wrought iron fence along the front of the property provides a distinct reference to the past through its detailing, and is probably the most identifiable man-made site feature. The proposed site plan maintains these existing features in addition to the historical site layout, driveway access and circulation. 2. Structures have been clustered to appropriately preserve significant open spaces and vistas. Staff Finding The proposed new structure is a two-story structure versus a single story building in order to preserve as much of the grassed open space area as possible. The building footprint is reduced to the smallest footprint possible, which will accommodate the needs of the required building program. The new structure is sited close to the existing Rectory. A 5' building separation is proposed, versus the required 10' separation, in order to reduce the encroachment into the yard area. A variance is requested for the separation. The new building is also sited as close to the rear of the property as possible without disturbing the existing lilac hedge. There are two Courthouse view planes, which project from the Courthouse site across the entire open space area between the Church and the Rectory. View plane #1 is directed across the west side of the Church's open space. The inclination of this view plane is redirected to a steeper angle due to the location of the City Hall which is intersected to the south of the Church property. The proposed structure does not encroach into this view plane. View plane #2 covers a large swatch of the site. There is very little site area remaining for development to the west of this view plane. The proposed building is located as close to the Rectory as possible, while still maintaining a minimal building separation in order to reduce the view plane encroachment to a minimum. 3. Structures are appropriately oriented to public streets, contribute to the urban or rural context where appropriate, and provide visual interest and engagement of vehicular and pedestrian movement. Staff Finding The proposed building is oriented parallel to Main Street and is intended to be subordinate to the existing Rectory structure. It is designed in the scale of a carriage house, with a two -bedroom dwelling unit located above a three -car garage. The Rectory is the primary residential structure on this site. 4. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Staff Finding The buildings and driveway access onto the Church property are appropriately arranged to allow emergency and service vehicle access with minor modification. As a result of the Development Review Committee meeting, the City Engineer and the Fire Marshall indicated that fire trucks will access the site from Galena, Main and Hunter Streets. The alley will be used as a back-up access point. The existing asphalt drive entrance onto the property is currently 9' wide. The paved entrance width will be widened to 10' to meet current residential drive requirements, and the adjacent lilac hedges trimmed back from each side of the drive entrance to create an unobstructed entrance. 11 S. Adequate pedestrian and handicapped access is provided. Staff Finding Adequate pedestrian access is provided. There is a covered porch entry provided for access into the dwelling unit in the new structure. Existing concrete sidewalks will be modified to provide a more informal walkway system between buildings. 6. Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. Staff Finding The existing site drainage pattern will remain unchanged and currently creates no drainage problem to surrounding properties. 7. For non-residential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. Staff Finding This application does not include non-residential land uses. Staff finds this criterion to be met. D. Landscape Plan. The purpose of this standard is to ensure compatibility of the proposed landscape with the visual character of the city, with surrounding parcels, and with existing and proposed features of the subject property. The proposed development shall comply with the following: 1. The landscape plan exhibits a well -designated treatment of exterior spaces, preserves existing significant vegetation, and provides an ample quantity and variety of ornamental plant species suitable for the Aspen area climate. 2. Significant existing natural and man-made site features, which provide uniqueness and interest in the landscape, are preserved or enhanced in an appropriate manner. 3. The proposed method of protecting existing vegetation and other landscape features is appropriate. Staff Finding The landscape plan proposes to maintain all existing vegetation, since this is an historical site, and to revegetate any areas disturbed by the construction. Proposed plant materials adjacent to the new building have been specified by a Landscape Architect. The health of the existing lilac hedge that separates the church property from the alley adjacent to City Hall has been reviewed by a Landscape Architect indicating that the Church begin a yearly program of pruning and plant care to return vigor to the parent plants, which are on the Church's side of the property line. The secondary lilac growth, which occurs on the City 12 Hall side of the Church's property line also will require maintenance to survive. It is recommended that a similar maintenance program be provided for this growth. E. Architectural Character. It is the purpose of this standard is to encourage architectural interest, variety, character, and visual identity in the proposed development and within the City while promoting efficient use of resources. Architectural character is based upon the suitability of a building for its purposes, legibility of the building's use, the building's proposed massing, proportion, scale, orientation to public spaces and other buildings, use of materials, and other attributes, which may significantly represent the character of the proposed development. There shall be approved as part of the final development plan an architectural character plan, which adequately depicts the character of the proposed development. The proposed architecture of the development shall: 1. Be compatible with or enhance the visual character of the city, appropriately relate to existing and proposed architecture of the property, represent a character suitable for, and indicative of, the intended use, and respect the scale and massing of nearby historical and cultural resources. Staff Finding The proposed building includes a garage for the residences on -site, and one staff housing unit above the garage. This structure is considered a secondary structure to the Rectory. Its scale is that of a carriage house. It is designed to compliment the quality of the existing Rectory, but not duplicate its form, nor its architectural elements. The proposed building will have a brick facade, which will compliment the existing brick on the Rectory. The detailing of the brick exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to distinguish it from the historic structure. The roof material will match the new shake roof on the Rectory. The HPC has requested that the roof pitches of the new structure be steepened to reflect the roof pitches found on the Rectory. The gable over the dining room area was steepened to a 12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so that its ridge height would meet that of the main ridge. The roof height was increased by 8", bringing the overall building height to 24 feet. The new building is located to the rear of the property, and is also set behind the Rectory to reduce its impact on the historic site layout as seen from Main Street. The Rectory will remain the most prominent residential structure on the site, since it is the original residence and an historic structure. 2. Incorporate, to the extent practical, natural heating and cooling by taking advantage of the property's solar access, shade, and vegetation and by use of non- or less -intensive mechanical systems. Staff Finding The new structure is oriented with the majority of its window area facing south. This orientation will allow for natural solar heating of the dwelling unit throughout the 13 majority of the year. The mechanical system in the existing Rectory will be upgraded with a new mechanical system, which will improve the heating efficiency in this building. 3. Accommodate the storage and shedding of snow, ice, and water in a safe and appropriate manner that does not require significant maintenance. Staff Finding We have broken up the roof on the proposed building into small roof masses to reduce the amount of snow build-up on any one roof plane. Roof slopes on the proposed building shed most of the snow away from the garage doors. A secondary shed roof is provided, which is 3' wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the drive below, and will also be provided with an internal drain system and snowmelt. A gutter system will be provided over the storage door on the east side of the new building. F. Lighting. The purpose of this standard is to ensure the exterior of the development will be lighted in an appropriate manner considering both public safety and general aesthetic concerns. The following standards shall be accomplished. 1. All lighting is proposed so as to prevent direct glare or hazardous interference of any kind to adjoining streets or lands. Lighting of site features, structures, and access ways is proposed in an appropriate manner. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards unless otherwise approved and noted in the final PUD documents. Up lighting of site features, buildings, landscape elements, and lighting to call inordinate attention to the property is prohibited for residential development. Staff Finding Exterior lighting will include the addition of low-key, fully shielded incandescent down lighting at the new garage doors, garage man -door, and at the entry to each of the staff housing units. New site lighting will be provided at the relocated prayer garden. This lighting will include low intensity garden lighting, which will illuminate this garden and the mid -point of the walkway between the new building and the Church. All exterior lighting shall be in compliance with the Outdoor Lighting Standards for residential uses. G. Common Park, Open Space, or Recreation Area. If the proposed development includes a common park, open space, or recreation area for the mutual benefit of all development in the proposed PUD, the following criteria shall be met: 1. The proposed amount, location, and design of the common park, open space, or recreation area enhances the character of the proposed development, considering existing and proposed structures and natural landscape features of the property, provides visual relief to the 14 • i property's built form, and is available to the mutual benefit of the various land uses and property users of the PUD. 2. A proportionate, undivided interest in all common park and recreation areas is deeded in perpetuity (not for a number of years) to each lot or dwelling unit owner within the PUD or ownership is proposed in a similar manner. 3. There is proposed an adequate assurance through a legal instrument for the permanent care and maintenance of open spaces, recreation areas, and shared facilities together with a deed restriction against future residential, commercial, or industrial development. Staff Finding The proposed development includes maintaining the existing grassed open space between the Church and the Rectory. The proposed garage/staff housing building is located close to the existing Rectory to maintain the existing open space area, which provides visual relief between the buildings, and is needed to maintain the view planes of Aspen Mountain from the Courthouse. H. Utilities and Public facilities. The purpose of this standard is to ensure the development does not impose an undue burden on the City's infrastructure capabilities and that the public does not incur an unjustified financial burden. The proposed utilities and public facilities associated with the development shall comply with the following: 1. Adequate public infrastructure facilities exist to accommodate the development. 2. Adverse impacts on public infrastructure by the development will be mitigated by the necessary improvements at the sole cost of the developer. 3. Oversized utilities, public facilities, or site improvements are provided appropriately and where the developer is reimbursed proportionately for the additional improvement. Staff Finding The remodel of the Rectory and the addition of a new building will result in the addition of three new bathrooms and one kitchen to the existing development. Adequate public infrastructure facilities exist to accommodate this development. Any adverse impacts on public infrastructure by this proposed development will be mitigated by the necessary improvements at the sole cost of the owner/developer. L Access and Circulation. (Only standards 1 &2 apply to Minor PUD applications) The purpose of this standard is to ensure the development is easily accessible, does not unduly burden the surrounding road network, provides adequate pedestrian and recreational trail facilities and minimizes the use of security gates. The proposed access and circulation of the development shall meet the following criteria: 15 • • 1. Each lot, structure, or other land use within the PUD has adequate access to a public street either directly or through an approved private road, a pedestrian way, or other area dedicated to public or private use. 2. The proposed development, vehicular access points, and parking arrangement do not create traffic congestion on the roads surrounding the proposed development, or such surrounding roads are proposed to be improved to accommodate the development. 3. Areas of historic pedestrian or recreational trail use, improvements of, or connections to, the bicycle and pedestrian trail system, and adequate access to significant public lands and the rivers are provided through dedicated public trail easements and are proposed for appropriate improvements and maintenance. 4. The recommendations of the Aspen Area Community Plan and adopted specific plans regarding recreational trails, pedestrian and bicycle paths, and transportation are proposed to be implemented in an appropriate manner. 5. Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public use to ensure appropriate public and emergency access. 6. Security gates, guard posts, or other entryway expressions for the PUD, or for lots within the PUD, are minimized to the extent practical. Staff Finding The proposed site plan maintains the existing Main Street driveway entrance and drive location in order to preserve the circulation pattern of the historical site design and the existing open space area. The driveway entrance and apron will be widened to 10' to meet City design standards for residential driveways. Additionally, the existing development requires on -site parking for two cars. The proposed development includes the pastor's residence in the Rectory, the conversion of an existing employee dwelling unit within the Rectory to an ADU, and the construction of one detached one -bedroom residential dwelling unit. The proposed development will require the addition of three parking spaces, for a total of five on -site spaces. J. Phasing of Development Plan. (does not apply to Conceptual PUD applications) The purpose of this criteria is to ensure partially completed projects do not create an unnecessary burden on the public or surrounding property owners and impacts of an individual phase are mitigated adequately. If phasing of the development plan is proposed, each phase shall be defined in the adopted final PUD development plan. The phasing plan shall comply with the following: 1. All phases, including the initial phase, shall be designed to function as a complete development and shall not be reliant on subsequent phases. 