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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
REGULAR MEETING
December 03, 2014
5:00 PM City Council Meeting Room 130 S. Galena St.
130 S Galena Street, Aspen
I. SITE VISITS
II. INTRODUCTION (10 MIN.)
A. Roll call
B. Approval of minutes
Nov. 12, 2014 minutes
C. Public Comments
D. Commissioner member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
III. OLD BUSINESS
A. A. 101 W. Main St. Aka Molly Gibson Lodge And Lot 2 Of 125 W. Main St.
Historic Landmark Lot Split (5:10)
Planned Development Project Review, Conceptual Major Development,
Demolition, Commercial Design Conceptual Review, Design Variances, Growth
Management, Subdivision, CONTINUED FROM NOVEMBER 12TH
B. B. 232 E. Main Street (5:40)
Planned Development- Project Review, Growth Management, Conceptual
Commercial Design, Conceptual Major Development in a Historic District,
Waivers And Variances, CONTINUED FROM NOVEMBER 19TH
IV. NEW BUSINESS
V. ADJOURN (7:00 PM)
Next Resolution Number: Resolution #35
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW
BUSINESS
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation ( 5 minutes )
Board questions and clarifications ( 5 minutes )
Applicant presentation ( 20 minutes )
Board questions and clarifications ( 5 minutes )
Public comments (close public comment portion of hearing) ( 5 minutes )
Applicant Rebuttal
Chairperson identified the issues to be discussed (5 minutes )
HPC discussion ( 15 minutes )
Motion ( 5 minutes )
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting of at least four (4)
members being present. No meeting at which less than a quorum shall be present shall conduct
any business other than to continue the agenda items to a date certain. All actions shall require
the concurring vote of a simple majority, but in no event less than three (3) concurring votes of
the members of the commission then present and voting.
ASPEN HISTORIC PRESERVATION COMMISSION
MINUTES OF NOVEMBER 12, 2014
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Vice-chair, Willis Pember called the meeting to order at 5:00 p.m.
Commissioners in attendance were Nora Berko, John Whipple, Jim
DeFrancia and Patrick Sagal. Absent was Sallie Golden.
Staff present:
Debbie Quinn, Assistant City Attorney
Amy Simon, Preservation Planner
Sara Adams, Senior Planner
Kathy Strickland, Chief Deputy Clerk
229 W. Smuggler/426 N. Second – Conceptual Major Development, On-
Site Relocation and Variances, Continue Public Hearing to a date
certain
MOTION: Jim made the motion to continue 229 W. Smuggler/426 N.
Second to January 7 th , second by Willis. All in favor, motion carried.
101 W. Main St. aka Molly Gibson Lodge and Lot 2 of 125 W. Main St.
Historic Landmark Lot Split – Planned Development Project Review,
Conceptual Major Development, Demolition, Commercial Design
Conceptual Review, Design Variances, Growth Management,
Subdivision
Debbie said the affidavit of posting is in order including the public outreach
and the applicant can proceed - Exhibit I.
Exhibit II – Staff Presentation power point
Applicant power point Exhibit III
Sara Adams said the parcel along Main Street is in the mixed use zone and
the portion along Hopkins is zoned R-6 and the entire property has the
lodge preservation overlay on it.
Sara said the reviews will be the demolition of the existing lodge along Main
Street, Conceptual Major development review, Conceptual commercial
design review, residential design standard review for the single family
homes along Hopkins. A planned development referral with city council for
a project review. A project review is where all the dimensional requirements
are established. HPC is also asked to do growth management review for
affordable housing mitigation and you are asked to make a recommendation
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II.B.
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to City Council on subdivision. The subdivision review relates to merging
the Molly Gibson lodge with the vacant lot that is adjacent to it.
The purpose of the lodge preservation overlay is to encourage development
that is compatible with the neighborhood and respective of the manner that
the property was historically operated. It applies to lodges that are usually in
residential zone districts. It allows flexibility in dimensional requirements
to allow boards to find a balance to allow more floor area in exchange for in
this case small lodge rooms and the development that meets the context of
the neighborhood.
The proposal is for Parcel 1 along Main Street and Parcel 2 will be the two
single family homes along Hopkins. The proposal is the demolition of the
entire lodge and staff is supportive of the demolition along Main Street. It
does meet the review criteria for demolition. They intend to add a two story
building above grade with a basement. They have surface parking off the
alley and have one affordable housing unit to meet their on-site affordable
housing requirement. They have one free market residential unit on the third
floor of the lodge. They purpose a three story lodge which will be a great
addition to Main Street. The modules and overall style of the project is
exciting and will compliment Main Street. The Main Street parcel
including the vacant lot is 18,000 square feet. We are also supportive of the
height of 32 feet. The mixed use zone district has a height limit of 28 feet
but you can increase to 32 feet through commercial design review. There
are some setback variations along Garmisch Street for roof overhangs and a
variation along the alley. Staff feels these setbacks are appropriate
considering the lodging use on the parcel. We are extremely supportive of
the site plan. The applicant is proposing to break the property up and have
residential along Hopkins and have the lodge use along the Main Street.
They are asking for a variance for their cumulative floor area from 18,000
the underlying mixed use zone district to about 27,000 square feet. If you
take into account putting lodge on both parcels their overall floor area which
is based on how big your lot is much much larger. One of the reasons we
are supportive for the proposal along Main Street is because we are
supportive of the site plan to all lodge use along Main Street as opposed to
breaking it up which they could do and put lodge along Hopkins. Their
growth management is a calculation of FTE “full time equivalents” is
determined and needs mitigated and the applicant needs to tell us how they
are going to do it. They are providing one on-site unit which will be a one
bedroom rental and they will buy housing credits to make up the difference.
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II.B.
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Staff is supportive of their growth management proposal. Staff feels there
can be some restudy of the Main Street parcel setbacks. Most of the
building is five feet back and the required is ten feet. Through special
review you can decrease that to five feet. Some of the upper floors encroach
2 ½ feet into the setback. The existing building encroaches into the right-of-
way so any improvement would be a great improvement to what exists now.
