HomeMy WebLinkAboutJEWISHCCI. INTRODUCTION
A. Background Information
This is an application for HPC conceptual development review for the Aspen Jewish Community Center. The property on which the development is proposed to occur is Lots A through I, Block
38, City and Townsite of Aspen (more commonly known as 435 West Main Street). It is approximately 27,000 sq. ft. in size and is zoned O-Office. The property is currently improved
with L'Auberge, a small lodge comprised of 18 cabins. A vicinity map locating this property within the City of Aspen has been provided.
The purpose of this application is to redevelop the western portion of the property. Several of the existing structures in this portion of the property are proposed to be removed and
will be replaced with a new two story building. Because the property is located within Aspen's Main Street Historic District, this development is subject to review by the Historic
Preservation Committee.
The subject property is owned by The Jewish Resource Center Chabad of Aspen. Proof of the ownership of the property is provided by Exhibit #1, the general warranty deeds. A letter
from Rabbi Mendel Mintz of the Jewish Resource Center authorizing Alan Richman Planning Services and Civic Forum to submit this application is provided as Exhibit #2.
A pre-application conference was held with representatives of the Community Development Department on January 2, 2004 (see Exhibit #3, Pre-Application Conference Summary). This meeting
was followed by a work session held with the Historic Preservation Committee on February 11, 2004.
Based on these meetings, the applicant is hereby submitting this application for conceptual review of a Major Development in a Historic Overlay District, pursuant to Section 26.415.070.
This application also proposes a voluntary Designation to the Inventory of Historic Landmark Sites and Structures, pursuant to Section 26.415.030. The structures which the applicant
is volunteering to designate are cabins 11-16, as depicted on the improvement survey.
The following sections of this application identify the standards of the Aspen Land Use Regulations that apply to these procedures and provide a response to the applicable review standards.
These sections focus primarily on the consistency of the proposed development with the applicable chapters of the City of Aspen's Historic Preservation Design Guidelines. First, however,
a brief summary of the thinking that led to this application is provided. This includes a discussion of some of the reasons why this building is needed, and an analysis of several
key site factors that directed the organization of the proposed site plan.
B. The Need for a Community Center in Aspen
The Jewish Resource Center has been providing programming to meet important educational and social needs of residents of and visitors to Aspen and the Roaring Fork Valley since March
of 2000. Religious services, special events, and classes for children and adults have been held at a variety of locations around Aspen, including hotels, lecture halls, and commercial
spaces. Interest in these programs has been strong and growing, but as of yet the programs have not had a home of their own.
As enthusiasm for the programs has grown, community members have come to recognize the need for a focal point for Jewish life; an institution that can provide fulfilling programming
and a comprehensive range of services and facilities for the surrounding area. The purpose of this application is to fill this void by developing a full service Community Center that
will provide year-round programming for toddlers, children, teens, and adults, including both Jewish persons and members of the broader community. Programming will be offered in a
range of social/cultural facilities, including a sanctuary/lecture hall, social hall, and library.
C. Site Description
The site chosen for the new Community Center is at the corner of Fourth and Main Streets. This site has been chosen because it is a prominent location, befitting its planned civic functions.
It is also an easily accessible site to the resident population and to guests staying throughout Aspen, with bus service directly to the site. Finally, it is located in a portion
of Main Street that has a mix of local- and visitor-serving uses and a mix of building styles and sizes, allowing the proposed use to fit in as a compliment to the neighborhood.
As the improvement survey which accompanies this application shows, the property is currently developed with 18 cabins and one single-family residence. The cabins are available for
nightly rentals as lodging for visitors. According to the City's Architectural Inventory Form (attached as Exhibit #4) the original cabins were installed on the property in the late
1940's or early 1950's. Information obtained from David Gibson, who was the architect for the 1990's addition to the property, indicates that cabins 11-19 are the remaining cabins
that comprised the original lodge. Cabins 11 through 16 and cabin 18 appear to have been maintained essentially in their original condition.
None of these structures is currently designated as a historic landmark. However, according to the Inventory Form, they are considered to be significant examples of rustic architecture
that are associated with the period when skiing emerged as an important recreational activity in Aspen.
Cabins 17 and 19 are also original cabins but these structures have been substantially modified. Cabin 17 consists of two older cabins that have been joined together, while cabin 19
has seen numerous modifications, including the addition of doors and the removal of windows. Neither of these cabins appear to have retained its historic integrity.