2. The phasing plan describes physical areas insulating, to the extent practical, occupants of initial phases from the construction of later phases. 3. The proposed phasing plan ensures the necessary or proportionate improvements to public facilities, payment of impact fees and fees -in - lieu, construction of any facilities to be used jointly by residents of the PUD, construction of any required affordable housing, and any 16 • • mitigation measures are realized concurrent or prior to the respective impacts associated with the phase. Staff Finding The proposed development plan will not be phased. Staff finds this criterion to be met. 17 • • EXHIBIT B PARCEL LOCATION 18 IL Vr, Mom oo, • Ej RESOLUTION NO. (SERIES OF 2000) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION RECOMMENDING APPROVAL TO CITY COUNCIL FOR A PLANNED UNIT DEVELOPMENT (PUD) FOR ST. MARY'S CHURCH, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-073-31-801 WHEREAS, the Community Development Department received an application from Archdiocese of Denver, represented by Reverend Michael Glenn and Olsen / Kelly Architects, for Planned Unit Development (PUD) for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen; and, WHEREAS, pursuant to Sections 26.445, the Planning and Zoning Commission may approve a Planned Unit Development, during a duly noticed public hearing, comments from the general public, a recommendation from the Community Development Director, and recommendations from relevant referral agencies; WHEREAS, the Community Development Department reviewed the St. Mary's Church Planned Unit Development and recommended approval; and, WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the Aspen Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. WHEREAS, during a duly noticed public hearing on October 241h, 2000, the Planning and Zoning Commission approved, by a I to vote, a Planned Unit Development (PUD) for St. Mary's Church; and, NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION as follows: Section 1 Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planned Unit Development (PUD) for St. Mary's Church located at 104 South Galena Street, Lots A -I, Block 93, City and Townsite of Aspen is approved with the following conditions: 20 1. That a shared service line acknowledgement shall be required and obtained from the Aspen Consolidated Sanitation District (ACSD) for the existing development and a new separate service line shall be required for the new two -bedroom unit / garage addition prior to the application of building permits; and 2. The St. Mary's Church complex is currently served by the public wastewater system. The addition of a two -bedroom single-family unit and the conversion of the employee unit to an accessory dwelling unit will have a minor impact upon the public wastewater system. The applicant shall pay all connection fees to the ACSD prior to the application of building permits for the project. The applicant may obtain a tap permit once detailed plans have been submitted to ACSD; 3. The satellite dishes on the rectory and church shall be removed and/or an appropriate location shall be determined by HPC; 4. The proposal to replace two original windows on the south side of the rectory with doors is not approved; 5. That as required by the Fire Protection District, the applicant shall provide an access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes; 6. That the applicant shall obtain a single Temporary Revocable Encroachment License from the City of Aspen Engineering Department to cover existing encroachments which include 1) ventilation duct in the alley, 2) overhang into the alley; 3) heat melt system in the sidewalk, and 3) the front entrance of the building. This license must be obtained prior to the application of building permits; 7. That the applicant shall submit a letter certifying that there are no known problems with the existing buildings and lot drainage in order to exempt them from submitting drainage report for the Engineering Department; 8. That the applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction as a requirement of the City of Aspen Streets Department; 9. That if the applicant decides to install a sprinkler system in the new building, the existing water system will need to be upgraded pursuant to Fire District requirements; and 10. That the applicant shall enter into a common water service agreement with the City Water Department for the new building which will need to include separate meters in an accessible space. 21 • • fiertinn 2- This Resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 3• If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Approved by the Planning and Zoning Commission at its regular meeting on October 24`", 2000. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: City Attorney ATTEST: Jackie Lothian, Deputy City Clerk Robert Blaich, Chair 22 • PROJECT: LAND USE APPLICATION • APPLICANT: Name: GN-ync-H - fzF-C;PF-T + ADDITI o 14 Location: 10¢ (Indicate street address, lot & block number, legal description where appropriate) Name: \)e-r—� 6II, JO U"Fo-) Address: ►OQ- * 6VAt- ':IJh -55r. I ��O-tiJ , e�4� Phone #: - 7*3°I REPRESENTATIVE: Name: oV.7r,-N + K5 IL L,� i`f NITIiG�'� Address: 117 .�I�lii yvli i �`���"i �• S I (ol I Phone #: aI Zo - ?605 I TYPE OF APPLICATION: (please check all that apply): Conditional Use Ig Conceptual PUD Conceptual Historic Devt. Special Review Final PUD (& PUT) Amendment) ❑ Final Historic Development Design Review Appeal Conceptual SPA Minor Historic Devt. GMQS Allotment Final SPA (& SPA Amendment) Historic Demolition ❑ GMQS Exemption Subdivision Historic Designation ESA - 8040 Greenline, Stream Subdivision Exemption (includes Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane Lot Split ❑ Temporary Use Other: Lot Line Adjustment ❑ Text/Map Amendment EXISTING CONDITIONS: (description of existing biildings, uses, etc.) 1�1" KaR_qlvrle-, �t (I I, I&B. (o T) 2 0Gam; G14L)" aJ VHF. tOVIM,, Gii%s 15 Ktt�t-IEa, aFFic�S � �� t,t✓�t,. I�roC�,►So.� �) 2 s�fzl�� Wj2 �'Z• P�,STolz� PROPOSAL: (description of proposed buildings, uses, modifications, etc.) _•Jp:s�loj— 17-EGTofzzf fz-r-- 1•, l epM. 'IPIo`fE oo r To moo JvEFq_F� Z'o,4,►JIArjU , Fw'-F loo e:1-- Y � �ni 1A+jPAP2TIaiJ pF 'Ar 2 . }-�IP6 VWlf ewr' fz. "'s. Have you attached the following? FEES DUE: O ® Pre -Application Conference Summary Attachment #1, Signed Fee Agreement ® Response to Attachment #2, Dimensional Requirements Form Response to Attachment #3, Minimum Submission Contents Response to Attachment #4, Specific Submission Contents -noResponse to Attachment 95, Review Standards for Your Application • • ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: t�rr rd�NDI.IG G�ill�it-1�- nE1 Firw9a, +..4yPr &*J Applicant: C.WVJ5f- f r,✓. MI64tdW� 6C iJO CFAWMVp2 Location: 10 h, GtAI.F.1-�/st i�Fi�1.1 L�1.4 Zone District: Lot Size: 27� O Qom® 5. F. Lot Area: 27, OQ�o, y F. (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: O Proposed: Number of residential units: Existing: 2 Proposed: Number of bedrooms: Existing: _Proposed: Proposed % of demolition (Historic properties only): U DIMENSIONS: Floor Area: Principal bldg. height: Access. bldg. height: On -Site parking: Existing:I +3".5 Allowable.-" (Ozl Proposed: I 434 Existing: 9 - 4Y+ Allowable: 'FO Proposed: 35 Existing: NONE Allowable: 40'� Proposed: yF Existing: 7 % Site coverage: Existing: -Z7 % Open Space: Front Setback: Rear Setback: Existing: 73% Existing: OPO, Existing: IJPE Combined F/R: Existing: NA �s s��l� Side Setback: ("PWC �r' - Combined Sides: Existing: Existing: I8I Existing: P^ Required- �j- Proposed. 5 Required: 5e FlAa. Proposed- ?371 • 70,11 Required: Zyo Proposed: Required.• NoN F_- Proposed: f�F- Required: hlaJ Imo- Proposed. t-,!�O E Required: F4A-• Proposed: -- Required- POPr­ I Proposed: IS �S Required: POOP, Proposed: 18 Required: l.1-f'-• Proposed: Existing non -conformities or encroachments: VariationsicW i � ��" I�1 �� � ter � �.J■ � � � • • CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Fred Jarman DATE: August 24, 2000 PROJECT: St. Mary's Rectory Remodel & Addition View Plane PARCEL ID: REPRESENTATIVE: Ohlson Kelly Architects OWNER: Archdiocese of Denver, Fr. Michael Glen TYPE OF APPLICATION: Consolidated Planned Unit Development (PUD) DESCRIPTION: The applicant wishes to construct a two-story single-family residence above a three -car garage adjacent to and slightly behind the existing St. Mary's rectory located on the comer of South Galena and Main Street. The proposed building is on the lot directly across from the Pitkin County Courthouse. The proposed building will breach the County Courthouse view plane by S ft. The applicant is proposing a final PUD plan establishing the dimensional requirements for the parcel and allowing the proposed structure to breach the view plane as proposed. Land Use Code Section(s) 26.435.050(A)(4) Courthouse View Plane 26.435.050(C) Mountain Plane Review Standards 26.445 Planned Unit Development Review by: Community Development Department, Zoning Officer, P&Z, City Council Public Hearing: Yes, Planning & Zoning Commission and City Council Referral Agencies: Engineering, Zoning Officer, Historic Preservation officer Planning Fees: Planning Deposit ($2,310) Referral Agency Fees: Engineering Minor ($170) Total Deposit: $2,480 (additional hours are billed at a rate of $195 /hour) To apply, submit the following information: l . Proof of ownership. 2. Signed fee agreement. 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative(s) authorized to act on behalf of the applicant. 4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application 6. 20 Copies of the complete application packet and maps. Planning & Zoning Commission = 10; Planning Staff = 2; City Council = 8 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. • C7 8. Draft Plat including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. Contact Engineering Department if more specifics are needed. 920.5080. 9. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Please refer to the review standards in the application. Process: Planner reviews case for completeness and sends to referral agencies for referral comments. Case planner contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards of review [Section 26.445] Case planner makes a recommendation of approval, approval with conditions, or denial to the Community Development Director. The Director makes a recommendation to'Planning and Zoning Commission and City Council. The applicant shall notice by publication, mailing, and posting (see section 26.304.060(E)(3)(a)(b) and (c), attach a picture of the posting notice to an Affidavit to be brought to the public hearings. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. Land Use Code Information Chapter 26.445-PLANNED UNIT DEVELOPMENT (PUD) 126.445.010 Purpose. 26.445.020 Applicability. 26.445.030 Procedures for Review. 26.445.040 General Provisions. 26.445.050 Review Standards. 26.445.060 Application Materials. 26.445.070 Recording a Final PUD Development Plan. 26.445.080 Notice of PUD Designation. 26.445.090 Placement of PUD Designation on Official Zone District Map. 26.445.100 Amendment of PUD Development Order. 26.445.110 Enforcement of PUD Development Order. 26.445.010 Purpose. The purpose of Planned. Unit Development (PUD) designation is to encourage flexibility and innovation in the development of land which: A. Promotes the purposes, goals, and objectives of the Aspen Area Community Plan. B. Achieves a more desirable development pattern, a higher quality design and site planning, a greater variety in the type and character of development, and a greater compatibility with St. Mary Catholic Church RECTORY REMODEL & ADDITION 9/12/00 Consolidated PUD Application Description of Proposal: The Archdiocese of Denver proposes to construct a two-story single family residence for staff housing above a three -car garage, adjacent to and slightly behind the existing St. Mary's Rectory located on the corner of South Galena and Main Street. The proposed building will breach the County Courthouse view plane by S feet. We are proposing a Planned Unit Development designation for the property to allow the proposed structure to breach the view plane as proposed. PUD Review Standards: A. General Requirements: l . The proposed development is consistent with the Aspen Area Community Plan. It complies with the current land use requirements of the Commercial Core zone. The proposed use of the new building is for residential and garage use. The two -bedroom detached dwelling unit is permitted as a conditional use in the Commercial Core zone district, since the property contains an historic landmark, the Rectory. 2. The proposed development is consistent with the character of the existing land uses in the surrounding area. Staff housing is encouraged in the Community plan, and is a feature of many downtown developments. The proposed dwelling unit will be located above the street level, which is the recommended location for dwelling units in this zone. 3. Since the proposed use is in compliance with current zoning, it does not appear that the use would adversely affect the future development of the surrounding area. The proposed residential use is for parish staff housing, and on -site housing is encouraged by the Community Plan. 4. The proposed development is exempt from GMQS. B. Establishment of Dimensional Requirements: 1 a. St. Mary's Church property is in the heart of the Aspen Commercial Core zone. The future land use in this area is, therefore, most likely to remain commercial. The proposed staff housing is located above the street level, which is the recommended location for residential uses in this zone. The proposed land use is compatible with existing land uses, and appears that it would also be compatible with the anticipated future land use of this area. The proposed building height is 24', significantly lower than the 40' maximum building height limit in this zone. The new structure will also be located immediately across the alley to the north of City Hall, which is 38'-6" + in height, adjacent to St. Mary's Church with a height of 43' +, and the Rectory which is 29'-4" high. Due to the allowable building height in this zone and the height of the surrounding buildings, the proposed building height appears to be compatible with existing and future land uses in the neighborhood. 1 b. There are no natural or man-made hazards to consider. 