The commercial design review requires a delivery area that needs to be
along the alley and delineated. There needs to be some information as to
how they are going to receive deliveries. The biggest issue for staff is to
restudy the two story module which is adjacent to the historic landmark.
They have dropped down the height and set it back to align with the historic
landmark. Because they want to merge the two lots together we feel the
purpose of the landmark lot split is not met because it is basically creating
one long building. There is a step down for the two story module but we
feel they can go a little further. Maybe make it appear that it is detached or
detach it to reflect the different patterns on Main Street.
Parcel 2 – two single family residences. Sara said staff is supportive of the
residential use. This is a 9,000 square foot lot. Staff is supportive of the
architectural style and we support the growth management review. We are
recommending a restudy of the neighborhood context. There are concerns
about the requested floor area. The maximum floor area for those homes is
4,080 square feet and they are proposing 9,000 square feet to be split
between the two homes. Staff feels that is too much floor area on the site
and that impacts their ability to meet the residential design standards and the
ability to meet the maximum site coverage and side yard setbacks. We feel
there should be a slight reduction to better relate to the neighborhood. Staff
is recommending a continuation to resolve some of the issues.
Stan Clauson & Associates
CCY Architects
Michael Brown, owner thanked staff for a great ongoing dialogue on the
project. We worked hard on the western exposure of the hotel. We feel the
project is sensitive to community needs and the surroundings of the Molly
Gibson Lodge. The Molly is one of the few remaining locally owned hotels.
I have owned the hotel since 2007. This project is a culmination of the
Hotel Aspen experience and the feedback we got from the community and
various boards. Our ownership has continually invested back into the hotel.
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II.B.
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Michael said this project is the lowest floor area density and lowest height of
any lodging project presently proposed in the city. The current hotel is 53
rooms and we are replacing it with 64 new rooms which is over a 20%
increase to the current bed base. There are two free market homes on the
Hopkins side and the lodge condominium is just under 1,500 square feet.
The project has no requests for building fee waivers, affordable housing
waivers or parking waivers. It conforms to the height of both respective
zone districts. There is a need for a meeting space inside the hotel. We also
intend to use local artists throughout the hotel. We have attempted to
respect the neighborhood. We were also one of the early adopters of bikes
for our guests to get them connected to Aspen. We also supply our staff
with bus passes and complimentary airport transportation as well.
John Cottle, CCY architects
The rooms are small and smart, just over 300 square feet. The core of the
hotel needs to be efficient and simple. The larger rooms have double queens
and kings. The average size of the Limelite room is 450 square feet. The
eastern part of the hotel on the ground level faces Paepcke Park and that area
is public space. With the Hotel Aspen they have a full size pool. On the
Molly we have a large hot tub which is 16 feet long as a private space for
guests. With the historical society we are creating a Molly Gibson history
corner. The building is 90 feet long facing Paepcke Park and 50 feet of it is
two stories. Our intent is focusing on year round activities. The hotel fits
within the grain of the town. Porches on small lodges are important. We are
pulling the hotel five feet back in order to have a detached sidewalk and
allow the street trees to continue. All of Aspen is built on 30, 60 and 90 foot
modules. We tried to design this building around that in order to fit into
Aspen. The materials are durable. We are proposing a wood siding with a
metal.
The residences are 112 and 114 Hopkins. There is a ground level bedroom,
porch, stair roof and a secondary roof. All of those elements are between 16
and 25 feet wide. We are significantly reducing the scale on the street.
Hopkins Street is a very varied street. 112 is the western house that has a
first floor bedroom 16 feet wide and the gable is set back 60 feet from the
curb line. 114 has a flat roof and is 7 feet lower than 112 and the flat roof is
set back 60 from the street. We are requesting two variances one for a front
door which is set back 13 feet and the requirement is ten feet. The other is
the height of the break in the glass. We are asking 8 to 10 feet rather than 9
to 12 feet.
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II.B.
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Stan Clauson said the bones of the building which was the Smuggler Motor
Lodge was built in 1954. In the 70’s it was changed to a hotel. At the open
house the only concerns were about construction and construction
management plans. There were no concerns about the building and size etc.
The AACP plan gives us guidance and calls upon the community to
replenish the lodging base. The average room is slightly over 300 square
feet. Since the 1990’s the bed base has been lost. With the lodge
preservation program that exists today allows free market development to be
associated with the lodge as an incentive as a way of financing the
development. You have the lodge, amenities and free market units and
unfortunately the addition of those three components frequently does not
compute. It essentially brings you to have larger numbers than the
underlying zoning and brings you into the PUD process in order to bring
forward a lodge plan. The City of Aspen’s top ten goal in 2013-2014 was to
implement an incentive program for the short term bed base.
Stan said the project is L-PUD in the front and LP-R-6 on the Hopkins side.
The site is 27,000 square feet and the current zoning is R-6 on Hopkins and
on Main Street it is Mixed Use with a lodge preservation overlay. The LP
overlay determines the permitted uses and the maximum of the floor area for
the residentials. The proposed project is almost 36,000 square feet but it
does have a significant amount of affordable housing and on lot 1 a free
market component and on lot 2 a 9,000 square foot component. Lot 2 has
less floor area than across the street and fits with the lodge incentive
program as well. The height of the hotel is at 32 feet which is the maximum.
The lodge rooms are 304 square feet from 360 square feet and with new
common spaces and energy efficiency.
Stan said the LP protects existing small lodges and directs you to the L zone
for free market parameters. The net livable lodge use is 19,000 and the
average size room at 304 square feet permits 60% residential development
and that means you would have an allowable floor area of 11, 491 square
feet. This project is proposing 1,000 square feet less than what would be
permitted by the lodging incentive free market development parameters in
the code.
Stan said there will be a five foot parkway and an 8 foot sidewalk which
conforms to the engineering standards on Main Street. Parking on Garmisch
will be parallel. This is the last property on Main Street that has an attached
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sidewalk. There are bench seating insets along Main Street. There is also a
little patio area along Garmisch. The guest parking is off the alley and there
are 12 parking spaces that meets the requirement for parking based on the
ability to retain the existing parking deficit. There is lots of landscaping
along the parkway along Main Street and landscaping along Garmisch. We
are maintaining the integrity of the historic district with the modularity and
other factors. We have also maintained the building widths and we have
maintained the roof forms. We step back and step down in scale.