Cabins 20-22 and 24-29 were added to the property in 1997. These newer structures are similar in size, style, and pattern to the original cabins and were intended to reinforce the character
of the site. Each cabin has a parking space located next to it, accessed via a "U" shaped common drive into and out of the property, maintaining the original feel of this auto-oriented/post
World War II lodge. The residence is an older (1959), non-contributing structure that has been used at times to house a property manager
The entire property is quite flat. It contains numerous smaller trees and some larger trees, along with several stands of lilac bushes. Significant trees on the property are shown
on the improvement survey. An open ditch flows along the Main Street frontage, between the sidewalk (which is attached to Main Street) and the buildings.
D. Proposed Site Plan and Elevations
Early on in the process of conceptualizing how this property could most appropriately be used, several basic factors were identified that helped to organize the site plan and building
form that are presented in this application. The most important such factor was the City staff's suggestion that it was highly desirable to keep a viable lodge operating on this property.
Moreover, staff made it clear that cabins 11-16 are considered to be a historic resource and should be preserved, preferably in their current locations. A third factor that the applicant
needed to respect is that a private covenant was entered into in 1995 between the former owners of the property and the neighbor who lives in the duplex located just to the south of
the alley. A key element of this covenant is the establishment of a 20' open space reservation in the southwestern corner of the property (see the improvement survey for the location
of this area). No development or parking is permitted to occur in this area.
Considering this input, it became readily apparent that the appropriate location to develop the new Community Center was in the northwestern portion of the property. The existing single-family
residence in this location does not contribute to the historic district, and several of the newer cabins in this area could also be displaced without disrupting the historic character
or the viability of the lodge. The cabins which are proposed to be removed to make room for the new building are numbered 20, 21, 22, 24, and 25 on the improvement survey. All of
these are newer cabins that were installed in the 1990's.
In order to keep the new building from displacing any more of the cabins, a decision was made to design a building that is vertical, rather than spreading the building horizontally across
the site. This decision was reinforced by the desire to create a relatively prominent and permanent-feeling building, consistent with its public functions.
As the proposed building began to take form, we began to focus on ways to create the appropriate transition between the new building and the cabins which would remain. One particularly
significant transition involved Cabin 11, which is the western-most of the original cabins. We recognized that this cabin would be located behind a corner of the new building and would
be set back from the building by a short distance. It is also located within the area planned for the children's outdoor play yard.
The design team identified several options to resolve these potential conflicts. At the HPC work session, we presented the possibility of relocating this cabin forward and to the east,
where it would sit alongside the new building. This proposal did not receive much support. Therefore, in discussions with staff, a second option was presented, which was to relocate
the cabin to the southeastern corner of the property, where it would displace cabin 17. This proposal was met with even less enthusiasm than the earlier proposal. Therefore, the conceptual
site plan we are presenting in this application displays a third option, which is to leave the cabin in its original location.
To minimize the impact of the new building on this cabin, the applicant has included the following design features:
( A "notch" has been taken out of the rear of the new building, to increase the distance between the community center and the cabin.
( The new building has been shifted further towards the northwestern corner of the property. A 5' setback is proposed on the two street fronts of the property.
( Although the new building is planned as a two story structure, it steps down to a one story structure on its eastern side, to be consistent with the scale of the cabins.
Another key site planning decision was whether or not to provide additional parking on the site. Because of the limitations of the private covenant and the desire to keep the lodge,
it was clear that significant new off-street parking could not be provided on the surface of the property. Subgrade parking would be prohibitively expensive, and would not be a good
fit for the type of use the property would experience. Therefore a study was conducted to analyze the availability of on-street parking surrounding the property. This study (which
will be presented to the P&Z and City Council) demonstrated the availability of a substantial number of on-street parking spaces in the blocks surrounding this property. The study
also found that many of these spaces are not used during the times of day and the periods during the week when the facility is projected to have its greatest use. In fact, there are
expected to be many more on-street spaces available than would be demanded by users of the site.
Considering this finding, parking for the Community Center is proposed to be provided primarily on-street, although two spaces for staff would be located between the new building and
the cabins. The on-street parking is proposed in a "head-in" configuration, to provide for safe drop-off and pick up of children, and to provide for the most efficient use of the parking
spaces closest to the building.
A final element of the site plan is that a sidewalk will be installed along the Main Street, Third Street and Fourth Street frontages. The sidewalk along Main Street is proposed to
be re-built so it is located along the front of the buildings, detached from Main Street. This will allow the ditch and the street trees to be located between the sidewalk and the
street, in a pattern typical of most of Main Street. The primary entrance to the building is proposed to be located along Fourth Street.
A dimensional requirements form summarizing the proposed development of this site is included as Exhibit #6.