1 c. The most significant natural feature of the site are the large street trees surrounding the property on Galena, Main and Hunter Streets. The trees on the Main Street side of the property make a significant encroachment into the Courthouse view planes. The proposed building, is located to the south side of the property. This location places the new structure under that portion of the view plane which allows the maximum buildable height on this property, and creates the least encroachment into the view plane. Although the new building will encroach 5' into view plane #2, it should have a very insignificant effect on this view plane in comparison to the impact created by the street trees along the Main Street side of the property. 1 d. The effect of the new building on existing and proposed man-made characteristics of the property has been discussed in 1 a. The proposed building height will have no impact on the following; noise, traffic, transit, pedestrian circulation and parking. 2. The proposed building height is necessary to create a two-story structure which will fulfill the building program requirements of the Church, with the minimal site coverage. This compact building footprint is necessary in order to maintain the existing grassed open space area between the Church and the Rectory, which is the central feature of the historic site design. This open space is used frequently by the Church for social gatherings, and by the Aspen community for certain public events. 2 Were the proposed structure to be one-story, a quarter of this open space area would lost. The proposed building is considered a secondary structure to the Rectory. It is designed to compliment the existing historical Rectory building, both are two-story structures. The proposed height of the new structure is designed to maintain a carriage house scale. Its 24' height is 5'-4" lower than the main ridge height of the Rectory, 19' lower than the Church ridge, and 14'-6" lower than the adjacent City Hall building. The proposed height of this new structure is compatible in scale and massing with the existing structures on this property and in the neighborhood. 3. The number of proposed off-street parking spaces has been established based on city parking requirements and on the probable number of cars used by the residents of the proposed development. Five parking spaces are proposed. Two spaces are proposed for the Rectory, since two bedrooms will be provided. However, the pastor will be the only full-time resident in the main house. The ADU in the Rectory will be a one -bedroom unit, and one space will be provided to accommodate this unit. The two -bedroom dwelling unit in the proposed building will have two parking spaces, although this unit will most likely be occupied by a couple with one or two small children at most. Due to the proximity of this property to the commercial core and the availability of public transportation, the provision of three parking spaces for both of these housing units appears to be more than adequate. Parking is proposed for the on -site residential uses only. On -site parking has never been made available for parishioner parking. Street parking is available for parishioners. Since most church gatherings and events occur on Sundays or in the evenings, street parking has always been adequate to meet the parking demand. 4. Reduction in maximum allowable density due to infrastructure capabilities, not applicable. 5. Reduction in maximum allowable density due to natural hazards, not applicable. 6. Increase in maximum allowable density, not applicable. C. Site Design: 1. The Church property is one of the few remaining sites in Aspen of its size, half a city block. It has remained virtually unchanged for 100 years. The 3 most significant natural site features include a large grassed yard/open space area; the prayer garden with a statue of St. Joseph and a bench which provides a resting spot for many visitors; and a very mature hedge of lilac bushes along the south property line. The wrought iron fence along the front of the property provides a distinct reference to the past through its detailing, and is probably the most identifiable man-made site feature. The proposed site plan maintains these existing features in addition to the historical site layout, driveway access and circulation. 2. The proposed new structure is a two-story structure versus a single story building in order to preserve as much of the grassed open space area as possible. The building footprint is reduced to the smallest footprint possible which will accommodate the needs of the required building program. The new structure is sited close to the existing Rectory. A 5' building separation is proposed, versus the required 10' separation, in order to reduce the encroachment into the yard area. A variance is requested for this separation. The new building is also sited as close to the rear of the property as possible without disturbing the existing lilac hedge. There are two Courthouse view planes which project from the Courthouse site across the entire open space area between the Church and the Rectory. View plane # 1 is directed across the west side of the Church's open space. The inclination of this view plane is redirected to a steeper angle due to the location of the City Hall which is intersected to the south of the Church property. The proposed structure does not encroach into this view plane. View plane #2 covers a large swatch of the site. There is very little site area remaining for development to the west of this view plane. The proposed building is located as close to the Rectory as possible, while still maintaining a minimal building separation in order to reduce the view plane encroachment to a minimum. 3. The proposed building is oriented parallel to Main Street and is intended to be subordinate to the existing Rectory structure. It is designed in the scale of a carriage house, with a two -bedroom dwelling unit located above a three -car garage. Because the new dwelling unit will be used for staff housing the entrance and principal windows are oriented to the east, onto the grassed yard area instead of onto Main Street. The pastor does not wish to attract any public attention to this entrance in order to maintain the employee's privacy. It is also critical that the Rectory entrance on Galena Street maintain the identity of the primary residential entry on this site. The location of the entrance to the staff housing unit towards the Church, versus Main Street, also minimizes the conflict between pedestrian and automobile traffic, which is a goal of the Residential Design Standards. The garage doors are located on the street facing side of the building. 4 4. The buildings and driveway access onto the Church property are appropriately arranged to allow emergency and service vehicle access with minor modification. The City Engineer and the Fire Marshall have informed us that fire trucks will access the site from Galena, Main and Hunter Streets. The alley will be used as a back-up access point. Since the depth of the site depth is 100', and fire trucks have a maximum hose run of 150', there will be no problem accessing any area of the site from the streets surrounding the property. The existing asphalt drive entrance onto the property is currently 9' wide. The paved entrance width will be widened to 10' to meet current residential drive requirements, and the adjacent lilac hedges trimmed back from each side of the drive entrance to create an unobstructed entrance. 5. Adequate pedestrian access is provided. There is a covered porch entry provided for access into the dwelling unit in the new structure, as well as a 3' shed roof over the garage bays to provide protection from the elements. Existing concrete sidewalks will be modified to provide a more informal walkway system between buildings. Access for a handicapped employee is currently available into two small guest rooms existing in the lower level of the church that if necessary can be retrofitted with a full kitchen. 6. The existing site drainage pattern will remain unchanged and currently creates no drainage problem to surrounding properties that we are aware of. D. Landscape Plan: 1. The landscape plan proposes to maintain all existing vegetation, since this is an historical site, and to revegetate any areas disturbed by the construction. Proposed plant materials adjacent to the new building have been specified by a Landscape Architect retained by the Archdiocese, with many years of experience in the Aspen area. Plant species have been selected which are suitable for the Aspen climate. The health of the existing lilac hedge that separates the church property from the alley adjacent to City Hall has been reviewed by Landscape Architect, John Laotsch. Mr. Laatsch's recommendation is that the Church begin a yearly program of pruning and plant care to return vigor to the parent plants, which are on the Church's side of the property line. Dead wood removal, pruning, fertilizer and mulching should be included in this program. The secondary lilac growth, which occurs on the City Hall side of the Church's property line also will require maintenance to survive. It is 5 recommended that a similar maintenance program be provided for this growth. To prevent any disturbance to this existing lilac hedge during construction, Mr. Laatsch recommends that the new building be located no closer than 7' from the property line in order to be able to protect the roots of these plants. Prior to construction the roots will be pruned minimally, wrapped in filter fabric, and a drip system used to maintain moisture to the roots during construction. 2. The most significant existing natural and man-made site features include the grassed yard area, prayer garden, lilac hedge and the wrought iron perimeter fence. These features are significant elements of the historic site plan and will be preserved. 3. The Church has retained Landscape Architect, John Laatsch, to prepare a recommendation for the protection of the existing vegetation. We feel that with his years of landscape experience in the Aspen area that his recommendations will be appropriate. E. Architectural Character: l . The proposed building includes a garage for the residences on -site, and one staff housing unit above the garage. This structure is considered a secondary structure to the Rectory. Its scale is that of a carriage house. It is designed to compliment the quality of the existing Rectory, but not duplicate its form, nor its architectural elements. The proposed building will have a brick facade which will compliment the existing brick on the Rectory. The detailing of the brick exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to distinguish it from the historic structure. The roof material will match the new shake roof on the Rectory. The HPC has requested that the roof pitches of the new structure be steepened to reflect the roof pitches found on the Rectory. The gable over the dining room area was steepened to a 12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so that its ridge height would meet that of the main ridge. The roof height was increased by 8", bringing the overall building height to 24 feet. A scale and massing has been established for the new structure that will impose a minimal impact on the Rectory. Both buildings are oriented parallel to Main Street. The new building is located to the rear of the P property, and is also set behind the Rectory to reduce its impact on the historic site layout as seen from Main Street. The Rectory should remain the most prominent residential structure on the site, since it is the original residence and an historic structure. We feel that the carriage house quality of the proposed building is indicative of its intended use, and that it is compatible with the scale, character and massing of the adjacent Rectory and with other historical buildings in the neighborhood. 2. The new structure is oriented with the majority of its window area facing south. This orientation will allow for natural solar heating of the dwelling unit throughout the majority of the year. The mechanical system in the existing Rectory will be upgraded with a new mechanical system, which will improve the heating efficiency in this building. 3. We have broken up the roof on the proposed building into small roof masses to reduce the amount of snow build-up on any one roof plane. Roof slopes on the proposed building shed most of the snow away from the garage doors. A secondary shed roof is provided, which is 3' wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the drive below, and will also be provided with an internal drain system and snowmelt. A gutter system will be provided over the storage door on the east side of the new building. On the Rectory, there is currently a rain gutter on the south facing eave of the non -historic portion of the Rectory, over the walkway into the rear of the house. This gutter will remain. The roof over the northwest side of the Rectory, which is also a non -historic addition, collects a heavy load of snow which is dumped onto it from the roof above and requires a considerable amount of maintenance. A new concrete slab roof will be poured, which will include snowmelt and an internal drain. F. Lighting: I. Exterior lighting will include the addition of low-key, fully shielded incandescent downlighting at the new garage doors, garage man -door, and at the entry to each of the staff housing units. New site lighting will be provided at the relocated prayer garden. This lighting will include low intensity garden lighting which will illuminate this garden and the mid -point of the walkway between the new building and the Church. 2. All exterior lighting shall be in compliance with the Outdoor Lighting Standards for residential uses. 7 G. Common Park, Open Space, or Recreation Area: 1. The proposed development includes maintaining the existing grassed open space between the Church and the Rectory. The proposed garage/staff housing building is located close to the existing Rectory to maintain the existing open space area which provides visual relief between the buildings, and is needed to maintain the view planes of Aspen Mountain from the Courthouse. 2. The proposed development will remain under the existing sole ownership of the Archdiocese of Denver. 3. St. Mary Catholic Church will continue to maintain the open space on this property. H. Utilities and Public facilities: 1. The remodel of the Rectory and the addition of a new building, which will include one staff housing unit, will result in the addition of three new bathrooms and one kitchen to the existing development. Adequate public infrastructure facilities exist to accommodate this development. 2. Any adverse impacts on public infrastructure by this proposed development will be mitigated by the necessary improvements at the sole cost of the owner/developer. 3. The developer and owner of this property, the Archdiocese of Denver, will provide at their cost, the necessary utilities and site improvements as required to implement the proposed development. I. Access and Circulation: The proposed site plan maintains the existing Main Street driveway entrance and drive location in order to preserve the circulation pattern of the historical site design and the existing open space area. The driveway entrance and apron will be widened to 10' to meet City design standards for residential driveways. 