Nora inquired about further dialogue between the western module and the
historic structure.
John said one possibility would be to break the element further apart and
consider changing the character of it. We would prefer not to change the
character. We could study breaking it up further.
Willis asked about the collaboration with the Hotel Aspen and the
overhangs.
Michael said there is an overlap and it is challenging to run a small lodge.
We have shared staff and marketing as well as the shuttles. The pool can be
shared and we have incorporated meeting space into the Molly Gibson.
There are overhangs on the second floor that do not meet the five feet. The
setback on level two and three is to accommodate queen queen configured
rooms rather than just a king room which lends itself to the affordability of
the lodge. The variance would be 2 ½ feet. The deliveries will be on the
alley.
Willis said Sara’s recommendation is that everything meet the five foot
setback.
Michael said if we reduce the setback the room becomes smaller and two
queens won’t fit.
Nora asked if there was a way that the side yard dimension be within the
setbacks on Parcel I, the residential.
Stan said in terms of the design that is the way it was developed and fits well
on the site. There is a ten foot requirement between the buildings and that is
dictated by the land use code and the building code. The ten feet is met.
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II.B.
ASPEN HISTORIC PRESERVATION COMMISSION
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Vice-chair, Willis Pember opened the public hearing. There were no public
comments. The public hearing was closed.
Willis thanked staff for doing a great job presenting this which is highly
complicated and HPC is not used to seeing. It is very digestible.
Willis identified the issues:
Restudy the 2 story module adjacent
Meet a minimum of a 5’ setback along Main Street
Provide information on delivery area
Reduce the floor area of the residence along Hopkins
Meet the RDS standards
Meet the site coverage and setback requirement for single family homes
Parcel II.
Willis said this is an exciting project and crafted well. The two story module
does not meet the intent of the lot split. The aesthetic being contemporary
are OK but the dialogue should be split between the historic property and the
hotel. Willis said he can support the mass and scale of the project. A
connector piece might be an option. Meeting the five foot setback along
Main Street seems easy to do. The two vertical windows over two vertical
windows needs restudied. All the public spaces are in the right places.
Possibly see more development of the public amenity space.
Willis said on Parcel II these are two houses that need to conform to the
RDS’s. The metrics in the code help to ensure the scale and that the context
is respected.
Patrick thanked the applicants for designing something that is close to fitting
something that the public has longed for and that fits into most of the staff
review. Possible introduce a connector to parcel I. I am in favor of the five
foot setback and the RDS regulations. This project will benefit the
community.
John commented on the two story module on the historic lot split. With the
inflection and the fact that the historic building is only one story in my
opinion a more modern approach is fitting. If this lot was purchased by
someone else and they tried to fit something on a 3,000 square foot lot we
would have more issues. The design is fitting. I also enjoy the undulation of
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the second story stepping out 2 ½ feet. I am not opposed to that and it
breaks up the façade to have it step back rather than one sheer wall going up.
I am also in favor of the increased square footage on Hopkins especially
since you are not asking for a lot of other things. Hopkins Street should be
residences. I feel the RDS standard are out dated. The few variances you
are requesting one to change the window height and setting back the front
door 13 feet are fine. Regarding the site coverage I am in favor of what is
being proposed. This building still feels like the Molly Gibson and its
fabrics. This is a well thought out project. They could be asking for huge
height increases. We need to work with the applicants in order for them to
move forward.
Jim said he likes the project a lot and the public amenity is very positive.
You aren’t asking for any waivers. I don’t have a problem with the setback
in order for the queen beds to fit. I am in favor of the site coverage
conforming to the code. I am in favor of approving this with conditions.
Nora thanked staff and the team for their presentation. The hotel part is
great. The historic corner is an exciting evolution of this hotel. On the
residential side my concerns are Parcel II. The RDS’s guidelines are there
and should be met. I am in favor of approving with conditions.
Willis said he is fine with the setback variance on Main Street.
Patrick agreed with Willis.
Willis said he has a problem with approving Parcel I with the two story
modules.
Debbie pointed out to the board that you cannot condition mass and scale.
Willis suggested restudying the two story module, layout of the delivery area
and to meet the design standards for Parcel II.
MOTION : Jim moved to continue 101 W. Main Street Molly Gibson and
Lot 2 of 125 W. Main Street until Dec. 3 rd , second by Patrick.
Patrick said for parcel II the side yard setback is not met for the residential
parcel.
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II.B.
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Sara said both side yard setbacks are not met. There is supposed to be ten on
each and five feet is proposed. They do meet the distance between the
buildings of ten feet.
Patrick asked about the FAR.
Sara said staff is asking that the floor area be reduced. They can’t meet the
4,080 of the R6 and that is not entire appropriate because they are doing an
economy lodge project. Its reducing it a little bit in trying to get closer to the
setback requirements and trying to make it a little bit smaller to fit into the
context but not meeting the letter of the law.
John said this is a PUD and we are essentially making a recommendation to
council.
Willis said the dimension for R-6 is 4,080 FAR and under the lodge overlay
it is 11,000, 4091 square feet and we are somewhere in between.
Nora said the side yard setbacks have to do with livability as well for the
neighbors.
Willis said the side yard setbacks are right now 5 feet east to west. In the R-
6 zoning it is ten feet.
Stan said the lodging incentive program as it currently exists today provides
for 60% of the lodging net leasable in the rooms be transferred to potential
floor area. It is impossible to do that and at the same time reduce the floor
area and provide a full ten foot setback on either side of the two residential
units and reduce the site coverage and still have anything that comes close to
the amount of lodging incentive that the code provides for. This is where the
numbers don’t compute. The LP should cause us to look at the buildings
themselves and whether they work or not. What John Cottle has presented is
a huge advantage over the current condition of having the Molly Gibson on
Hopkins with its over 7,000 foot floor area. Coming back with ten foot
setbacks on either side you have taken away the viability of the project.