II. CONCEPTUAL DEVELOPMENT REVIEW
Section 26.415.070 D.3 establishes the procedures and standards for conceptual development plan review. It states that HPC's review of the application shall require a determination
of whether the project conforms with Aspen's Historic Preservation Design Guidelines.
The applicant has reviewed the City's adopted Historic Preservation Design Guidelines. The sections of this document that are relevant to this application are Chapters 1, 11, and 12.
The applicant would note the following statement from the introduction to the guidelines:
"Note that not every guideline will apply to each project, and that some balancing of the guidelines must occur on a case-by-case basis. The HPC must determine that a sufficient number
of the relevant guidelines have been adequately met to approve a project proposal. We emphasize that these are only guidelines, are not applicable in all cases, and need to be weighed
with the practicality of the measure."
Given this statement, the applicant has provided responses to every standard in Chapter 12, the guidelines for the Main Street Historic District, since these are most relevant to this
project. The applicant has also provided responses to the applicable guidelines in Chapter 11 and Chapter 1. The guidelines and the applicant's responses follow below.
A. Chapter 12: Main Street Historic District
12.1 Respect historic settlement patterns.
The proposed building is oriented to both Main Street and Fourth Street. The proposed setbacks bring the building close to the streets, while maintaining adequate space for sidewalks
and for landscape features.
12.2 Preserve the historic district's street plan.
No changes to the three street grids that intersect in this neighborhood (Main Street, the side streets, and the alley) are proposed. The applicant does propose to establish a head-in
parking arrangement along Fourth Street. This is a critical element of the site plan, because it provides a safe way for parents to drop off their children for day care and classes
without having to open a car door to passing traffic. It also provides for the most efficient parking design, allowing up to 10 parking spaces to be installed where there are now only
approximately 4-5 parallel spaces. This will help to reduce the impacts of this proposed development on the on-street parking available in this neighborhood.
12.3 Where one exists, maintain the traditional character of an alley.
No changes to the alley are proposed. The building is set back from the alley to respect the recorded open space covenant previously agreed-to with the neighbor. The lilacs bushes
along the alley will be retained. In addition, the lilac bushes that are currently located along Fourth Street will be transplanted to the alley to further screen the Community Center
from the neighboring duplex.
12.4 Where a sidewalk exists, maintain its historic material and position.
The City's files indicate that the existing sidewalk along Main Street was built in the last 10-15 years, so it is not historic. The sidewalk is attached to the curb. The applicant
proposes to relocate the sidewalk, so it is located closer to the buildings. This will allow the ditch and the street trees to be located between the sidewalk and the street, in a
pattern typical of most of Main Street. If HPC would prefer the sidewalk to remain attached, this could be accommodated and the site plan would be revised accordingly.
12.5 Provide a walk to the primary building entry from the public sidewalk.
A walk has been provided from Fourth Street to the primary building entry.
12.6 Minimize the use of curb cuts along the street.
No new curb cuts are proposed.
12.7 Maintain the function of alleys.
No changes to the function of the alley are proposed.
12.8 Provide a front yard that is similar in depth to its neighbors.
The applicant proposes a 5' front yard setback for the new building, which would require a 5' variance from the minimum requirements of the Office zone district. This would be similar
in depth to the front yard of each of the building's neighbors. The cabins on this block are all located less than 5' from the front property line and were granted setback variances
as part of the prior development approvals for this property. The neighboring buildings at the Christiana Lodge were also granted variances for a 5' front yard setback. The Mesa Store
Building has a 0' front yard setback, with a porch encroachment.
12.9 Orient a new building in a manner that is similar to the orientation of buildings during the mining era, with the primary entrance facing the street.
The building has been oriented to parallel the lot lines and maintain the traditional grid pattern of this block. Its primary entrance faces, and is visible from Fourth Street. This
location has been chosen because it will be the safest way for children and parents to enter the building. The entrance will have a residential scale, even though it is the entrance
to an institutional building.
12.10 When constructing a new building, locate it to fit within the range of yard dimensions seen in the block.
12.11 Keep the front setback of a new structure in line with the range of setbacks on the block seen historically during the mining era.
12.12 Maintain similar side yard setbacks of a new structure or an addition to those traditionally seen in the block during the mining era.
The development of this block is characteristic of the post World War II era, not the mining era. As described above, the existing cabins all have a front setback of 5' or less, and
were granted a variance to be located this close to the street. The existing residence which will be removed from the property has a front yard setback of less than 2' and a side yard
setback of 7'. The neighboring buildings at the Christiana Lodge were granted variances for a 5' front yard setback and a 2' side yard setback (on the eastern side of that property).