2. The existing development requires on -site parking for two cars. The proposed development includes the pastor's residence in the Rectory, the conversion of an existing employee dwelling unit within the Rectory to an ADU, and the construction of one detached one -bedroom residential dwelling unit. The proposed development will require the addition of three parking spaces, for a total of five on -site spaces. The site currently provides 0 parking for seven cars. The reduction in the number of cars parked on -site will reduce the impact of traffic entering onto Main Street from this property. J. Phasing of Development Plan: The proposed development plan will not be phased. r7 St. Mary Catholic Church RECTORY REMODEL & ADDITION Consolidated PUD Application Property Address: 104 South Galena Street, Aspen, Colorado Legal Description: Lots A -1, Block 93, City of Aspen, Colorado • 1{TE CHILDAENS PAR\ ♦ � •Tt.ec..• 3untain Alp. Loye Illey & jependence / :SS MUGGLER IOUNTAIN I ter,' �Ilk IM0UINTAIN u�ran R/tk Are. D•ne . � D.„nr r H. �'dL i7rorOusr•n'• Cad• Ham I OILBERT 'unaola \ Lm%• Npa tin �.,.! . 1 pollll,.I09 to Ashcroft E4 Air. LuJp � Y • , \ . e i � SUAN >N. L.ds .. `'1/EDpl4n Ca \ Ph im Ca. n- IJ• 1 UAN T. 7,��`Ell'W- E.1 nwi IM xm.,..r. CIu6 �_ EAHN� Lndae V,nk d �dl bfl RC I Cluly W � UN O. / N �. RUaEY ArpaA'a SHADOW MOUNTAIN � � 4l PARK D (Iyry' J �:n. Slvk• V r � tF 1. M�d WAGNER Pwdv F Il P'' MUSIC SCHOOL PARK 1 Alr LimeliW UIIN Fined• L-F tadae�N ChaN L.Js F1aly ASPEN ICE GARDEN LAYMAN i MALL H of lO❑ Plh: l' p pr lldn Ls Sr6. ScMmn J neb gcok o❑g w•�. a e+H �❑ a Castle Creek PMK HOPKINS AVE. l ❑ F-1 STYd PAEPCXE E Ei ifn ,`.�❑❑ PARK tanNr MAIN 9T STREETN0.1AST SrF*V NO, W68T IN ST. HIGKNAY S2 LINTY COUP H K gj NDUSE A R.,I Iw � � tllk m❑~a DN tor..n � Tl' r Ct 1- ---1 EKER ST �a•I M•xien I p�LE'��ftlt Vl` FREE PA KING EnE .,1• ❑LL� ¢_ ASPE!! e• O - HA M a❑LL HI PARK n SOCIETY �❑ LLA • • R/0 DMNDE PARK : L...J ❑ �m OKIFLATS Urkr Uv � 'kv -• ♦ •. • • FRANCIS:ST. FLATS .. ..... , ......... ^ 1�Y M!r/On !O .R•O 7rsli G.Wrn nNtt�Is :I 1 ❑ ❑ ❑ ❑ Fern /pY•f y • • .. , • p pp POST OFFICE II'L JIII W ASPEN m d` /r • • SMUGGLER S CENTER FOR r'PF. L+a Irk.. PTI THE VISUAL ASPEN CENTER FOR El tipsusv ❑ ❑ ❑ RATS ENVIRONMENTAL STUDIES \ ' In -` Hallam Lake fIORrH ST �N I ,P GILLE tE ST E T PHYSICS INSTITUTE LON N TENT PARKING H.—Ctwk.P.ppENet I a �t' _ y, . 90 W� NaWr• PnE•'rw COMMUNITY •••, MUSIC TENT CENTER 1 ASPEN INSTITUTE u�y O PAEPCKE AUDITORIUM / Intamsf. W D••gn C-1.1 np al Asp•n ASPan Music F-d-1 VICINITY MAP St. Mary Catholic Church & Rectory 104 South Galena Street Aspen, Colorado ,-&0 %.49, 000 ;' ---- - ' 1 PARK -.NG AR .1 1 ' '------------- ------ -- I i I , 1 ; I i � 1 I 1 , ' . >t- - -----------------1 _ ___---- ..-------- - ------------------ _----___--__--- -` I 1 1 1� i 1 1 1 E MAI\N S I CI PARKING AREA I I--, i N SPR1N 1 '�J 1 � - t 1 I I 1 -- ----------------- I_ _--_-_----__-_-__ ii -------------- , t I !� , �m-.4 1- i 1 ! + z I I 1 ' , o I � IJ I_1 1-U :J , O 7910 Vl F-� w fh-I 5 ( �-d;5:M CoV F-+-H 0 Ll SE, i i I 1 L7 � Ii I ly Q ii I 1 i ; I I ; ~------------------' I --------------------- HOPKINS AVE M/}�y, Iffy,µ ■■//µ h � y.µ 4 larV &fhVfir hu rh VVVVVV 533 East Main Street ) Aspen, CO 81611 (970) 925-7339 Fax (970) 925-1889 September 5, 2000 Fred Jarman Planner Aspen/Pitkin Community Development Department 130 S. Galena Street Aspen, CO 81611 Dear Fred: The Archdiocese of Denver authorizes Olsen + Kelley Architects to act as our representative for all presentations to the Aspen Community Development Department, Zoning Officer, P & Z and City Council for the Remodel & Addition to St. Mary's Church Rectory. The address and phone number of Olsen + Kelley Architects is as follows: 117 AABC, Suite 305, Aspen, CO 81611; telephone 920-7651. Sincerely, A• Rev. Mi 1 G. e Pastor FROM St. hlary Asperi Coloror0 970 FA` NO. : 97E 92'5 1889 • Tura. 22 2000 82:27PM P1 Asm-N Tll ru CORPORATION PONWVW THE AVIN PFMFEI %r L W6.NO. W7Ft JM em a..sr i1i K4 AvM" c" yv4r. ASPEN, 00'JAA00 e1611 MA&W ER Fax O&E Report & Invoice T56mo► w (m tit 4m amour 0111KCT (m sea elan FACWAU (erot no IN Proparsd for: LTNDA SARMO Date; 3tttto 22, 2000 ARCHDIOCESE OF DENVER N.ANACE-MINT CORPORATION 1300 SOUTH STEELE BT Order: poo-0333 DMIVER CO $0210.2399 Phone; 303-71$-3211 Rif: ARCHDIOCESE Fax: "+ Fee; Z- NOW Pima return an• caov of this Valee 1)v th "mr rom1buts to the ithava eddra,a. +" mv *i°PLL&SZ NOTE, THIS WILL BE THE ONLY LWOICE YOU WILL, RECEIVEJ-6 Legal Deeerlption: Pleaas rec Dead reoordea 9-15.97, at Ramptior No. 12M10, ir. Hook 229, at Pigs 293, County of Pitldn, State of Colorado Property Addrom Owoar's Name(a): 7'he AMdioroee of Denver Title Abstmet Csratttar Graatae Taatrament Dated Amaaat Atcorded Book/Page Urban I. Vehr, formerly Tho archdiocese at psnvor Warranty 9-13-67 11%7.p0 9.15.67 Z29=3 Archbishop of Denver, Deed formerly BAor of Denver Nothing Further orRreord Note: Thie report cuvm PL9dn Cotmty Reel Eztete Retordc through May 30. M, Intel timer: 'lids report ftfierts tdtp maxim ell' a atmvh o% Pitkin County recarde pn.ot, to the abays dsaortbed real on" only, and dues not ttmotssarilyml ect invalumory liens or other mwm" uQck might he dtsalamd by a march on the lndhgdust owners or other mmatt shown hVTinabova, Aapon Thle CorpmHon nicks« no wdrra,ery retarding the aCCkraey of the trtjonnadon herein provided and further Aspen 711ia Co►ponutom Adll not be ttabie for arty Inns bwurred be, rYe wt of the tr1fW matton reportrd in thts Ownerahlp and &rcurxbretrtot rtpvt. INK D0CUMEA7',S ZACLUDED WITH IMS RZ"AT ARE THE VER F Mr COPIRS AV ILABLEl Post -it* Fax Note 7671 oaten LZ �9es, To From Co.lDept. Co. ;Zne a Phone a fir 7 Fax FSX # T . d Ol1I `I.NddLJO� 311Ii 3Hi 82 :U 7 00, 22 Nr1f Y FROM St. Mary Aspen Colororo 970 FAX NO. : 970 925 1889 .Tun. 22 2000 02:27PM P2 .►.I+.+f � � • M �=Barmy is, W at 204 e'otost !N �i1a�11� Mn. 1 iMi�O• �1__ Mitltatl7Y Mo t]eORDtI'e tfthl! M A S,'a•5'.'Tl�sty� .. � ��t�,gnd Mtn` a4m`• �� tit`�t�r f.� tin, 't t y"i• Ltti+Cli` elyifeleb oi,l�erar, fsveurly, �~?� "elf ir�r penvax rC3ty Yf�d CeLLctq of'16—er, Mote Of 0Otorada, of , fdr fire t part. Ile d1[toImm 0f Dwm - ..r.•n•i •- •-t..-rpu„l•«� ..J w.•«!wa ...,.Ir .n,f b vlrh,. nI Btu lava of tNs testa at 3o!argde, or Ota second pdre' 11lTjigesg'TK, This the medal party of the first port, for and to oen- 14ds949on of tl+a gwe of Trtt D012M and eta H"N artsinarA han6aVafdlpy cha Ovgdfimtim to thr aafd party•e p laid party of Ina aeeend part, ChM rKaLpt Vheraof is hereby eoniveegd and soknewledled, Me %ranted, barpiAld, cola and 0"yed, and bT anise prasentt 094- erar,R- baraaii aw•.i. em"V and t.Plu■. we the paid sarev of the etoond Part, Ste wd• , .i. MI, ArCtlDitbaa Of DOVVdr, or What J• Veer, t!LLat!! for the ROW, aehvliaa of the O:atq of bularado, or Urban d. Ve4r undar say fidut:asy de• ripwetan at arty ether drstpa`rien what, -ever, taWfi n with all arid Ptgaator rho hendtts.,aeta aid appurwimcos rhartunta bvieaging Or fe enyvies apportaLnLsi, and Of rev•eoieh end rwvvPfens, egrrindct and r•vaindfw , rents. tasuga rod prelLta ther!: and ains eataea, riyhl, title, inLoroat, elatta and dpa+and� _ ml ey"e - mwee, U-- the taid•wtr of •the Vaaalel part. its aaareasars &M addipe farown. •And the sold parry of the fiat pact, guy hiewvll, hit heira, eaatumle, aid adteLilLllaaaega, doss t4wanrn!„ Brent, targets sad agree to sad with the said Parry of the eedand Pool, lie sugeaveere sole etaisrle, trot to rda tires Of he 20"ling end delivery of these pie• goats, ere to Noll Hied at tl'a prnefdee aleve ooeveyvd, as of good, aurc, west, ab• solute and hWv%"PL%l• agitate of Siheeicaire, in law, in fee $'%Flo, and has aged riihc, war, aac.p: sere -,cote, rnr�rics[one, rearrvdaioir.�and gnetw�rnaae dR rlaosl gvd vFcept foe aM aeg of Yenerel property texas So. 190, rnJ l41 lieu; arq spPa ial ssNPeo++ta, tatd tIN altars tarwLsio; preafaea Ln the quiet end owegrol Pcr■oaaian or the said perfy of the 0Kpnd'#art, lte auOaePgore end ■■aiEna, se■tna: all and every 7ereon er ygrsona lawivay slueil,e at to olale en• wh.ele or arty pore rnereof, the ratJ tarty n! t.t first par: shell ant'will WAlM.r` AND yePEYLA O!7W, - f/ Cd1NL) -(tfAL) hitAl) lTA*I OF 001.O W ) ) so, •Crests} it Dsnvur , Ilia foragoi:lli Lael�eekeowtadgett'i d boteae ma o :—day of •eaY ,.., u•,.aw �:b.io AMel,b, shoo n�nwe�at .� r.,r�w.Rl�ah An p L-ae—vFr. 'r U. ti '•�•� 1 t. ;�',,.��,,{ ,.. .jam... -i.: V d '�NI 'AWtkjW0:D 3-1_Yl 3-I_ BS:b l 00, ?Z Nf1f No. ".',100. WARRANTY DEED. --Printed and for sale by The R UI)Roau Publiahlag Co., Denver, Colo, Zhiz T eeb� Made of.. ��-j-�'..ft..:__._... -in the year of our Lord one thousand eight hundred ------------------------------------------------------- , -- - ---- - - _�:F ` 1�U_lG_G_ .------ -- of the County of_..,_l and State of Colorado, o the f,_ first part, and _ _ _ r _.. of the County of_ .__f ±said Y and State of Colorado, of the seaond part; Xitnessath, That t part !____of the first part, for and in consideration of the sum of___________________ G --�- --------- -----------------------------------�•----------. DOLL✓ BS, to the said part.�__.of the fleet part in hand paid by the said part,�V___.of the second part, the reoeipt whereof is hereby confessed and ao'knowledged, ha- /_._granted, bargained, sold and conveyed, and b these sell, convey and oonflrm unto the said part -._..of the second_ y ese presents do.>!:l__ rant, bargain, - �irs and assigns forever, all the following described lote_.or parcel_b'of land, situate, yin' and being in the County of___:_lt.:ft _i_ and State of Coloradv, to -wit: ------------ --------- ----- - - - _ - --=- ----------- ---------------------- ✓ =11 f l�7�.�/ J F ------ ----------------------� __----- / �fjr ---------------------------------------------------------------- -------------------------------------------------------------------------------------------=---------------------- ------------------------------------------------------------. ___---------r-------------: ------- t---r- -r-r---.---'-r"- ffiIIgeth2n with all and singular the hereditamenta and appurtenances thereun•to belonging, or in anywise appertaining, and the reversion and reversions, remainded and remainders, rents, issues and profits thereof; and all the estate, right, title, interest, claim and demand whatsoever of the said part��r'�___of the first part, either in law or equity, of, in and to the above bargained premises, with the hereditamenta and appurtenances. 190 ;IfHYB Huff to IFfUld th said premises above bargained and desoribed, with _Jhe appurtenances unto the said art.!/. _.o the second art, ._':��:o_-------__. p J f p heirs and assigns forever. .dnd the said___.r ----------------------------------------------------------------------------------------------, Part. of the first part, or._ _ 21�4 __�-- ------ --- j' f - _ �C4 heirs, e.�eepputors and administrators do4r1 covenant, grant, bargain and agree to and with the said part. - .of the second part, -_: k2, 4---_--_-----.heirs and aMjns, that at the time of the enseaZin and deliver o these o ' .g y f presents____-ts�' _;_c.-�------------well seized of the premises above conveyed, as of good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and ha-d_-good right, full power, and lawficl authority to grant, bargain, sell and convey the same in manner and form aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, tames, assessments and inoumbranees of whatever kind or nature soever__________________________ --------------------------------------------------------------- --------- -------------------------- ------ --•- - ------- and the above bargained premises in the quiet and peaceable possession of the said part d of the second art4__ .heirs ctnAl a$sig s, against all and every person or persons lawfully claiming or to claim the whole or any part thereof, the said park of the first part shall and will W✓IRR.dJVT .dND FOREY'ER DBFXND. Z'_X"RUBBS a Bu The said art- :_.__o the ' . 1 �, p�' f }lrst part iw.4----hereunto Bet _ seal ---- the dap and year first above written. Signed, Sealed and Delivered in Presence of ------•----------------------------•--------------------------------------------- ------------------------------------- - •------- .. ----------- - - ■■s0~AL • • 0 P .)" . �_A, �. 1,. STATE rF�.•.ORADO, es. County of.-: �c.� I, ----- ----------------fir --- ---1-------r^- =�-V.c-il_•.(„es__ft l� • s°�----------------------------- in and for said County, in the State aforesajd, hereby oertifj that.___.___ n_f,c ..!_"_-_�Il_t f_Q�--------------------------------------- ----------------------------------- --- ---------------------------------------------- ---------------------------------------- ---------------------------------------- pereonally known to me to be the person_____whose name___....Y:-----------subaoribed to the annexed Deed ap peared before me this day in person, and acknowledied that_.-.•_ ___---------- signed, sealed and delivered the Said instrument of writinj as___h�t�Q____ free and voluntary act for the uses and purposes therein set forth. i Given uncle - nd and.. ------------seal, this-f - - dal! Of a- �t�_ - -- - - - -.d. D. 18/_____- My Oom►nfeeton ira- M . �-c-'F f - ' d.l;o .)f C.. 0k).:.(.t t COUNTY OF PITKIN. (i .Filed for Record at,�,,-____.o _ — 11---------- 1894. err :i Recorded in Bo k.:_ ....---- ---- LI .��iDLS z - t I -------------- WARRANTY,, DEAD. This Warranty Deed wa`4led� for record az�d duly recorded in Book.___S_ _3_• 1 — i - -- --� --= - _ �oordor,,-- -------- ---�-- - - ---------------- C Deputy. --- ----- ---- ----------- 14e Lou 000ttguffact, Co. I x �' P- t: 5. 41"19 L to of C.010.rn COUNTY OF PITKIN, i Filed for Record atat-----.o 6 G�__ 1, 1894. Recorded in ---------------------------- --t-=�-�-�� Raw cj e ________________________ • • t J. F, ,Dt4EIQlIS, MANAGE' R. e 1. +� '-� - ,, ��: �, _ ,, st �, , r� . NCV-20-2000 MON 10:48 AM • FAX 113. n U °, 04 County of Pitkin State of Colorado AFFIDAVIT OF NOTICE PURSUANT xs. TO ASPEN LAND USE RE, GULATIONS SEC fION 26.304.060(E) 1, r� _yS J < b,:ing or repres�nting an --�� Applicant to the City of Aspen, personally certify that I have complied with the public notice rcquirernents pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following 1,n anner: 1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U,S. flail to all owners of property wi,hin three hundred (300) feet of the subject property, as indicated on the attached list, on the 22 c1 y of POV 200Ca (which is days prior to the public hearing date of �, +-+p postictg a sign in a conspicuous place on Lhe subject propefy (as it could be seen from the nearest public way) and that the said sign vas posted at.d visible continuously from the L`�y of Nam(, , 2,006, to the, (� it, of� �;n e . 