Michael Brown said we have learned from the Hotel Aspen to not go up
higher. There has to be somewhere to put the residences.
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II.B.
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Jim said he finds validity in the comments and the applicant should discuss
this with staff.
Willis said the applicant is seeing a range of things from the board and
others are accommodating to the variances.
John said when you have two neighbors that have bought their property and
have lived there a long time with five foot setbacks. We aren’t taking away
anything. We are leaving them what they have and making a good use of
the development rights. They could come back with an 11,000 square foot
Molly Gibson lodge on Hopkins rather than two residences. This is a win
win situation for that neighborhood.
Roll call vote: Patrick, yes; John, no; Willis, yes; Nora, yes; Jim, yes.
Motion carried 4-1.
MOTION: Jim moved to adjourn, second by Willis. All in favor, motion
carried.
Meeting adjourned at 7:30 p.m.
Kathleen Strickland, Chief Deputy Clerk
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II.B.
101 W. Main Street – Molly Gibson
Staff Memo
12/3/14
Page 1 of 13
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
RE: Molly Gibson Lodge, 101 W. Main Street and Lot 2 of the 125 West
Main Street Historic Landmark Lot Split – Major Development
Conceptual Review, Commercial Design Review, Variances, Growth
Management Review, Planned Development – Project Review,
Subdivision Review, continued from November 12, 2014
MEETING DATE: December 3, 2014
APPLICANT: Aspen Galena LLC
REPRESENTATIVE: Stan Clauson
Associates, Inc. and CCY Architects
LOCATION: 101 W. Main Street, Lots 1
and 2 of the Molly Gibson PUD, located
at the corner of Main and Garmisch, and
on Hopkins Avenue; and a vacant lot
located on Main Street directly adjacent
to the Molly Gibson
CURRENT ZONING: Mixed Use along
Main Street, R-6 (Medium Density
Residential) along Bleeker Street, and
Lodge Preservation Overlay over both
Lots 1 and 2 of Molly Gibson Lodge.
SUMMARY: The applicant requests
approval to redevelop the Molly Gibson
Lodge and to merge the Main Street lot
with an adjacent vacant lot to create an
18,000 sf parcel along Main Street. The
lodge is proposed to include 64 lodge
rooms, 1 affordable housing unit and 1
free market residential unit. Two single
family homes are proposed for the 9,000
sf parcel along Hopkins Avenue.
STAFF RECOMMENDATION: Staff recommends
approval with conditions.
Photo: Current images of Molly Gibson Lodge.
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III.A.
101 W. Main Street – Molly Gibson
Staff Memo
12/3/14
Page 2 of 13
REQUEST OF THE HISTORIC PRESERVATION COMMISSION: The Applicant is requesting the
following land use approvals to redevelop the existing lodge:
• Conceptual Major Development Review (Chapter 26.415) for new construction in a
Historic District. This review only applies to the properties along Main Street. (Historic
Preservation Commission is the final review authority. City Council has the option to
call up the decision.)
• Demolition within the Historic District (Chapter 26.415) for demolition of the existing
lodge along Main Street, which is located in the Main Street Historic District. (Historic
Preservation Commission is the final review authority. City Council has the option to
call up the decision.)
• Residential Design Standard Variance Review (Chapter 26.410) for the two single family
homes along Hopkins Avenue. (Historic Preservation Commission is the final review
authority.)
• Conceptual Commercial Design Review (Chapter 26.412, and the Commercial Design
Guidelines) for construction of a mixed-use lodge building. (The Historic Preservation
Commission is the final review authority. City Council has the option to call-up the
decision.)
• GMQS Reviews (Chapter 26.470) for lodge, affordable housing, and free-market
residential development and allotments. (The Historic Preservation Commission is the
final review authority.)
• Subdivision Review (Chapter 26.480, Subdivision) to merge the vacant lot with Lot 1 of
the Molly Gibson Lodge PUD. (The Historic Preservation Commission makes a
recommendation to City Council. Council is the final review authority.)
• A Planned Development Project Review (Chapter 26.445) to establish dimensional
requirements for the project (both lots). The Applicant requests a PD Review to allow an
increase in overall floor area, free market residential floor area, lodge floor area,
setbacks. (The Historic Preservation Commission makes a recommendation to City
Council. City Council is the final review authority.)
RESPONSE TO COMMENTS FROM NOVEMBER 12, 2014
Following are changes to the project made in response to HPC and Staff’s comments:
Parcel 1 (Main Street):
1. Restudy the 2-story module adjacent to 125 West Main Street.
The applicant proposes two options for the two story module: a flat roof and a gable roof. The
applicant prefers the flat roof option. A porch element that mimics the adjacent Victorian is
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III.A.
101 W. Main Street – Molly Gibson
Staff Memo
12/3/14
Page 3 of 13
proposed. A setback variance for the second floor of the two story element is a new variance
request that results from changing the mass to better relate to the Victorian. A variation of 3.5’
is requested for the second floor where 5’ is required. The ground level conforms to the 5’
setback requirement.
Staff appreciates the design team’s effort and finds that both options are successful. Staff is
more supportive of the gable roof form which creates a more literal and obvious relationship to
the adjacent Victorian. The difference in roof form between the flat roof lodge and the two story
module further separates the mass, is closer to the appearance of a separate lot, and better meets
the intent of the historic lot split.
Staff supports the proposed subdivision to merge the lots based on the new gable roof form
proposal that reads as a separate building from the lodge, which is aligned with the purpose of
the historic landmark lot split – “ to divide the square footage that could be building on a
landmark parcel into two separate houses in order to reduce the size of both buildings, to reduce
the size of an addition made to a historic house and to reinforce the original character of many
of Aspen’s neighborhoods, which had small houses on 3,000 square foot lots.”
2. Meet a minimum of 5’ setbacks along Main Street.
There are no changes to the front yard setback along Main Street: the ground level conforms to
the 5’ setback where the upper floors have about a 2.5’ setback.
3. Provide information on delivery area to meet review criteria.
The applicant has indicated an alley delivery area that meets the review criteria on a conceptual
level.