The applicant proposes to have a 5' front yard and 5' side yard setback for the new building. The 5' front yard setback will require a variance. The variance will allow for a more
generous children's play court and play yard behind the building, and will open up more room between the building and the neighboring duplex located across the alley. These setbacks
also help to create more space between the new building and cabin #11. The side yard should still allow the large spruce tree in the southwestern corner of the property to be preserved,
because the basement space in this area will be cut back to avoid any potential conflicts with the tree's root structure.
12.13 Locate a new secondary structure in a manner that is similar to those seen historically in the district.
A secondary structure is not proposed for this site.
12.14 Design a new building to appear similar in scale to those traditionally in the district during the mining era.
The proposed building is generally one to two stories in height. The perimeter of the building has been stepped down to one story, to ensure that it is consistent in scale with the
adjacent cabins. The center of the building, which sits approximately 16'-8" back from the property lines, is the more prominent form, since this is where the sanctuary will be located.
The height in this portion of this building to the 1/3-point of the roof would be 30', to allow a grand space to be created for the public functions that will occur in the sanctuary/lecture
hall.
The closest mining-era structure to the property is the Mesa Store Building, which sits across Main Street from the proposed building. This is a prominent two story commercial building
that would be similar in scale to the proposed building.
12.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era commercial buildings seen traditionally
on Main Street.
The proposed building has been broken into smaller masses by stepping the building elements between one story and two story modules and by introducing vertical elements into the design
that break the building into smaller forms. At the suggestion of HPC during the work session, the applicant studied the concept of actually breaking the building into separate parts.
This did not work from a functional standpoint because it would be contrary to the integrated nature of the building, where occupants will move from one room to another (such as when
services or a lecture end and a follow-up reception takes place).
12.16 Use roofing materials that are similar in appearance to those seen historically.
12.17 Use building materials that are similar to those used historically.
Roofing materials will be a historic-styled asphalt shingle, a material that is preferred over wood shingles by the Colorado Historical Society.
The materials that will be used for the remainder of the building will be brick and cut stone. These materials are customarily found in other religious and public buildings around Aspen,
and in prominent commercial structures throughout Aspen's historic district.
B. Chapter 11: New Buildings on Landmarked Properties
11.3 Construct a new building to appear similar in scale with the historic buildings on the parcel.
11.4 Design a front elevation to be similar in scale to the historic building.
Given the many functions for which this building is intended, it would not be possible to create a building that is of the same scale as the historic cabins on the site. However, the
new building has been designed in as sensitive a manner as possible, by placing the tallest mass within the center of the building, and stepping the building down to a one story height
on the east side, for consistency with the adjacent cabins. In fact, the two story mass has been located 11'-8" back from the Main Street building facade for most of its length and
12'-6" back from the eastern facade of the proposed building.
The Main Street elevation and block plan shows how the building will step down toward the cabins. It also shows how the building is similar in scale to Christiana Lodge, located immediately
across Fourth Street from this property and to the Victorian building at the corner of Third and Main.
The applicant considered the option of relocating cabin 11, to help to create more of a transition between the new building and the historic cabins. However, based on the pre-application
input we received, this option was discarded in favor of the proposed approach, which keeps all of the original cabins in their current locations. We would ask the HPC to consider
the value of this preservation approach in its review of the mass and scale of the new building.
11.5 Use building forms that are similar to those of the historic property.
11.6 Use roof forms that are similar to those seen traditionally in the block.
The building has been designed to pick up the peaked roof forms that characterize the historic cabins. The elevations also show that the building will appear to be a series of smaller
peaked forms, as opposed to a single mass, with each of these elements having a similar mass and character to that found in the cabins. This will be accomplished through changes in
building materials and by introducing vertical elements into the facade, that help to break the horizontal character of the building into a series of vertical forms.
11.7 Roof materials should appear similar in scale and texture to those used traditionally.
11.8 Use building materials that contribute to a sense of human scale.
11.9 Use building components that are similar in size and shape to those of the historic property.
The building materials will be brick and cut stone. These materials are customarily found in other religious and public buildings around Aspen, and in prominent commercial structures
throughout Aspen's historic district. The windows will portray religious themes and bring a level of human interest to the building. The door will have a residential scale, even though
it is the entrance to an institutional building. Roofing materials will be a historic-styled asphalt shingle, a material that has a non-reflective finish.
11.10 The imitation of older historic styles is discouraged.
While the building echoes historic themes, it has clearly been designed to be a modern building, with contemporary elements such as the curved roof form that will accent the Fourth Street
corner and the curved window elements.