2000 _. (Must be posted for at least ten (10) full days before. the hearing, date). A photograph of the posted sign is attached h reto. Signature0 �� /<. (Attach photograph here;) Signed before me this*7 day of 200 D, by WITNESS MY HAND AND OFFICIAL, SEAL My Coirmission expires: v/0—L-S/`)-p 19.3 � � `IJ! Il !!II JlllllllllfllJll/YlJ% IIIlllll/�Gl /li 9 ro ND REHAK W/rLAS L.S p0151 REFEKEE —hT Or+E \ K-emYcr mm-, Two -- COURT HQ VIEW PLANE wu( T MwElE VIEW FLI" MARN STREET I � F j UrPATE GEI[TIFIGATE_ I, ,At✓IE) F FFF�CEPWYTW+ DECEWIMK 27, - 1191 1 WPE A VIgUAL IN�PECTI FKOPEfzT-r --HOWH HlErEON. No cHAI.� EXCEff A� i�v1J AhD 1 mr-p ALPINEINC. t7 J F.CD o AL]LlEY, BLOtCK 93 1 HEREBY CERTIFY THAT ON APRIL 15,1992 A VISUAL INSPECTION WAS MADE UNDER MY SUPERVISION OF THE PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND THEREON. ALPINE SURVEYS,INC. BY: APR IL 17, 1992 LS i u 9 p ]C YJ 90 5[> FT 61SDAS. I' n• I5 OF 6EARIN6 • 10UN0 MIONUMCNTS AS 5HO.N. URVEYOWS CERTIFICATE 114CREBY CERTIFY THAT 11415 MAP ACLURATEI.T DEPICTS A Sl1RV EY IMbE UNDER MY 5JFERV1510N ON AUCU$T 24, 1154 OF L015 A -I , BLOCK 'YS. CIT' OF ASF•FM. C0LOIZA E?O. 4LVINE=4Rvt�rS, INC BIT � EJ1000 6, 11pT L.S � __ RE NYC Alpine Surveys, Inc. Post Office Box 1730 Aspen, Colorado 81612 303 925 2688 Surveyed r . - ReddOrls 10 25 - e1 (Ao V I6wrLA1'4Es) Drafted 1 4 m E R 4.17-92 12.21.19 UPDATE Title LOTS A -I , BLOCK 13 LITT -F ASPEN, C:::-..:Lam:-' Job No 191- 1,7 C"tt 51 M49Y'5 GN1RQ4 FOUND' WZBAK W/MS. L S 2015t CWItT'.-ISEroVIE rL^14 C��Ri Vlc W`le I MAII�i 1 STREET\ \ j ��E G�F�TE I I, p1 E'`) F fc�, I-F�Ct�CErMrYTl4,AT oN OffOWMc 27, I I`i99 I WIA A VIgUAL It-�CTION OFTHE PROF'Empr gI ►�NIJ ANp Na B� WEYE FcaIJI IP D(CEYi A5 ALfINESLJI Y-!` ItJC. d(•---------- ---- ---------------------- - JAME`J F. KFE 5E 7 Imo`----------------------- Alpine Surveys, Inc. Post Office Box 1730 Aspen, Colorado BW2 3039252688 0 1 - cn.ICRIlrc wa1.Ic �Ky sa r .q \1 \ �I . I \ 1 I � • �� � I �I COL�£RFD Et'Tpr LL----- .1 \ I 111L7 I \� I ALLEY- BLOCK 93 ------------------------------ _ Gil I/ill I HEREBY CERTIFY THAT ON APRIL IS, 1992 A VISUAL INSPECTION WAS MADE UNDER MY SUPERVISION OF THE PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND THEREON. ALPINE SURVEYS,INC. BY' APRIL 17, 1992 LS ---�--Fau�l�.lb���GI�Ty/11rI��l/.MONUM✓<NT 11 �f IRz min Wi TWO I I o D n Yf GO 40 5o iT SCALD R)' eA514 OF eWlRING ` AUND MONVMlN'r5 AS 51-10wN. I HERESY C.ERTIPY THAT TAM MAP ACCURATELY DEPICTS A 5URVMf MAVE UNDER MY 5UPeMVISION ON AUGUST 24,1109 CF LOTS A -I , BLOCK TS, CITY OF ASPEld. COLORAOC. ALPINE w SWVWPd s. z4- et c.c. Rodmim 1O 1* '51 (A v1EWFLArles) OYa11ed 1 4 e1 CR. 4. 17.92 12.21.99 UPDATE ST. MARY'S CHURCH RECTORY REMODEL L ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 AABC, SUITE 70S ASPEN, COLORADO 970.920.7651 Ting Job No e1- m�-7 CNW* ST naef LOTS a -I BLOCK 13 L I7 `! ,jF F.Siz-N. �uWRAGC FpUNo E�bM1R W/PLA' L S �OISI j-- - --- --------- j P.TE --- -- - ---- (UPDATE GE1�TIFIC I, .l E , r.-CBYCEIMrT TF AT ON DECEMMK 27, I i99 11v1 VIt)UfiL IN`�PECTIOH OFTHE PROFEKTY HEYEON. No cHAf K WERE FQJNP EXCE-r fr � �-ICJWIJ AhD fJ01ED HEF�i�N. ALPWE YEr51NC pY — ------ - JhMES DATF----- --- ----- ------ L.5.91 PLANT LIST RPFEAPMCE fbl NT ONP ICEFPRElYCP --T TWO COLRtT KYX�F VIE1V MNC COOKY H175E VICW PWy[ �\ MAIN STREET� \ ALLEY- BL. ®4- lK 93 - t- ---------------------------- Y.a�1 L1Ca1�1 [bYw. �2 �111L'f -- - P11Z1'N L _. DD.CALM _ - _ ' /ppM.Y'.9FYC' Ci�l/D1VAY1l� - �tY+F� .fly 2xofw/y d!!-~ / .99t'6.OilS.lLA' - 61RfJ7ttMEFfIEF r',sr. 0.0 e e LThNe6 APxuvzw QplI1G L iCm cnlw ;sagnru l9pg xs+..lrxaw" ,AaNrlEr it7/E.'t'/[U &zn ,/ "VlfMYu lqtowmw AP'OILMF' A7dlt]?FR7lFN/!U r aw.. 1 .9ICM.Q'r G2T/.SW /G997R61�.ANCYJfP.TIF➢' J HY i9W�'ClRYIZ!'.[6 A*Wtl- LMNlrA11LrA99F' /&Aw. F�oTF�''F�i�:DlA�2.111(.n- C1}_.157'2CIZ�TTZ�.7 , C.1:E.4! I-L(-!T'.i�-Xt.C.li&�lG1.l-h¢a.���I77�z'c, r - • ------------- ------------------ o s a D '-0 90 50 FT SCALP 6ASI5 GF Rp/,RIN6 FOUND MONUMENTS AS 51HOWN, EYCR'S CERTIFICATE I HEREBY CERTIFY THAT ON APRIL 15,1992 A VISUAL I HERESY CERTIFY -MAT 11415 MAP ACCURATF-LY VF-'ICT5 A SURVEY MAOE INSPECTION WAS MADE UNDER MY SUPERVISION OF THE OMR MY SUF! ISIOI oN AUGUST 24, 1189 OF LOTS A - I , BLOCK 45, PROPERTY DESCRIBED HEREON. NO CHANGES WERE FOUND G1TY OP ASPEAI , tOL.?AI . THEREON. ALPINE SURVEYS,INC. BY! _ APR IL 17, 1992 LS �4'- T ,!a' sx. 1 H'M.RT. H.w am KLv2n =1ZAkraNCn rl'AT .[Pe, ALPINE S_UCVEY , INC SEPr"6 4, M61 ow .. L 5 C FIR£ N 0. 0 11 . 101 ST. MARY'S CHURCH RECTORY REMODEL & ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS -.117A*AC. RRTE905 AVER COLOKADO 979.92D.7651 yf— tialv_ol _ - _ ri•n.00 • ST. MARY'S CHURCH RECTORY WAODEl6 ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS ARC 117 A, 6OITE 304 ASPEN, COLORADO 970.920.7651 rfiE - i'-o ro.n •oo ST. MARY'S CHURCH RWTI Y REM L 6 ADDMON AS". COLORADO OLSEN + KELLEY ARCHTECTS 117 AABC. SOlTE 305 ASPEN, COLORAW 970.920.7651 • t ST. MARY'S CHURCH RICIORY REMODEL 6 ADOMON ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 AARC, SUITE NM ASPEN. COLORADO 970.920.7651. 0 • 0 -no I ST. MARY'S CHURCH RECTORY REMODEL L ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 MBE, SURE 305 ASPEN. COLORADO 970.920.7651 4 *OUTH OLSEN + KELLEY ARCHITECTS 117AASC- SUITE305 ASKN, COLORADO 970.920.7651 • p • lgrlG + 16 -+1r l '�A" = I'-v0 • Cloo2j )W-Ib" ST. MARY'S CHURCH RECTORY REMODEL" ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 1I1 AARC, SUITE 305 ASPEN, COLORADO 97WM.MI r ® Fzn'T-!z: l�T 1 N Efi r�i ri ST. MARY'S CHURCH RECTORY REMODEL 6 ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117AAK, 9 RTE305 ASPEN, COJORADO 970.920,7651 5.15• ew ST. MARY'S CHURCH RECTORY REMODEL A ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 MRC, ANTE 905 ASKK COEORADO 970.920.7651 G r�-G' `ll • • ST. MARY'S CHURCH RECTORY REMODEL L ADDITION ASPEN, COLORADO OLSEN + KELLEY ARCHITECTS 117 AARC, SUITE IM ASPEN, COLORADO 970.920.7651 Ll- fi�Y - �r��l�� ho�r� >1y�v�.rlT it I " WIJ I 0-i 7u u T S T. M A R YS CHURCH RECTORY REMODEL & AMT)ON Am", COLORADO EF-X 16r] F46t I�114 OLSEN + KELLEY ARCHITECTS 117AABC, SLXTEMS ASPEN. COLORADO 970.920.7651 I - �GLIY'O✓ I vl�vJ ry,pJ� � ', s rVtltil GoUf-T-�4 oLjSli V I r--W F-L,4-N5 1 Id m 10' Weir ko", ST. MARY'S CHURCH RECTORY REMODEL & ADDMON ASPEN, COLORAW OLSEN + KELLEY ARCHITECTS 117 MBC, SUITE 3M ASPEN, COLORADO 9M.920.7661 U. I f1b 6. V� P v�- "WIT 1 � i �� � % _i1✓tit /C '���� � ' �� �A�1� � ` s f r NOV-20-2000 MON 10:48 AM FAX NO. P. 03 PUBLIC NOTICE RE: SAINT MARY'S CHURCH CONCEPTUAL/FINAL PUD NOTICE IS HEREBY GIVEN that a public hearing will be held on Monday, December 11, 2000 at a meeting to begin at 5:00 p.m. before the Aspen City Council, Council Chambers, City full, 130 S. Galena St., Aspen, to eonst er an app icatton submitted by Saint Ivlary's Church, requesting royal for a PUD. The application is to remodel the existing rectory au to buil" new game and caretaker s it a jacent to and slightly behind the rectory. The properly is commonly known as Saint Mary's—C—Rurcc , ana is escribcd as Lots A, B, C, D, E, F, G, H, and 1, Block 93, City and Townsite of Aspen. For further information, contact Fred Jarman at the AspenTitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920.5102, fredi( ci.asPen.co.us. s/Rachel E. Richards, Mnor Aspen City Council Published in the AsNn Times on November 25, 2000 City of Aspen AccoLrit NOV-20-2000 MON 10:4 7 AN FAX NO. P. 02 PUBLIC NOTICE RE: SAINT DIARY'S CHURCH,104 S. GALENA STREET, SIGNIFICANT FINAL REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, December 13, 2C0�%at 1 meeting to begin at 00 ,m_ before the Aspen Historic Preservation Commission, Council Chambers, Citall I3� S Galena t., spen to consider an application submitted by Saint Mary•'s Church, requcstinq final � a proval for restoration work on the fisting reewry buildin , and Eo build a newar' e. end care er s unit ad'aeent and sL htl be ' re tot a ptnperty is commonly known as Saint Mary's Church, and is described as Lots A, B, C, D, E, F, G,14, and 1, Block 93, City and Townsite of Aspen. For further information, contact Fred Jarman at the AspemTitkin Community Devetopmcnt Department, 130 S. Cralena St., Aspen, CO (970) 920-5102, f_ edi -ci.as n.coms. s/Suzunnalh Reid, Cbair Aspen Historic Preservation Cantmission Pubhshed in t'.ie Aspen Tinies on \uvem`��r'?5, 20OLI City oCApen Ae: ou.;t HPC REVIEW - Public Notification St.Mary Catholic Church - Rectory Remodel & Addition Properties within a 300' radius of St. Mary Catholic Church: 1) Lot #2737-07-331851: City of Aspen 130 S. Galena St. Aspen, Co. 81611 2) Lot #2737-07-331852: City of Aspen 130 S. Galena St. Aspen, Co. 81611 3) Lot #2737-07-331003: Warren J. Conner & Claude M. Conner 534 E. Hopkins St. Aspen, Co. 81611 4) Lots #2737-07-331004: Margaret Conner 534 E. Hopkins St. Aspen, Co. 81611 5) Lots #2737-07-331005: Margaret Conner 534 E. Hopkins St. Aspen, Co. 81611 6) Lot #2737-07-330005: ALH Holding Company Inc. 435 W. Main St. Aspen, Co. 81611 7) Lot #2737-07-330421: Abel & Fana Holtz 169 E. Flagler St., Suite 1627 Miami, FI. 33131 8) Lot #2737-07-330002: Abel & Fana Holtz 169 E. Flagler St., Suite 1627 Miami, FI. 33131 9) Lot #2737-07-330007: Godiva Holdings 435 E. Main St. Aspen, Co. 81611 10) Lot #2737-07-330006: Isis LLC 308 S. Galena St. Aspen, Co. 81611 1 1) Lot #2737-07-330852: City of Aspen 130 S. Galena St. Aspen, Co. 81611 12) Lot #2737-07-330851: Aspen Fire Protection District 420 E. Hopkins Ave. Aspen, Co. 81611 13) Lot #2737-07-339002: Kandycom Inc. 766 Singing Wood Drive Arcadia, Ca. 91006 14) Lot #2737-07-346001: Harley A. Baldwin II 205 S. Galena St. Aspen, Co. 81611 15) Lot #2737-07-340001: G.E. Bullock Grandchildrens' Partnership c/o Suzette Goodma 500 E. Markham, Suite 305 Little Rock, Ar. 72201 16) Lot #2737-07-340003: 517 East Hopkins Avenue LLC 201 S. 7th St. Aspen, Co. 81611 17) Lot #2737-07-340004: Aspen Plaza Company P.O. Box 1709 Aspen, Co. 81612 18) Lot #2737-07-380001: Bass Cahn Properties P.O. Box 5078 Aspen, Co. 81612 19) Lot #2737-07-301001: Jean Vick Trousdale 611 E. Hopkins Ave. Aspen, Co. 81611 2 • • 20) Lot #2737-07-347001: Alpine Bank Aspen A Colorado Banking Corporation 600 E. Hopkins Ave. Aspen, Co. 81611 21) Lot #2737-07-332033: Robert Clark Trust 620 E. Hopkins Ave., #5 Aspen, Co. 81611 22) Lot #2737-07-212001: John & Brenda Duncan 5851 San Felipe, Suite 850 Houston, Texas 77057 23) Lot #2737-07-332004: Philip & Marcia Rothblum 624 E. Hopkins Ave. Aspen, Co. 81611 24) Lot #2737-07-332006: Hopkins St. Joint Venture c/o Ted Mularz P.O. Box 1328 Ashland, Or. 97520 25) Lot #2737-07-332001: Hunter Square LLC 2900 Los Ballinas Ave. San Rafael, Co. 94903 26) Lot #2737-07-332002: Carisch Brothers Carisch Theatres Inc. P.O. Box 391 Columbus, Ga. 31902-8391 27) Lot #2737-07-347851: Pitkin County 530 E. Main St., Suite 302 Aspen, Co. 81611 28) Lot #2737-07-347852: Pitkin County 530 E. Main St., Suite 302 Aspen, Co. 81611 K, 0 • 29) Lot #2737-07-324004: Pitkin County Capital Leasing A Colorado Corporation 530 E. Main St. Aspen, Co. 81611 30) Lot #2737-07-324003: Louis J. & Robert L. Zupancis 540 E. Main St. Aspen, Co. 81611 31) Lot #2737-07-315002: Gailen B. Smith P.O. Box 241 Snowmass, Co. 81654 32) Lot # 2737-07-351004: George W. Murphy P.O. Box 4146 Aspen, Co. 81612 33) Lot #2737-07-325004: Phoebe M. Ryerson P.O. Box 4222 Aspen, Co. 81612 34) Lot #2737-07-32008: Mel Seid 1104 Dale Ave. Aspen, Co. 81611 35) Lot #2737-07-322016: 434 East Main LLC 408 AABC, Suite 202 Aspen, Co. 81611 36) Lot #2737-07-306852: City of Aspen 130 S. Galena St. Aspen, Co. 81611 37) Lot #2737-07-306853: Pitkin County 530 E. Main St., Suite 302 Aspen, Co. 81611 4 MEMORANDUM To: Fred Jarman, Planner From: Ben Ludlow, Project Engineer Reference DRC Caseload Coordinator a� Date: October 17, 2000 Re: St. Mary's The Development Review Committee has reviewed the St. Mary's PLID/ View Plane application at their October 11, 2000 meeting and has compiled the following comments: General Sufficiency of Submittal: DRC comments are based on the fact that we believe that the submitted site plan is conceptually accurate, that it shows all site features, and that it is feasible. The wording must be carried forward exactly as written unless prior consent is received from the Engineering Department. 2. R.O.W. Impacts: If there are any encroachments into the public rights -of -way, the encroachments must either be removed or are subject to current encroachment license requirements. gitP PckvIPw 3. Fire Protection District — Requirement — As of the request of the Fire Protection District revisions need to be made as follows: a. There needs to be an access width of at least 10 feet along Main Street. This can be achieved by trimming back the existing bushes. Fire Protection District — Recommendation — As of the recommendation of the Fire Protection District revisions can be made as follows: a. The new building should be sprinkled. It is not required but highly encouraged. 4. Building Department — Requirement — The following requirement has been provided by the Building Department: a. None 5. Parking — Requirement — The following requirement has been provided by the Parking Department: a. None Page 2 of 4 • • October 17, 2000 St. Mary's PUD / View Plane 6. Engineering Department — Requirement- The following requirements have been provided by the Engineering Department: a. A single encroachment license is needed to cover following encroachments: • Ventilation duct in the alley • Overhang into the alley • Heat melt system in the sidewalk • Front Entrance of the Building Engineering Department — Information- The following information has been provided by the Engineering Department: a. A drainage report is not needed if the Engineering Department receives a letter certifying that there are no known problems with the existing buildings and lot drainage. 7. Streets Department — Requirement- As of the request of the Streets Department revisions need to be made as follows: a. The applicant shall not track mud onto City streets during demolition. A washed rock or other style mud rack must be installed during construction. 8. Housing Office — Information — The following information has been provided by the Housing Office: a. NONE 9. Community Development — Requirement — The following requirements have been provided by the Community Development Office: a. City Code does not allow buildings to be less than 10 feet apart. Therefore a variance will be needed for the proposed building to be built in the planned location. b. A breech of the view plane from the County Courthouse will occur as a result of this proposed development. Therefore a PUD must be approved that sets the height taller than what is allowed. 