Parcel 2 (Hopkins Avenue):
4. Reduce the floor area of the residences along Hopkins.
The applicant has reduced the floor area of the residences by about 1,000 square feet for a total
of just under 8,000 sf total for both residences. The reduction in floor area and the increase in
side yard setbacks better relate to the context of the neighborhood.
5. Meet the Residential Design Standards.
The applicant was originally requesting a variance from 4 Residential Design Standards per
home (first story element, inflection, windows between 9’- 12’ and 10’ maximum distance for
front door from front façade). Please refer to Exhibit E for more detailed explanation. The
applicant revised the drawings and now requests a variance from 2 Residential Design
Standards per home: first story element and inflection.
6. Meet the site coverage and setback requirement for the single family homes.
The side yard setbacks for the two homes have been increased from 5’ to 7’ each which still
maintaining 10’ distance between buildings. The light wells located in the setbacks must be the
minimum size required by Building Code to qualify as a setback exemption.
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III.A.
101 W. Main Street – Molly Gibson
Staff Memo
12/3/14
Page 4 of 13
Staff is supportive of the changes and appreciates the willingness of the applicant to address
the concerns voiced on November 12th. Staff recommends approval with conditions listed in
the draft resolution.
The following memo is from November 12, 2014. The dimensional table has been updated
to reflect the current proposal.
BACKGROUND:
101 W. Main Street, the Molly Gibson Lodge, comprises 2 separate lots – a 15,000 sf lot along
Main Street and a 9,000 sf lot along Hopkins Avenue. The lodge contains 53 lodge units and 54
bedrooms in two separate structures. The Main Street parcel, Parcel 1, is zoned Mixed Use with
the Lodge Preservation Overlay. The Hopkins Avenue parcel, Parcel 2, is zoned R-6 Medium
Density Residential with the Lodge Preservation Overlay.
125 West Main Street was approved for a historic landmark lot split in 2014, which subdivided
the parcel into two lots – one lot contains a 19th century landmark and the other lot is vacant.
The vacant lot is zoned Mixed Use and is 3,000 sf in size.
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III.A.
101 W. Main Street – Molly Gibson
Staff Memo
12/3/14
Page 5 of 13
Figure 1: Zone District map showing underlying zone districts. Arrows indicate the 3 parcels included in the application.
The Lodge Preservation Overlay applies to both Molly Gibson parcels and it allows some
additional development options and flexibility for Aspen’s traditional small lodges, many of
which have historically been located in residential neighborhoods. The overlay allows all
dimensional requirements to be approved on a case by case basis through the Planned
Development (PD) process. The primary focus of a PD is for a project to fit into the context of
the neighborhood.
PROPOSED DEVELOPMENT:
The applicant proposes a complete demolition of the existing Molly Gibson lodge on both
parcels; combining the Main Street parcel with the adjacent vacant lot; the construction of a new
3-story building with lodge, affordable housing and free market residential uses along Main
Street; and the construction of 2 new single family residences along Hopkins Avenue.
Parcel 1 (Main Street) including the vacant lot adjacent to 125 W. Main Street:
• Basement level: 12 lodge rooms, accessory lodge uses, back of house areas
• Ground level: 16 lodge rooms; 1 1-bedroom affordable housing unit, lobby/restaurant
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• Second level: 22 lodge rooms
• Third level: 14 lodge rooms; 1 free market residential unit, outdoor pool terrace
A comparison of the existing development to the proposed development is provided below.
Table 1: Parcel 1 (Main Street) Blue indicates variation request
dimensions existing allowed in MU/LP Proposed
minimum lot size 15,000’ 3,000’ 18,000’
minimum lot width 150’ 30’ 180’
front yard (Main St.) 0' 10' or
5' with Special review see site plan - up to 2.5' variance
side yard (Garmisch) 0' 5' see site plan- up to 0' variance
side yard ( west) 3.5' 5' 5’ 3.5’
rear (alley) 2' 5' see site plan- up to 0' variance
maximum height 25' - 30' 28' - 32' with Special
Review 32'
public amenity 0 1,800 or 10% 1,869 or 10%
trash access area 20w x 20d x 10h 20w x 9' 8.5" d x open to sky
minimum off-street
parking spaces
5 (Current deficit
of 22) 12 12 (Current deficit maintained)
cumulative floor area
1:1 (18,000) or
1.25:1 (22,500) with
Special Review
(1.5:1) 26,959 sf
lodge floor area
.75:1 (13,500) or
1:1 (18,000) with Special
Review
(1.37:1) 24,672 sf
affordable housing floor
area 802 sf n/a 644 sf
free market residential
floor area n/a 0.5:1 (9,000 sf) 1,510 sf
average lodge unit size 308 sf n/a 304 sf299
number of lodge units 53 n/a 64
number of
pillows/bedrooms 108 n/a 128
lodge net livable area 16,338 sf n/a 19,151 sf
max net livable area for
free market residential n/a 2,000 1,433
affordable housing net
livable area 706 sf n/a 607 sf
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Parcel 2 (Hopkins Avenue):
• 2 2-story single family homes each with 2 car garages and roof decks
A comparison of the existing development to the proposed development is provided below.
Table 2: Parcel 2 (Hopkins Avenue) Blue indicates variation request
dimensions existing lodge allowed in R-6 Proposed
minimum lot size 9,002 sf 6,000 sf 9,002 sf
minimum lot width 90’ 30’ 90’
front yard (Hopkins
Ave.) 2’ 10’ 10’
side yard (east) 5’ 10’ 5 7’
side yard ( west) 5’ 10’ 5 7’
rear (alley) 10’ 10’ 10’
distance between
buildings n/a 10’ 10’
maximum height 25' - 30' 25’ 25’
maximum % site
coverage 40% 56% 51.3%
allowable floor area 7,212 sf total 4,080 sf
total 9,000 or
4,500 sf per single family
total 8,000 sf or 4,000 sf per
single family residence
minimum off-street
parking spaces 0 4 total (2 spaces for
each single family) 4
STAFF FINDINGS:
PLANNED DEVELOPMENT (PD) – PROJECT REVIEW (EXHIBIT A)
The Project Review shall focus on the general concept for the development and shall outline any
dimensional requirements that vary from those allowed in the underlying zone district. The
underlying zone district designation shall be used as a guide, but not an absolute limitation, to the
dimensions which may be considered during the development review process. A primary goal of
a PD is to relate a development to the surrounding context by varying dimensional requirements.