C. Chapter 1: Streetscape and Lot Features
1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures.
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs.
1.13 Revisions or additions to the landscape should be consistent with the historic context of the site.
The site has been arranged to protect the existing mature landscaping, including the lilac bushes along the alley and the large Spruce tree in the southwestern corner of the property.
By arranging the sidewalk to be detached from Main Street, it should be possible to maintain the mature trees located along Main Street, and to provide room to move any smaller trees
that will be displaced by the new sidewalk closer to the front of the site. Any trees that must be removed to make way for the development (particularly along the Fourth Street frontage)
will be replaced with new trees in a manner that complies with the formula found in the City's tree removal ordinance.
1.17 Maintain historic irrigation ditches as an integral component of the streetscape.
The historic irrigation ditch will be maintained as an open landscape feature along Main Street (although it will be culverted where it crosses the sidewalk and driveway). As described
above, the sidewalk will be reorganized to follow the approach preferred in the guidelines, whereby there is a front yard next to the building, then there is a sidewalk, the irrigation
ditch, and a planting strip as one moves out toward Main Street.
III. DESIGNATION OF HISTORIC PROPERTIES
Section 26.415.030 B.2 of the Land Use Code authorizes the designation of a property constructed at least 40 years prior to the date of application, which posses sufficient integrity
of location, setting, design and materials that it embodies the distinctive characteristics of a period in Aspen's history. According to the architectural inventory form for this property,
it qualifies for this designation because it is a significant example of rustic architecture that is associated with the period when skiing emerged as an important recreational activity
in Aspen. Specifically, staff has informed the applicant that cabins 11-16 retain the integrity of their original design and setting and are appropriate for designation. Therefore,
the applicant hereby requests designation of these six cabins to the Inventory of Historic Landmark Sites and Structures.
IV. CONCLUSION
The applicant has submitted all of the requested materials and responded to all applicable standards of the Aspen Land Use Code pursuant to direction given during pre-application meetings
with staff and during the HPC work session. Sufficient evidence has been provided to demonstrate the project's compliance with said standards. The applicant will respond in a timely
manner to requests by any reviewing agency for additional information, or clarification of the statements made herein.
EXHIBIT #2
Ms. Amy Guthrie, Historic Preservation Officer
Mr. James Lindt, Planner
Aspen Community Development Department
130 South Galena Street
Aspen, Colorado 81611
RE: APPLICATION FOR ASPEN JEWISH COMMUNITY CENTER
Dear Ms. Guthrie and Ms. Lindt,
I hereby authorize Alan Richman Planning Services and Civic Forum (Mr. Joede Schoeberlein) to act as our designated representatives with respect to the land use applications being submitted
to your office to develop a Jewish Community Center in Aspen. The site of the proposal is the L'Auberge property, located at 435 West Main Street.
Mr. Richman and Mr. Schoeberlein are authorized to submit applications for Historic Preservation Committee, Planning and Zoning Commission and City Council review of the proposed development.
They are also authorized to represent us in meetings with City of Aspen staff and the City's review bodies.
Should you have any need to contact us during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number are
included in the land development application.
Sincerely,
Rabbi Mendel Mintz
Jewish Resource Center of Aspen
104 Robinson Road
Aspen, Colorado 81611
970-544-3770
TABLE OF CONTENTS
PAGE
I. INTRODUCTION 1
A. Background Information 1
B. The Need for a Community Center in Aspen 2
C. Site Description 2
D. Proposed Site Plan and Elevations 3
II. HPC CONCEPTUAL DEVELOPMENT REVIEW 5
A. Chapter 12: Main Street Historic District 5
B. Chapter 11: New Buildings on Landmarked Properties 8
C. Chapter 1: Streetscape and Lot Features 10
III. DESIGNATION OF HISTORIC PROPERTIES 11
IV. CONCLUSION 11
EXHIBITS
#1. General Warranty Deeds
#2. Letter Authorizing Submission of Application
#3. Pre-Application Conference Summary
#4. Architectural Inventory Form
#5. Land Use Application Form
#6. Dimensional Requirements Form
MAPS/DRAWINGS
Vicinity Map
Site Plans
Floor Plans and Elevations
ASPEN JEWISH COMMUNITY CENTER
HPC CONCEPTUAL DEVELOPMENT REVIEW
DESIGNATION OF HISTORIC PROPERTIES
SUBMITTED BY
ALAN RICHMAN PLANNING SERVICES
BOX 3613
ASPEN, COLORADO 81612
920-1125
JUNE, 2004
Aspen Jewish Community Center - Application for HPC Conceptual Review Page 11