10. Emergency Management Disaster Coordinator — Requirement - The following requirement has been provided by the Pitkin County Disaster Coordinator: a. NONE 11. Parks — Requirement- The following comments have been produced by the Parks Department: a. NONE Page 3 of 4 • • October 17, 2000 St. Mary's PUD / View Plane 12. Utilities: A utility plan was not submitted with the application. For the utility departments to properly comment, a utility plan must be submitted. - Water: City Water Department - Requirement — As a request of the City of Aspen Water Department, revisions need to be made as follows: a. All uses and construction will comply with the City of Aspen Water System Standards and with Title 25 and applicable portions of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal code as they pertain to utilities. b. If it is decided that a sprinkler system will be installed in the new building, the existing water system will need to be upgraded. This may be a tedious effort of placing a new service line from the line under Main Street. c. A common service agreement may work for the new building. If one is accepted, there will need to be separate meters in an accessible space. Wastewater: Aspen Consolidated Waste District - Requirement — As a request of the Consolidated Waste District, revisions need to be made as follows: a. Detailed plans need to be submitted to ACSD to assess fees before issuance of a building permit. b. The new building may require a shared service agreement. c. There will be a full tap fee for the new garage and 2-bedroom building. d. A new service line will need to be installed from the alley to the new building. - Electric: City Electric Department - Requirement — As a requirement of the City of Aspen Electric Department, revisions need to be made as follows: a. NONE - Construction: Work in the Public Right of Way Requirement — Given the continuous problems of unapproved work and development in public rights -of -way adjacent to private property, we advise the applicant as follows: Approvals 1. Engineering: The applicant receives approval from the City Engineering Department (920-5080) for design of improvements, including grading, drainage, transportation/streets, landscaping, and encroachments within public right of way. Page 4 of 4 • S October 17, 2000 St. Mary's PUD / View Plane 2. Parks: The applicant receives approval from the Parks Department (920- 5120) for vegetation species and for public trail disturbance. 3. Streets: The applicant receives approval from the Streets department (920-5130) for mailboxes, finished pavement, surface materials on streets, and alleyways. 4. Permits: Obtain R.O.W. permits for any work or development, involving street cuts and landscaping from the Engineering Department DRC Attendees: Nick Adeh Phil Overynder Tom Bracewell Fred Jarman Ben Ludlow Denis Murray John Krueger Applicant's Representative Deanna Olsen George Kelley John Kleegher NOV.14.2000 2:09PM ASPEN HOUSING OFC • MEMORANDUM TO: Fred Jarman FROM: Cindy Christensen, Housing Operations Manager DATE, November 14, 2000 RE: ST. MARY'S PUD • No.9a1^P.1 55Uf The applicant is proposing to construct three -bedroom garage, with a two -bedroom free-market housing unit on top; and do an interior remodel of the Rectory and deed restrict one of the two units in the Rectory to on accessory dwelling unit. The Planning & Zoning Commission met on this issue October 24, 2000 and approved the applicant's request. BACKGROUND: St. Mary's Church property is in the heart of the Aspen commercial core zone district. The Church property is one of the few remaining sites in Aspen that consists of half a city block. The proposed new structure is a two-story structure versus a single - story building in order to preserve as much of the grassed open space area as possible. The proposed building is oriented parallel to Main Street and is Intended to subordinate to the ,.Aisting Rectory structure. For what the applicant is proposing, the applicant is required to provide on accessory dwelling unit. The plan is to deed restrict as an ADU one of the units located within the Rectory. The applicant intends on using all the units for housing 5t, Mary's personnel. However, a concern the Housing Office has is if in the future someone chooses to subdivide the property, what type of affect would a free-market unit have above the three -car garage. RECOMMENDA320N. Although there is no requirement to deed restrict the unit located above the garage, Staff would recommend this approach. A deed restriction that requires only that the tenant work in Pitkin County would at least guarantee that the unit would always house a Pitkin County employee and would provide some type of assurance that the unit could not go free market if something else should be done to the property in the future. \referral\samezys�.doc m Fn co a- - 0 • Foe< I I PAJ I r77,z . . . . . . . . . . • PUBLIC NOTICE RE: SAINT MARY'S CHURCH CONCEPTUAL/FINAL PUD NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, October 24, 2000 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Saint Mary's Church, requesting approval for a PUD. The application is to remodel the interior and exterior of the area currently used for a garage, and to build a new garage and caretaker's unit behind the rectory. The property is commonly known as Saint Mary's Church, and is described as Lots A, B, C, D, E, F, G, H, and I, Block 93, City and Townsite of Aspen. For further information, contact Fred Jarman at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen, CO (970) 920-5102, fr�'ci,)ci.aspen.co.us. s/Bob Blaich, Chair Aspen Planning and Zoning Commission Published in the Aspen Times on October 7, 2000 City of Aspen Account 0 e I I / Z o/ 0 o �, - 'r\j - DPO from A-Z Retum to top Aspen onsohdated sanitation istrict Sy Kelly * Chairman Paul Smith * Treas Michael Kelly * Secy October 16, 2000 Fred Jarman Community Development 130 S. Galena Aspen, CO 81611 Re: St. Mary's PUD Dear Fred: John Keleher Frantz Loushin Bruce Matherly, Mgr We have the following additional comments following the discussion of this file by the development review committee. A shared service line acknowledgment will be required for the existing development. A new separate service line will be required for the new two bedroom/ garage addition. The comments made in our letter of October 6, 2000 remain accurate as well. Please call if you have any questions. Sincerely, Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 Aspen onsolidated Sanitation istrict Sy Kelly * Chairman Paul Smith * Treas Michael Kelly* Secy October 6, 2000 Fred Jarman Community Development 130 S. Galena Aspen, CO 81611 Re: St. Mary's PUD Dear Fred: John Keleher Frantz Loushin Bruce Matherly, Mgr The St. Mary's church complex is currently served by the public wastewater system. The addition of a two bedroom single family residence and the conversion of an employee unit to an adu will have a minor impact upon the public wastewater system. We request that all connection fees be paid prior to the issuance of a building permit for the project. Once detailed plans are available a tap permit can be completed at our office. The tap permit will estimate the total connection charges for the project and will be later verified by final inspection at the completion of the project. As usual, service is contingent upon compliance with the District's rules, regulations, and specifications which are on file at the District office. Please call if you have any questions. Sincerely, Bruce Matherly District Manager 565 N. Mill St.,Aspen, CO 81611 / (970)925-3601 / FAX (970) 925-2537 if IL St. Marv's PUD "Potential" Timeline* 10 / 24 Planning and Zoning Commission (Conceptual & Final) (Site Visit at 4:30 that day) 11 / 13 City Council (1st Reading /Conceptual and Final) (Site Visit Prior to Brown Bag at 11:40) Historical Preservation Commission (Final) 4*04 City Council (2"d Reading /Conceptual and Final) IL-1/3 *As mentioned to you at the DRC meeting this week, this proposed schedule is in no manner an official schedule or set in stone as it may change as a result of any number of variables. Please check with me about noticing requirements for all these public hearings. Let me know if you have any questions. Fred Jarman City of Aspen To: Deanna Olsen From: Fred Jarman Fax: 920.7652 Pages: 2 Phone: Date: 10/13/00 Re: Schedule CC: ❑ Urgent ❑ For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle As promised, Here is a potential schedule for the St. Mary's PUD. Fred Jarman 10/13/2000 12:53 9709207652 PAGE 02 + LAND USE APPLICATION • PROJECT: RfE�lSp; 10�13�OD APPLICANT. Name: (Z14i�iii + ADDIT10 N Location: 10+ y. 4A4,r.W^ 4V'1ASQ5N1 40. f (l-�T`> A- I1 (Indicate street address. lot & block number, legal description where appropriate) Name: �`F�.GNp1L� r .MJuFiiL� 4 - tile- W, isfi'&jo U � Address: 10+ -l. 6IO1. 4JA 151�, i � � Gd � 251 &I I Phone #: '733°i REPRESENTATIVE: Name: 0I,4+,1N + Ka l�l Y ^" I TY-ov�7 Address: 117 A.5�i �• I (v I t Phone #: 412d • 74051 YPE OF APPLICATION: (please check all that apply): ❑ Conditional Use Conceptual PUD ❑ Conceptual Historic Devt. ❑ Special Review Final PUD (& PUD Amendment) ❑ Final Historic Development ❑ Design Review Appeal ❑ Conceptual SPA ❑ Minor Historic Devt. ❑ GiMQS Allotment ❑ Final SPA (& SPA Amendment) ❑ Historic Demolition ❑ GMQS Exemption ❑ Subdivision ❑ Historic Designation ESA - 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑ Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Platte x,ot Split ❑ Temporary Use ❑ Other. ❑ Lot Line Adjustment ❑ TexVNIap Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) '%1" KAfLY 41�LTHOLIl 414 o-,R Q11030.13 0K.-i GNV" aN VPMFL- 10Vl..'G1Ai!flg � IKitZ44e4/ 0I0111"I6111t GW L 61 P I.Svst.. F �r�P-'� (111, 72 .7 p) -Z 5Y51el I~5 w12 MPM, Pt6ToR � "OMA• ,a Aop I ft�R'I. EMA.O M UNIT. Fe-Mf_ T-o 61 rf PILFt3 K,fz- . PROPOSAL: (description of proposed buildings, uses, modifications, etc) Zire-F,1 o}Z "ec(a f_1f I emm, Mj_j P1-,-,YFk- U►JIT' To M 401, -IVe-rq-91-D to �.► � r�u elfx loll or, roq0ft-f P,rrllilf � ri -�4j 17,40PITtentJ pF: A 2 8PF{'1 . EPt19104 VW 1 r'We R �. ter✓ W441017 1W_' Fer'-r0E--1( . Have you attached the following? FEES DUE: S O ® Pre -Application Conference Summary Z Attachment #1, Signed Fee Agreement Response to Attachment #2, Dimensional Requirements Form Response to Attachment 43. Minimum Submission Contents Response to Attachment #a, Specific Submission Contents M7 P—nonse to Attachment #5, Review Standards for Your Application 10/13/2000 12:53 9709207652 PAGE 03 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project; IG 11441) L}- wopa_ 4.^VIT16 d Applicant: /Af Lc1+01o1�� ,1� r Dp41VEf- f rW. t-11C*t4e1, 6 .OJ1.1 (Fwplrg�_ Location: 10 0>. GtAWWA LOL4R Zone District: Lot Size:!�- Lot Area: 2.*11 00&y, 6i t✓. (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: O Proposed: O Number of residential units: Existing: 2 __Proposed: �5 Number of bedrooms: Existing. 4 Proposed: Proposed % of demolition (Historic properties only): O DIMENSIONS: 1 Floor Area: Existing: l 42� 5 Allowable. '4s; 6o��i Proposed. 14oe; 5.3 I Principal bldg. height: Existing: 9' 4 Allowable: +a I Proposed: 35 Access. bldg. height: Existing: IJOHM Allowable: 41"' Proposed: 2�*I On -Site parking: Existing: -7 Required: 15; Proposed: �j % Site coverage: Existing. Required:Proposed: -32 % Open Space: Existing. 73% Required: 25p Proposed: %71� Front Setback: Existing: FbPP Required. PoN E- Proposed: rlot-JI - Rear Setback: Existing: P,'Pr- Required; r14-"I-I E- Proposed: Oet-I r* Combined F/R: Existing: P-^. Required. !I}A-• Proposed: -- Side S t a�cl� Existing: 10.31 Required lJOPPt- Proposed: 1g.31 � Side Setba Existing: la' Required: Proposed- ( W P* r 41nwl' Combined Sides: Existing: Required: N %' Proposed.' -- Existing non -conformities or encroachments: yr. F-.0-W. P,-/ W+J1Jz+/,''F Variations requested; A $I THO 64+4L'-, Lam. 10/13/2000 12:53 9709207652 PAGE 01 OLSEN + KELLEY ARCHITECTS ARCHITECTURE & PLANNING 117 AABC, Suite 305 ASPEN, COLORADO 81611 tel 970.920.7651 /Fcdx 970.920.7652 F A X T R AN S M ITT A L DATE. O O TO: FAX F ROM : RE NO. OF PAGES INCLUDING COVER SHEET: Z2 Message PROJECT: LAND USE APPLICATION APPLICANT: Name: *& oLIG GNP H - f2tF-6j*'f r L + APP11_10N Location: 10¢ (Indicate street address, lot & block number, legal description where appropriate) Name: Address: le+ �l G-;pt•�IJ , ��F�1 ��/ 8 I (o I I Phone #: 1:Z • i�3°I REPRESENTATIVE: Name: Of,-5�,N + ^f2,,H I Address: 117�P7Gi yJl1'lii ��t"�"i �• 8 I (a I ! Phone #: -1 20 . 7/05 I YF't UF- HF VLIC:A I IUN: (please check all that apply): Conditional Use Ig Conceptual PUD E Conceptual Historic Devt. Special Review Ig Final PUD (& PUD Amendment) Final Historic Development Design Review Appeal Conceptual SPA Minor Historic Devt. GMQS Allotment Final SPA (& SPA Amendment) Historic Demolition GMQS Exemption Subdivision Historic Designation ESA - 8040 Greenline, Stream Subdivision Exemption (includes Small Lodge Conversion/ Margin, Hallam Lake Bluff, condom iniumization) Expansion Mountain View Plane Lot Split Temporary Use Other: Lot Line Adjustment Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) 6�THOI.le- 64V(jGN' (11, Ilo6. 4, "�� Z E5; cN Vpfr_(z- LEVEL G(P MS I<Ir IEN, OFFI CE5 GFj ["-W �2 LP L, j?-EGro (3j t g�.�j �� 2 s'P(LI E5 w/ 2 �1• rA6TDIZ �`' ' 1 r ^JP 16P(zj41. UNIT. F4:—: F-- ro ci TY FI LE Fes- f'°PPI�av�1.5 . PROPOSAL: (description of proposed buildings, uses, modifications, etc.) :Wrr- low To�Y i Mor�E1.,l r1.-IPIo^f �rJlr -ro �Co1-IVE�� ron�.l 3- 44"r-- 1017 -rFtt; Toni . Have you attached the following? Pre -Application Conference Summary (� Attachment #1, Signed Fee Agreement Response to Attachment #2, Dimensional Requirements Form Response to Attachment #3, Minimum Submission Contents Response to Attachment #4, Specific Submission Contents Response to Attachment #5, Review Standards for Your Application FEES DUE: S O RECEIVED SEP '13 2000 ASPEN / PITKIN COMMUNITY DEVELOPMENT • 0 ATTACHMENT 2 DIMENSIONAL REQUIREMENTS FORM Project: �rr. 16 e:44I) "- 1o1opa_ +'4VPITIoo Applicant: 4.f:r t,{.1V5 g• I M✓. Mlc+t^r.• 6dajo Location: 10 �. j vA;vAW •A 5Vr. A6 f�.1 ., 4� Zone District: Lot Size: 27f p g,� �. !G• Lot Area: 2% F::, (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: 0 Proposed: O Number of residential units: Existing: 2 Proposed: -j Number of bedrooms: Existing: 4 Proposed: Proposed % of demolition (Historic properties only): !J DIMENSIONS: Floor Area: Existing: I -+�.5 Allowable: 41(02' Proposed�43�4.5 Principal bldg. height: Existing: Zq 14.Y+" Allowable: +,91 Proposed: 35 Access. bldg. height: Existing: NoNe Allowable: 4z'71 Proposed: 241 On -Site parking: Existing: -or % Site coverage: Existing: 'Z7 % Open Space: Existing: 73% Front Setback: Existing: POP0- Rear Setback: Existing: POPE Required: rj- Proposed: 5 Required: Proposed. '32 • Z•� Required: 25 Proposed: Required: A0J F_- Proposed.• hlol-IE Required: OaJ I— Proposed: E Combined F/R: Existing: P.^ Required: N.A-. Proposed: — �Side _S t Existing: I 15.3 Required: 00Nt5- 1 Proposed: 15 3 ,Siddee Existing: 10 Required. l-�N� 0 Proposed: 18 rSetbac Combined Sides: Existing: IJ-^ Required: N1•P-. Proposed: -- Existing non -conformities or encroachments: *r. ft.o. 0. P,-/ GI•+VFC H F_Oj rLf' ' AJ- I Variations requested: A 0 to • • CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY PLANNER: Fred Jarman DATE: August 24, 2000 PROJECT: St. Mary's Rectory Remodel & Addition View Plane PARCEL ID: REPRESENTATIVE: Ohlson Kelly Architects OWNER: Archdiocese of Denver, Fr. Michael Glen TYPE OF APPLICATION: Consolidated Planned Unit Development (PUD) DESCRIPTION: The applicant wishes to construct a two-story single-family residence above a three -car garage adjacent to and slightly behind the existing St. Mary's rectory located on the comer of South Galena and Main Street. The proposed building is on the lot directly across from the Pitkin County Courthouse. The proposed building will breach the County Courthouse view plane by 5 ft. The applicant is proposing a final PUD plan establishing the dimensional requirements for the parcel and allowing the proposed structure to breach the view plane as proposed. Land Use Code Section(s) 26.435.050(A)(4) Courthouse View Plane 26.435.050(C) Mountain Plane Review Standards 26.445 Planned Unit Development Review by: Community Development Department, Zoning Officer, P&Z, City Council Public Hearing: Yes, Planning & Zoning Commission and City Council Referral Agencies: Engineering, Zoning Officer, Historic Preservation officer Planning Fees: Planning Deposit ($2,310) Referral Agency Fees: Engineering Minor ($170) Total Deposit: $2,480 (additional hours are billed at a rate of $195 /hour) To apply, submit the following information: 1. Proof of ownership. 