Through the PD process the applicant requests approval to vary the maximum cumulative floor
area (Parcel 1), maximum allowable floor area for the lodge use (Parcel 1), maximum allowable
floor area for the free market residential use (Parcel 2), maximum site coverage requirement for
the free market homes (Parcel 2), and setback requirements (Parcels 1 and 2).
Staff finds that the redevelopment of the Molly Gibson Lodge and the proposal to maintain
lodging along Main Street and to construct single family residences along Hopkins Avenue is
headed in the right direction. Staff recognizes that the Lodge Preservation Overlay on the
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property allows an applicant to request variations from the underlying zoning to support and to
protect small lodge uses on properties historically used for lodge accommodations. As stated in
the Land Use Code one of the purposes of the Lodge Preservation overlay is to “…encourage
development which is compatible with the neighborhood and respective of the manner in which
the property has historically operated and to provide an incentive for upgrading existing lodges
on site or onto adjacent properties.” Staff finds that where the project is directly adjacent to
residence, a few massing changes are important as outlined below.
Parcel 1 (Main Street) please reference the comments on pages 2 -3 of the staff memo for
updated response to changes
Cumulative Floor Area Variation: The maximum cumulative floor area of 26,959 sf
exceeds the allowable maximum of 18,000 sf (with the ability to increase to 22,500 sf through
Special Review). The proposed massing of the lodge, discussed below, generally fits in with the
other lodges along Main Street. The siting of this property adjacent to Paepcke Park and a few
blocks from the central core supports this size development which defines the street corner and
creates a transition to downtown. Staff finds that there is a benefit to the removal of the lodge use
along Hopkins Avenue and is supportive of the request.
Lodge Floor Area Variation: The applicant requests a variation from the lodge floor area
requirements: 13,500 sf is allowed (with the ability to increase to 18,000 sf through Special
Review) and 24,672 sf is proposed. This calculation is based on the 18,000 sf lot size of Parcel 1
only. The proposed lodge floor area is about 1.83 times larger than what is allowed for the lodge
component within the Mixed Use zone district.
The proposal to place all of the lodge use along Main Street has a positive impact on the
residential neighborhood along Hopkins Avenue, but has negative implications for the applicant
regarding how floor area is calculated for both lots- basically the larger the lot, the more floor
area a use receives. For example, if the project proposed lodge use on both Parcel 1 and 2, then
the allowable floor area for the lodge use of the entire parcel would be based on both lots (a
27,000 sf lot size) which means the allowable lodge floor area would be 20,250 sf – 27,000 sf.
The proposed 24,672 sf is within the range in the Code for lodge use on both parcels. Staff finds
that there is an appropriate trade-off for the neighborhood to isolate the lodge use along Main
Street and to restore a more consistent residential use along Hopkins Avenue. Staff is supportive
of the requested floor area increase for the lodge use because it isolates the use on Main Street
and preserves the residential use on Hopkins Avenue.
Setback Variations: Setback reductions along Main Street, Garmisch Street and the alley
are requested for the lodge building. Along Main Street, the setback requirement is 10’ with the
ability to achieve 5’ through Special Review. The building mostly meets the 5’ setback with
upper floors measuring a 2.5’ setback and some ground floor modules measuring up to about a
15’ setback. Staff is supportive of the undulating front façade along Main Street, but finds that
the upper floors should meet the 5’ setback to provide relief to the Main Street corridor and to
meet the underlying zone district allowance.
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A 0’ setback is requested for roof overhangs along Garmisch Street and a 0’ setback for the
restaurant building is requested along the alley. The building along Garmisch Street has about a
7’ setback, where 10’ is required with the ability to reduce to 5’ through Special Review. Staff is
supportive of these setback requests: the setbacks along Garmisch Street define the entrance to
the lodge and create a sitting area for the restaurant; the setback along is alley is appropriate
considering the site plan the desire to accommodate the parking requirement onsite. The alley
setback is subject to review at Detailed Review after further discussion with the Sanitation
District and the Engineering Department as described in the DRC comments (Exhibit G).
Scale of lodge adjacent to 125 West Main Street: The applicant has worked with
planning staff to reduce the size of portion of the lodge building that is located on the newly
created vacant lot adjacent to 125 West Main Street. The newly created lot was subdivided
through the historic landmark lot split process in 2014. During conversations with the applicant,
Staff voiced concerns that the lodge building did not meet the purpose of the historic lot split –
which, in addition to removing development pressure from the landmark, is to mimic the
traditional type of development, lot width, and density evidenced in historic Aspen maps. Staff
was concerned that the lodge proposed to merge the 3,000 sf vacant lot to create a 180 sf lot
across Main Street without reference to the traditional development patterns in the historic
district. The applicant revised the area of the lodge building closest to 125 W. Main by reducing
the height to 2 stories and setting the front façade back to align with 125 W. Main. Both of these
changes – reducing height and increasing setbacks- start to create a relationship between the two
properties. Staff appreciates these changes and the effort to better relate to the landmark. Staff
recommends that the applicant continue to refine the module closest to the landmark to
strengthen the relationship – scale, height and building elements – while staying compatible with
the lodge building.
Parcel 2 (Hopkins Ave)
Floor Area, Setback and Site Coverage Variations: The applicant requests a variation
from the allowable residential floor area: 9,000 sf is proposed for both buildings (4,500 sf each)
where 4,080 sf total for both buildings is allowed in R-6. In addition to the R-6 Zone district, the
property has a Lodge Preservation Overlay. The Lodge Preservation Overlay calculates the
allowable free market residential floor area for a lodge project as a percentage of the lodge and
affordable housing net livable area. Based on this calculation the allowable floor area for free
market residential is about 11,850 sf of floor area. The total free market residential proposed for
the entire project (3 units) is 10,510 sf. Staff recognizes that there may need to be a variation
from the 4,080 sf requirement for the lot especially considering the project is below the free
market floor area allowed using the Lodge Preservation Overlay.
The primary concern regarding the size of the homes is neighborhood context. The homes are
too large considering the majority of residential homes on the block, three of which are small
19th century landmarks. A multi-family affordable housing building is located across the street
(the Holiday House) which is 2 ½ stories high without any one story elements other than a front
porch. While this large building exists across the street, the neighborhood is primarily comprised
of single family homes that address the street and create a residential neighborhood. The blocks
to the east and west of Parcel 1 are mostly single family and duplex homes.
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The size of the proposed new homes make it challenging to meet certain Code requirements that
relate to neighborhood context: for example, side yard setback variations, site coverage
variations, and Residential Design Standard variances are requested. Staff recommends that the
applicant reduce the free market residential floor area and recommends that the applicant meet
the setback and site coverage requirements to better relate to the neighborhood and to be
indicative of the single family residential use.
SUBDIVISION (EXHIBIT B)
The two lots along Main Street proposed to be merged are 15,000 and 3,000 sf in size. The 3,000
sf lot is vacant and was created through the historic landmark lot split process in 2014. AS stated
previously, Staff is concerned that the lodge building does not meet the purpose of the historic
lot split. The proposal to merge the 3,000 sf vacant lot to create a large lot does not reference the
traditional development patterns in the Historic District.
Staff recommends that the applicant refine the design of the two story lodge module adjacent to
125 W. Main Street to read as a separate building by adding a connecting element that is setback
from the front façade or detaching the module from the main lodge building. At Detailed
Review, Staff recommends that the applicant address the historic fence located on the vacant lot.
GROWTH MANAGEMENT (EXHIBIT C)
The applicant proposes to replace the existing 1-bedroom deed restricted unit onsite with a new
1-bedroom deed restricted unit that is a Category 2 rental. The remainder of the affordable
housing requirement, 3.434 FTEs, generated by the new lodge rooms and the new free market
residential on both parcels is proposed to be mitigated with Affordable Housing Credits at
Category 4. Please refer to Exhibit C for the specific mitigation calculation. The Aspen Pitkin
Housing Authority is supportive of the proposed housing mitigation and the onsite rental unit.
Staff finds that the review criteria are met and recommends approval of Growth Management.
COMMERCIAL DESIGN STANDARD REVIEW (EXHIBIT D)
A complete description of the design standards and guidelines is addressed Exhibit D. Overall,
Staff has concerns that the massing of the two story element adjacent to the landmark and
recommends a restudy to better relate to the landmark and to act as a transition between the
historic landmark and the new more contemporary architecture. Following are the main points
discussed in Exhibit D:
2-story module design adjacent to the landmark:
Staff recommends a restudy for the proposed design to have a stronger relationship to the historic
landmark through design elements – windows, front porch, massing, etc. - as described in
Guidelines 11.3, 11.4 and 11.5. Ideally the development in this area of the project will be similar
in form to the freestanding building that would be the expected outcome of the lot split.
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11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front should not appear taller than the historic resource.
• The front should include a one story element such as a porch.
11.5 Use building forms that are similar to those of the historic property.
• They should not overwhelm the original in scale.
Height increase from 28’ to 32’:
The proposed building is 3 stories in height with the exception of the area closest to the landmark
at the west – with a maximum height of 32’ to the top of the flat roof, not including the elevator.
All floor levels measure 10’. The Mixed Use Zone District allows a maximum height of 28’
with the ability to increase to 32’ through Commercial Design Review in accordance with
Standard 7.13.
7.13 A new building or addition should reflect the range and variation in building height of
the Main Street Historic District.
• Refer to the zone district regulations to determine the maximum height limit on the
subject property.
• A minimum second story floor to ceiling height of 9 ft. should be used in a method that is
respectful to historic buildings.
• Additional height, as permitted in the zone district, may be added for one or more of the
following reasons:
o The primary function of the building is civic. (i.e. the building is a Museum,
Performance Hall, Fire Station, etc.)
o Some portion of the property is affected by a height restriction due to its
proximity to a historic resource, or location within a View Plane, therefore relief
in another area may be appropriate.
o To benefit the livability of Affordable Housing units.
o To make a demonstrable (to be verified by the Building Department) contribution
to the building’s overall energy efficiency, for instance by providing improved
daylight.
7.14 Design a new building to appear similar in scale to those in the district during the
mining era.
• Generally, a new building should be one to two stories in height.
7.15 On larger structures, subdivide the mass into smaller “modules” that are similar in
size to single family residences or Victorian era buildings seen traditionally on Main Street.
• Other subordinate modules may be attached to the primary building form.
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The lodge building provides variation in height by dropping from three stories to two stories
adjacent to the historic landmark located at 125 West Main Street. A two story module is
proposed at the corner of Garmisch and Main Street to provide height variation and a more
pronounced entrance into the lobby. The applicant provided context studies in the application
that compares height of the proposed building to the surrounding neighborhood. Staff is
comfortable with the proposed 3 story lodge building and the height increase to 32’ to
accommodate the lodge redevelopment. The 3 story building defines the street wall and the
street corner and then drops to 2 stories along Garmisch at the alley and adjacent to the landmark
at 125 West Main Street. Staff finds that the stepping of the building at the alley and the west
edge of the property is appropriate for the context of the neighborhood and historic district.
• Delivery area
All commercial and lodging buildings shall provide a delivery area. The applicant states that a
delivery area will be provided for the lodge along the alley; however the site plan does not
provide a specific delivery area. Staff is concerned that there is no delivery area indicated to
meet this standard. Considering that adding a delivery area on the property may require a
reduction of the parking requirement, Staff recommends that the applicant revise the site plan to
show the delivery area prior to HPC granting Commercial Design Standard approval.
RESIDENTIAL DESIGN STANDARD REVIEW (EXHIBIT E)
The 2 single family residences along Hopkins Avenue each request 4 variances from the
Residential Design Standards as described in Exhibit E: secondary mass, entry door within 10’ of
front façade, no windows between 9’ and 12’, and inflection. Overall, Staff finds that the single
family homes should better meet the Design Standards to fit into the context of the residential
neighborhood. Staff recommends that the applicant restudy the design to better meet these
standards as practical.