2. Signed fee agreement. 3. Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative(s) authorized to act on behalf of the applicant. 4. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 5. Total deposit for review of the application 6. 20 Copies of the complete application packet and maps. Planning & Zoning Commission = 10; Planning Staff = 2; City Council = 8 7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. 8. Draft Plat including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. Contact Engineering Department if more specifics are needed. 920.5080. 9. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. Please refer to the review standards in the application. Process: Planner reviews case for completeness and sends to referral agencies for referral comments. Case planner contacts applicant and sets up a site visit. Staff reviews application to determine if it meets standards of review [Section 26.445] Case planner makes a recommendation of approval, approval with conditions, or denial to the Community Development Director. The Director makes a recommendation to'Planning and Zoning Commission and City Council. The applicant shall notice by publication, mailing, and posting (see section 26.304.060(E)(3)(a)(b) and (c), attach a picture of the posting notice to an Affidavit to be brought to the public hearings. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. Land Use Code Information Chapter 26.445-PLANNED UNIT DEVELOPMENT (PUD) 126.445.010 Purpose. 26.445.020 Applicability. 26.445.030 Procedures for Review. 26.445.040 General Provisions. 26.445.050 Review Standards. 26.445.060 Application Materials. 26.445.070 Recording a Final PUD Development Plan. 26.445.080 Notice of PUD Designation. 26.445.090 Placement of PUD Designation on Official Zone District Map. 26.445.100 Amendment of PUD Development Order. 26.445.110 Enforcement of PUD Development Order. 26.445.010 Purpose. The purpose of Planned_ Unit Development (PUD) designation is to encourage flexibility and innovation in the development of land which: A. Promotes the purposes, goals, and objectives of the Aspen Area Community Plan. B. Achieves a more desirable development pattern, a higher quality design and site planning, a greater variety in the type and character of development, and a greater compatibility with • f. Anq &f4DfiC ��lliC4 533 East Main Street Aspen, CO 81611 (970) 925-7339 Fax (970) 925-1889 September 5, 2000 Fred Jarman Planner Aspen/Pitkin Community Development Department 130 S. Galena Street Aspen, CO 81611 Dear Fred: The Archdiocese of Denver authorizes Olsen + Kelley Architects to act as our representative for all presentations to the Aspen Community Development Department, Zoning Officer, P & Z and City Council for the Remodel & Addition to St. Mary's Church Rectory. The address and phone number of Olsen + Kelley Architects is as follows: 117 AABC, Suite 305, Aspen, CO 81611; telephone 920-7651. Sincerely, A• Rev. Mi 1 G. e Pastor FROrl art. Mary Hspen Colororo 78 FAX H0. . '378 925 1889 • jun. 22 20013- 02:27PM P1 'NOP)AAN 6- LARKV3 ASPEN 'Tnaz CORPORATION IMIaa PI%T THr AWN PROcey! NAL IY,� JU.�NG, 6V71 Wfi GM AAA iOOPQN6 AVE" wzy WE9" A:PEN, C4..o0AM e1411 MAW4eR Fax O&E Report & Invoice (gw ssa•+oeo oeNWR d4ao- rtcet aM M PA ,�tMU (IM No," Prepared for: LZNDA SARMO Date; June 22, 2000 ARC MIOCESE OF DENVFR MANAMMI NT CORPORATION 1300 SOUT14 STEELE ST Order: ycc-0323 OMNER CO $0210.2$99 Phone: 303-715.3211 Rat: ARCHDIOCESE Fax: ** Fee: 7S. Note- f)eass return any► copy of this oese with ymgr ramjWtt to the above address ++ ptv **•PLEASE NOTE, THIS WILL BE THE ONLY LTV -VOICE YOU WILL RECEWE1*•* lApt Deecrlptlon: Please xee Deed recorded 9-115.97, at Reccptior. No, 128510, in Book 229, at Page 293, ct3unty of pitkin, Sane of Colorado Property Address: Owner!& Nxme(i): The Archdiocese of Denver Title Abstract GrtaitoP Grants. Ihsimmont Dated AmouRt Recorded Booii/Paga Urbom 7. Vehr, fonredy The Archdiocese of Denver Warranty 9-13-67 ;M7.00 9.11.67 Z29r:33 Archbishop of Deaver, Med formerly Biahor of Denier Nothint Further of Record Note: Thi6 TCPOn covets Pitkln Coanty Reel Eatite Records through Mad 30, 2000, Ditclaimer: This report W-ec7 tfto nvsx !s 61 a search o% P00 Count/ raecrde pn044 to tAe above d0a04l4oa'real ostats only, attd dues rat Me"essartlyreflcet Involunfory liens or other mattart witch might be draaiased by a iearrh on the lndtstducl owner's or other +t mss shown herrirwbava. Aspen TWO Corporation makrs no warranty roparding the accuracy of the difomtadon herein provided and fanner Aspen Tttis Carpartstrott shall not Gr ttablefor arty tars tneurred by reason of tM hy{ rmadon reported in ;his Ownership and Enoumbmws repvrt, TI:f,(E DOMMPAT S INC MBD WITH PHIS ALMA TARE THE VER Y RMT COP1U A VAJLABLE,r ............ Post -it* r - / Y - Fax Note 7671 Dato� �Z of pages T. From Co./Dept. J .� Co. Phone A '� Phone (7,2� P Fax r ' Fax # 11 FFOM St.Mary Aspen Colororo*70 FAX N0. : 970 925 1889 . Jun. 22 2000 02:27PM P2 ..M14 ter reg: is, 1767 at 2104 o'oioo 11t �a/,ttfA )Iris 1!lD10 MMI t mum Ono + IIifAR7tt'D d�� ,'�; , ,1• „ >1�, -� � ;:yak end xer' Awn 7�3��Ft�'i Y ... ..-e�eir•r� Eetfer ly. •, r r ;1 , •ar mic Aof Dieter, 0tata of Colorado, of dal first or;, +� SIR Awmla1tL ey DWM r.a+.,.aArn •-i_, ..raM�..A -...1 Aw•h/we n.,,IM -w,l ty VrYFn♦ na efu lava of eha tease of �c=orudo, o! Cie aw and der+, UZ'i'Ni 3nR, Shari OF aasd pArsy oI ih■ [scat Dart, for d-A in Can- eideretion of the 0. et TVA Dallsrl -Pi atiaa 0"1 and valuable mwWaration to the said pArty•of th► first We in hand Feld by eha laid party of eha second part, the receipC 4bereof i■ hereby cooitgagd and aokftowledbtd, M1 Ireneed, barpinad, gold and sOwtyed, and b7 ahead pgadanig Ny+a a■aet_ bareeln as,li, amw/r Arid q.afie■• uato the Paid Carty of tht easond Fart. :u aueb J. YQhX, ArehCdsboy OI DenVer, or uthan J. Vehr, t!daeee for the RVWT; :acY.vl ice of t5a ILate of eoloradv, Or Vthan J. veyr under any !Sdus lacy da. A:ar:t4an at any Other dAa,tg+aticn wbats.ev,mr, T47bT `ir>+ uitl eel and ai .iar rho har.dttam.ret ant apparLdnan,oA :.11rrn1nto holantina v, in snyv Ua epDOrtainiet, AM tht r•veraW, and r0'�•raivna, rg++,!ndct and.T+rainddrrnd anti issues and pre!tee thereof: and all tr.e estate, right, ttt:c, intaraat, Claim and deMoeJ nencea, Ont. .ha Fits .party olltho I4CO¢4 part'its autteannre and aeaizna'rar war• ,And the said parr? cf th• first ;art, foi hiloolf, hie heirs, tweeutart, a'fl adsihltlneste, dots ccvanant., Brant, bartaln WA atrge to and with the said psr!Y of thr, eeednd We, ltg acccesair# and aasips , that at „Ca tiav of the aasgal r.g and delivery of Cherie Den• gante, he is vt11 @Bead of tea praniaaa above cooYayed, A. of Rood, 'Arc, perfeet, ab- aalele and :ndsfaasibl• Mtata of :nhatitanCO, in low, to foe •raplo, and geed riot, eve[, prep: a/tcnenLe, Tar=riLrfode, reetrvet:ans, and "Swrardrees at 7ecord and vatapt Far eha ace a/ annual prrP+ray :aka6 fvi 194J, .r.J it,a ilw+ r= +ry •p•giet tsaeaaaMeea, mw tea abwa bargained Dreetaaa in the 9ui.t and peaeerel poeseulan or the said par" 'of the gasvr+d Penn lW ts r.eggvrs end ea■i.bna, ofdLnar all end every 7ereOR fl persona lnwfu.ly eluaigd ar to olai+o ens 0610 or any +ore tnareof, th• veld paeey �! t.t !irai per, thrill And'vill MAUk.r: AND FOUVEA OLiEZ. stun (RUL) srti*t or COLMW ) ,?leap. ►t Dunvur ' ^bs Iareaoalit inftK�llA0.±�{�ceskncx:alt<d bn:ara ma t?S/ day of 7 .ae� .,., u.,.,,.. A.'rhay.-:ahw►l.io erst+M, ahnn �e hM�l, AS-r Y. ! �a p na_"v r. 1` (i—h.:. L:v1.. wntain Alps Lmee Illey & Dependence ; :SS , MUGGLER IOUNTAIN t(TE CHILDREN3 PA FREDUY FISH R PARK rn Ch+aa o blme OARRISH -ARK MCU i 11II`1 Flrb A— a HILL r i1I � (\U A, ia ',]I. r D— Fn:nm � T , A�Jverouerrt canes Hm J OILBERT 1, gl41� AI11`��,,/I .. •. t-E Liunamn \ Lm:a Nan Lal alma \n''' _ $haJ— MI. Lahr HOLELORY •' a"L \-\ 'TivvM IN. Con :o- LAW Cil UAN T.� ' PARK ui IM K.w.arlae �r" /� • ,� Dube L.We_ RAN AV ."BEY AAaaM+ M.wr... SHADOW MOUNTAIN Y PARK Dao F7 [::j- J WAGNER Pe••,de ❑ PARK &II M[ � Lim.I:Ahe UnM Rmrd: �H LnaP[ Lodes 1' Rap Ch.N _ y, 3nwllak[ iii Oti ZZ ' L.ds IC ASPEN ICE GARDEN XY MAN = MALL 61 VI N ALI l1 kr Li[ ¢Z PARK 7 HOPKINS AVE. C Y < Md4 aCITu L = .a XEET 9mugglx Tnrcer Coin OK Hunler C,aeb Prpp , Elk AI, L,..IF. I MAIN ST ST%ET Np EAST STREET Np .68, IN $'T. HIGHWAY E2 Qy7UN7Y COUR HOTEL LIBRARY HwN �FpjpoPrex•. l l6 HOUSf JEROME A,pa H� AAPro q dia � ~�q�rn❑,-� Cam. g 'E1'R1!w1:1OE:12 FREE PA KING I I (InrMO ILL YA I:I;K 4 �❑� PARK LL SOCrE RY >o❑ L • XALUM T ..,..n<�. •. ••• ql0 GRANDE PARK r ❑ � ❑ �� iiah'r \txka - ♦ FRANCIS.ST Herron �o A'e Tral; PPY S Grwn �narrcula r� ❑ �--j ❑ sxsr e>yne ❑ LIME I�I ASPEN , S�. IrI • • SMUGGLER S- lit CENTER FOR ISUAL ASPEN CENTER FOA 9F. I L ¢� THE V7 P�, AA IS ENVIRONMENTAL STUDIES UF; 1:1 Ep eopr N AVE -_Hallam Lake r10RrX ST , ,�^�jJ PEfT qEO QI`LE IE PHYSICS INSTITUTE L , A trr TENT PAAKING 90 Netun Pnwrre - COMMUNITY ) •', MUSIC TENT CENTER p / ASPEN INSTITUTE (` Q PAEPCKEAUDFTORIUAI Inleroehprul Deargn Conle,ance U Aapm A.— MUNc F-0u 1 VICINITY MAP St. Mary Catholic Church & Rectory 104 South Galena Street Aspen, Colorado Castle Creek boa Maeeu+• .& AA • St. Mary Catholic Church RECTORY REMODEL & ADDITION Consolidated PUD Application Property Address: 104 South Galena Street, Aspen, Colorado Legal Description: Lots A -1, Block 93, City of Aspen, Colorado % % ' 4 4 1 000 / ---------- _ __-_ JJ''- i p PARK . NG AR , P.AtJ� , .. i I i� PI: 1 ______________------------- _____ 1 I , --1 ------ . 1 1 I t � ' ' t 1 , 1 1 1 ; 1 1 i 1 z i 1 1 ; 1 1--------------- PARKING AREA I I , I I ! , i ------ 1 I � t , ;J I 1 I I ,1 1 1 I 1 7910 1 o \ ;o PARKING AREA CD Iti - 1 , 1 , , 1 ; , 11-------------i b--- 1 I 1 I � i r- , ' i O 1 1 1 I t I I I IF vL I I I ' I J ' I ' ; 1 � , 1 ' i I � , I i 1 , I i , , I , I I I � LLJ .----------------------- ---__________y.�� PVC N SPRiNG- -------------- ' t HOPKiNS AVE N , I qg1 00 U LJ � �J 1 1 , I , ,1 t` , I , Q z w J Q m 0 1 1 1 I I t 1 I 1 1 1 1 1 \ ; I ^---, PARK: NG AR 1 ------------------------ ;# PARKING AREA t �-- L VFTo I �Y✓ FT i�i i-- �1 .� Z ` 1 aE � — ;IL -----------,----------- i-- PARKING AREA / ---------------- u 1 \1 I 1 1 1 I I 1 t i � 1 1 I 1 1 1 I , + I I 1 1 1 1 , 1 1 1 1 1 1 I i ' I 1 I • ---------------------- 1 � 1 1 o f 1 I 1 t, ------------------------ ,, 1 I 1i 0 791p oM COV 1pai"I 0 Li N SPRIN 1 1 I -- - ------------ 1 j 1 , 1 , t , 1 , 1 , 1 ------------------ i---------------------- E HOPKINS AVE M I,4g1,p00 I 1 1 1 1 1 1 I I 1 1 I 1 I 1 } ---r--- Q =—� z w I J Q i J O 7910 I} 1 �t 1 I i I 1 1 1 1 I 1 1 I I 1 1 1 1 / 1 1 (\ 1 I 1 I 1 I 1 )cy.PARK I iNG AREA � 1 1 I , � 1 + 1 J 1 , 1 } ' -------- ----------- ��-- ' I I 1 { I 11 1 1 I 1 1 I I i 71 1 1 1 1 1 I '' i N S?R i r + f t r 1 i � 1 l f ____________ ------------ - ---- ; -- , I Oi 1 I_� - ---------------- 1 1 , 1 � I , ` r- 1 I , I I 1 •___�----�--� r - - ------ I ror�tA GoV f a t H O Lisp, O HOPKINS AVE NOVEMBER 19-25, 2000 -Roaring Fork Sanday .PAGE A13 A "Me Future S-t Church Seeking Final Approvals For Rectory Renovation And Staff Housing Project A 1-11 Photo cour y of the Aspeii Histori socicty Above, St. Mary's Church at the turn of the century and (inset), the church as it looks today. BY CATHERINE LUTZ Roaring Fork Sunday Writer F en Father Michael Glenn �t' t arrived in 3L :* .y " Aspen two and a half 7 years ago to be the pastor r �♦�: of St. Mary's parish, he was charged by the Arch- bishop of Denver to look at what renovations its historic rectory needed. What he noticed is that the building, which is more than 112 years old, has never had exten- sive renovations and still has exterior piping. It needed a lot of work. The roof leaks and the t heating and electrical systems need to be redone. The plumbing and sewer system are antiquated and replacing the insulation is neaes- . See CHURCH, Page A15 Willits: In The End one, ■ Now On The Table: Land For A Performing Arts Center, Transit Center, Government Building; Affordable Live/Work Spaces I'IIMNE LUTZ Fork Sunday Writer Nthe Willits Town Center proposal nears the final retch, it appears now that the project's developer lans to give Basalt parcels of land for a transit center, a local government building and a 10,000-square- foot performing arts center. In addition, the developers -- Michael Lipkin, Clay Crossland and Paul Adams --- also agreed to a progressive real estate transfer assessment on all properties. Fifty per- cent of the proceeds will help build maintain and operate the arts center — much like an Aspen real estate transfer Th th 50 ent -you're still in Basalt. "Nobody realizes how big this is," says Planning and Zoning member Bill Maron. "The town is exerting a type of control it has never had before. And the developers are interested in getting into the ground fast" The Planning and Zoning Commission unanimously approved the final plan, which moves to the Board of Trustees' plate on Nov 30. The trustees, who have been kept apprised of the latest developments in executive ses- sions and have instructed town negotiators as to what they would find acceptable, have always expected to approve something. "We got a good number of things that weren't in the proposal a year and a half ago," says Trustee Anne Freed- man. "Given the fact that we were involved, yes, 1 think it will be appnwed" "It's been an extremely positive process," says Michael Lipkin of Lipkin Planning and Design Company, Willits' architectural and planning firm. "I don't expect any sur- prises. [Basalt] staff and developers took the high road to come up with the right answers." tax runds the Wheeler Opera House. e o er t— will go to public amenities at Willits or elsewhere, such as open space or trails. Details, Details, Details... These concessions were revealed on Nov. 9 when A memo prepared by Town Attorney Jody Edwards and It's Planning and Zoning Commission met to discuss Town Planner Glenn Hartmann enumerated the conces- to both While Basalt land for public facili- ts Town Center, for what seemed like the umpteenth e since land for the project wasannexed six years ago. sions sides. gets ties, the developers in return get a number of concessions The last portion of the massive 139-a6re mixed -use pro- that the town previously had been reluctant to grant. These ject -- the downtown core --- has been held up at the final include third -floor development and a fourth floor for a approval stage for the last two years. Until recently, nobody really knew what the finished product would look hotel. • Also, the plan can be changed to allow mid -box retail like. stores, although buildings are limited to a 27,5(X)-square- But last Thursday, the final details were revealed. Kept foot footprint and a 40,000-square-foot maximum size. under legal wraps for the last six months, the last pieces of An irrigation ditch that would have run through the the puzzle represent the results of painstaking negotiations center of the project will be covered, allowing for more between the developer, town officials, and lawyers for both development there. And the affordable housing will not be sides. counted within the development limitation of 456,000 The picture of Willits Town Center that emerges is that of a dense downtown core with nine square blocks of square feet. Both parties agree not to sue each other over the afford - methodically planned commercial and residential ele- able housing component, which caused much disagree- ments, and just enough public facilities to remind you that ment in the past., While the size of Willits hasn't changed, the configura- tion has. "This is the density of downtown Aspen in eight of tune blocks," says Mamn. The new public parcels will be factored into the devel- opers' 25 percent open space requirement, and the town square has been moved from the middle of the town center to its southwestern edge, sharing a block with the perform- ing arts center. "We didn't need a big park in the center;' says Lipkin. "But we needed to create a civic zone." There was to be open space bordering the irrigation ditch that will instead be covered, but that land will be developed. In addition, there will be a 13,000-square-foot park and "pocket parks" adding up to the last 3,500 square feet. Hartmann calls it urban open space. A New Type Of 'Affordable' Housing Key to the final settlement was the resolution of the affordable housing component. The developers had argued that they were legally obligated to provide only as much affordable housing as was required at the time of the pro- ject's initial approval several years ago. But the town want- ed more, to conform to its latest affordable housing requirements. Approximately 74 units will be built, based on the esti- mate that Willits will generate approximately 152 employ- ees. The calculation conforms to Basalt's affordable hous- ing guidelines. Negotiators have settled on a unique arrangement to distribute the housing. Half of the units will be resident occupied live/work units, sold or rented at free-market prices. They will only be restricted in the sense that the resident must work full-time in the community, and live and work in the unit. This stipulation encourages the vision of self-employed professionals, like graphic designers and architects, to Please turn to WILLITS, Pagd Al NOVEMBER 19-25, 2000 • Roaring Fork Sunday . PAGE A15 View Plane Issue Not Slowing Down Approval -+ CHURCH, from Page A13 The interior also needs a facelift to make more livable space for the two church employees that live there. Work on the rectory, which is on the corner of Main and Galena, won't start until next year, because the approval is tied to St. Mary's application to put a new building on the half -block Main Street prop- erty etween the church and rectory. The new building will contain a Voom carriage house above a three -car garage. dditions are significant not only because the church and rec- ,,historic landmarks but because this is the first downtown pro- ject to breach one of Aspen's seven view planes. So far, the view plane issue isn't slowing down the approval process. The new building will partially block a view of the moun- tains from the Pitkin County Courthouse by almost five feet. View planes were established to preserve the mountain feel of Aspen. A Century Of Service St. Mary's Catholic Church has served its Aspen parish for almost 120 years, and its employees provide a number of communi- ty social services and administer to Aspen's poor. Both the church and the rectory are historic landmarks, and the rectory remains one of the only brick Victorians left in Aspen. Father Michael also realized, just like many other Aspen busi- ness managers, that being able to offer affordable housing was key to ing employees. And for this working parish, it was equally i t to have the employees on site, since their work spans all kin odd hours. So he decided it would be in the best interests of the parish to add the dual-purpose carriage house, replacing a small parking lot where a mining -era convent once stood. "Since Aspen is in its second boom, we're back to putting employees on the property," says Father Michael. It took almost two years to get the renovation and housing pro- ject started. The church hired Olsen + Kelley architects to design it, and started a fund-raising effort this past July. The estimated cost of the project is $1.4 million — about $900,000 has been raised so far, and the church is counting entirely on donations for the remaining half million. Because the buildings are historic landmarks, the process has to go through Aspen's Historic Preservation Commission (HPC). And because the new structure would block part of the mountain view from the county courthouse across the street, the project becomes a Planned Unit Development (PUD), which is the only recourse in Aspen's land use code that allows it to breach the view plane. A PUD also adds an additional layer of approval, that of Aspen City Council. So far, the lengthy process has pushed back a projected fall groundbreaking — work on the rectory should start in January and on the new building in March. But if it receives all the necessary approvals, it will mean that in this case, infill will have won out over mountain vitrws. Restoring Historic Qualities So far the project has seen smooth, albeit slow, sailing. The HPC gave its stamp of approval on the initial concept this past summer, providing direction on the roof pitch of the new building and deny- ing only the conversion of two original windows to doors on the rectory renovation. "There were no significant concerns," says HPC Vice Chair Gilbert Sanchez. St. Mary's also received brownie points for its plans to empha- siyg&e historic aspects of the landmark rectory. It will remove rl�xes and satellite dishes from its exterior, and replace the f with wooden shingles. Pro a ly the most significant aspect of the renovation is restor- ing a Victorian tower, that had been removed at some unknown point in the last 100 years. "We want to make sure its a functioning property for the needs of the church, and restore as much of its historic qualities as possible," says Father Michael. Aspen's Planning and Zoning Commission also liked the pro- ject, giving it its unanimous approval in October. The next step is a public hear- re city council, set for , and final review by days later. "Typically the final review [by HPC] is kind of a double check," says I IPC Chair Suzannah Reid. "Normally when an applicant is granted conceptual approval, they get the final pretty easily." View Plane Vs. Infill With the support of city staff, P&Z, approval, and conceptual approval from HPC, it looks pos- itive that the St. Mary's project will pass city council. See CHU1116H, next page -► ....... - ........... Catherine Lutz/RFS The church's rectory will be renovated as part of a larger pro- ject that will see the addition of a two - bedroom housing unit. .......................:.- �t:........ ..,..... .. w... .... PAGE A16 • Roaring Fork Sunday • NOVEMBER 19-25, 2000 Rectory Renov941tJL n� �: Slr�tiv�d B ,Process a •► CHURCH, from Page A15 "Without [on site] housing it 'd "The crux of the whole thing is that it's a good project with minimal impact," says City of Aspen Planner Fred Jarman. "It's attractive and will be used for employee housing." In a memo to City Council, rman writes, "Staff finds the roposed development is consis- tent with the Aspen Area Com- munity Plan, complies with cur- rent land use requirements of the Commercial Core gone district, and is consistent with the charac- ter of the existing land uses in the surrounding area" Normally, the new building's height wouldn't be a problem. At 24 feet, it is well under the 40- foot established height limits in the commercial district. And by building up rather than aut, the church preserves open space — deemed "beloved" by Father ichael — on the property. The hunch yard includes a large grass courtyard and player gar- den, which are used for church social gatherings and public events. And the church's historic wrought iron fence and lilac bushes won't be affected: But the new building will par- tially block a view of the moun- tains from the Pitkin County Courthouse by almost five feet. So far neither HPC nor Planning Photo courtesy of Aspen HfstOrical �odety Work on the historic rectory (right) won't start until next year, because the approval Is tied to St. Mary's applica- tion to WA hew building on the h8If4b1ock.Main Street property, between the church and rectory. A con- vent once sat on this spot. and Zoning let the view plane issue hinder their approval of the project. Chris Bendon, a long-range planner for the City of Aspen, says the St. Mary's addition will be the first downtown project to breach one of Aspen's seven view planes. Currently an infill committee headed by Bendon is studying ways to amend the The Bank of Colorado, Fort Lupton, Colorado, which•is-owned by Pinnacle Bancorp, Inc., has applied to the Federal Reserve Board arld to the Colorado State Banking Board for per- mission -to acqu. 'all or substantially all•of the ass�ts and as'Sume all of the liabilities of Bank of Colorado `West'em Slope, Grartii �dtfctiotY; d6f dfado, whose'majority sharehold- er is Pinnacle Bancorp, Inc. ("Pinnacle"). As an interim transaction, Pinnacle and Adams Bank & Trust ("Adams Bank"), 315 North Spruce, Ogallala,. Nebraska have reached agree- ment for Adams Bank, to acquire Bank of Colorado -.Western Slope ("Western Slope") and its branches. The main office of Western Slope is located at 200 Grand Avenue, Grand Junction, Colorado. Branch offices of Western Slope. are operated at 901 Grand Avenue, Glenwood Springs, Colorado, 2903 F Road, Grand Junction, Colorado, and 655 East Valley Road, Basalt Colorado. In the interim transaction, Adams Bank will acquire Western Slope and its two branches, resulting in the Grand Junction, Basalt and Glenwood Springs loca- tions temporarily being branches of. Adams., Bank. Immediately thereafter, the three Western Slope branches (Grand Junction, Glenwood Springs and Basalt) and all of their assets and liabilitie§ will be' sold by Adkins Barak to BaA of Colorado, 605 4d' Street; Fort Lupton, Colorado 80621, `Therefore, • the Bank, of Colorado, Fort Lupton, Colorado has applied for authcifliddon tb acquire the assets of Western Slope and establish the former Western Slope locations at Grand Junction,,. Basalt and Glenwood Springs as branches of Bank of Colorado. The Federal Reserve Board and/or the Colorado Division of Banking must approve these proposed transactions. The Federal Reserve and the Colorado Division of Banking con- sider a number of factors in deciding whetherto-approve the application, including the record of performance; of banks we own in helping to meet local credit needs. You are invited to submit comments on this application mi .writing to the Federal Reserve Bank of Kansas City; 925 Grand Avenue,- Kansas City, Ivti.$touri 64198, where the application and related exhibits arc available for inspection. The. comment period will not end before November 20,2000, and may be somewhat longer. The Federal Reserve's board procedures for processing applications may be found at2 C.F.R. 262.25 (1984). To obtain a copy of these board procedures, or if you need_ more information about how to submit your comments on the application, contact the Federal Reserve Bank of Kansas City, Mr. D. Michael Marries, Assistant Vice President, at (816) 881-2788. The Federal Reserve will consider your comments and any request for a hearing on the application if they are received. by the Federal Reserve Bank on or before the last date of the comment period. You are also invited to submit written comments to the Colorado State Bank Commissioner. at 1560 Broadway, Suite 1175, Denvisr; Col&ado 80202, where the application and related exhibits am available.for inspection. If you need more information about how to submit your coftiments onAhis application, contact the Colorado Division of <bankting, Mr. Lee >� Woodbury, Manager of Applications and Complaint§ at,.303-89¢�1575. ` It is anticipated that the Colorado State ganking Board will act on this application at its regular monthly meeting currently scheduled for 10:00 am. Thursday, November 16, 2000. r.. ,.� .. ; ;SY,_ �� J, ''Yr +L + r t .. . ^•t-c-', r�r�y9 land -use code to encourage more infill projects. He says the project will serve as an example of making the choice between affordable hous- ing and views, and begs the question of whether the view plane regulations are still perti- nent. From Main Street at the cour- thouse, the view of Aspen tain is pa blocked I and frorr er vanta€ city hall. Thee parking I the only able plc build. k riage hoi the chip, erty. Ott, it would onto the ty's open space - or corhoromise the historic site plan of the rectory. Building a one -stoic uhit'was not an option, or else it would compromise the building's dual functionalityas a living space and parking garage. And for Father Michael, thete was rid question of building housing 'outside of town. is simply impossible to prove e for all the needs [of the parish];' he says, pointing to the various meetings and community func- tions the church hosts. Since it also provides temporary shelter to transients and food and gas vouchers to the poor, he says, its important to have employees close by. For city planners; the project is practical. ' ,.,The key is this is really an infill development project," says Jarman. "It makes better use of space in town." Jarman also recommends that the city accept the increase in residential density, represented by the carriage house unit, because it serves a public bene- fit: providing housing for a Pitkin county resident. City Council will have the chance to visit the site, where "story poles" are set up. The two metal poles correspond to the height of the proposed building, allowing observers'to imagine how the new building could affect the view. For the church and building team, the only real concern is the time frame. The PUD process has delayed construction, and Father Michael is concerned with the steady rise of costs and mate- rials. he .we ie it will he id to , of + Kel. rchi- Ibes A' ss of up ant '. "It's been difficult;' says Olsen. "Some- times you race lik6.crazy to get things in and find out you miss the [city's] deadline by a day or two. It's rather embarrassing to work with the church and not be able to say when the Tirial will A', Thanksgiving Semce - 10 a.m r7Mursddy, November 23 Christian Science Society`' 734 West Main Street, Aspen Everyone is welcome t Childcare provided