DEMOLITION (EXHIBIT F)
The applicant requests demolition approval of the existing Molly Gibson lodge located along
Main Street. This is review is required because the property is located within the Main Street
Historic District. Staff finds that the Molly Gibson building is not historic and recommends
demolition approval.
RECOMMENDATION: Staff recommends that HPC grant Conceptual Major Development
approval, Conceptual Commercial Design approval, Demolition approval, Residential Design
Standard approval and Growth Management approval. Staff recommends that HPC recommend
City Council grant Planned Development Project Review approval and Subdivision approval.
PROPOSED MOTION: “I move to adopt Resolution #___ granting Conceptual Major
Development approval, Conceptual Commercial Design approval, Demolition approval,
Residential Design Standard approval and Growth Management approval; and recommending
City Council grant Planned Development Project Review approval and Subdivision approval.
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Attachments:
Exhibit A – Staff Findings, PD Review Criteria [provided 11/12/14]
Exhibit B – Staff Findings, Subdivision Review Criteria [provided 11/12/14]
Exhibit C – Staff Findings, Growth Management Review Criteria [provided 11/12/14]
Exhibit D – Staff Findings, Commercial Design Standard Review Criteria [provided 11/12/14]
Exhibit E – Staff Findings, Residential Design Standard Review Criteria updated 12/3/14 with
new calculations
Exhibit F – Staff Findings, Demolition for property in Historic District, Review Criteria
[provided 11/12/14]
Exhibit G – Development Review Committee Comments [provided 11/12/14]
Exhibit H – Application, updated 12/3/14.
Exhibit I – Transportation Impact Analysis
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Molly Gibson Lodge
101 W. Main Street
Reso No.__, Series 2014
Page 1 of 11
RESOLUTION NO. __
(SERIES OF 2014)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
GRANTING MAJOR DEVELOPMENT CONCEPTUAL APPROVAL, DEMOLITION,
RESIDENTIAL DESIGN STANDARD APPROVAL, GROWTH MANAGEMENT
APPROVALS, AND CONCEPTUAL COMMERCIAL DESIGN APPROVAL AND
RECOMMENDING CITY COUNCIL GRANT PLANNED DEVELOPMENT –
PROJECT REVIEW APPROVAL AND SUBDIVISION APPROVAL FOR A SITE
SPECIFIC DEVELOPMENT PLAN FOR THE MOLLY GIBSON LODGE PLANNED
DEVELOPMENT LOCATED ON PROPERTY COMMONLY KNOWN AS 101 W MAIN
STREET, LOTS 1 AND 2 OF THE MOLLY GIBSON PUD, AND FOR LOT 2 OF THE 125
WEST MAIN STREET HISTORIC LANDMARK LOT SPLIT, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel ID: 2735-124-55-800
2735-124-55-005, 2735-124-55-066
WHEREAS, the Community Development Department received an application for the
Molly Gibson PD (the Application) from Aspen Galena, LLC (Applicant), represented by Stan
Clauson Associates and CCY Architects for the following land use review approvals:
• Planned Development – Project Review, pursuant to Land Use Code Chapter 26.445.
• Subdivision Review - pursuant to Land Use Code Chapter 26.480.
• Growth Management Review – Replacement of Existing Commercial and Lodge
Development, pursuant to Land Use Code Chapter 26.470.
• Growth Management Review –Lodge Development, pursuant to Land Use Code Chapter
26.470.
• Growth Management Review – New Free Market Residential Units, pursuant to Land
Use Code Chapter 26.470.
• Growth Management Review – Affordable Housing, pursuant to Land Use Code Chapter
26.470.
• Growth Management Review – Demolition or redevelopment of multi-family housing,
pursuant to Land Use Code Chapter 26.470.
• Commercial Design Review - Conceptual, pursuant to Land Use Code Section 26.412.
• Major Development - Conceptual for properties within the Historic District, pursuant to
Land Use Code Section 26.415.
• Demolition of properties located within the Historic District, pursuant to Section 26.415;
and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in
effect on the day of initial application – August 11, 2014, as applicable to this Project; and,
WHEREAS, the Application for the Molly Gibson PD proposes:
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Reso No.__, Series 2014
Page 2 of 11
64 hotel units with 66 bedrooms in 19,151 square feet of net livable area located
on Parcel 1
1 free-market residential unit located on Parcel 1 in 1,433 square feet of net
livable area.
1 affordable housing unit in 607 square feet of net livable area located on Parcel
1.
2 free market residential single family homes located on Parcel 2 in 8,000 square
feet of floor area.
12 parking spaces at-grade spaces on Parcel 1.
4 garage parking spaces, 2 spaces per single family home, on Parcel 2; and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Building Department, Fire
Protection District, Environmental Health Department, Parks Department, Aspen/Pitkin County
Housing Authority, Public Works Department, and the Transportation Department as a result of
the Development Review Committee meeting; and,
WHEREAS, pursuant to Section 26.470.040.C.7, Affordable Housing, of the Land Use
Code, a recommendation from the Aspen/Pitkin County Housing Authority is required and a
recommendation for approval by the board was provided at their November 5, 2014, regular
meeting; and,
WHEREAS, said referral agencies and the Aspen Community Development Department
reviewed the proposed Application and recommended continuation; and,
WHEREAS, pursuant to Chapter 26.445 of the Land Use Code, Planned Development -
Project Review approval may be granted by the City Council at a duly noticed public hearing
after considering recommendations by the Historic Preservation Commission, the Community
Development Director, and relevant referral agencies; and,
WHEREAS, pursuant to Chapter 26.480 of the Land Use Code, Subdivision approval
may be granted by the City Council at a duly noticed public hearing after considering
recommendations by the Historic Preservation Commission, the Community Development
Director, and relevant referral agencies; and,
WHEREAS, all required public noticing was provided as evidenced by an affidavit of
public notice submitted to the record, a public open house was provided by the applicant to meet
the requirements of Land Use Code Section 26.304.035, and the public was provided a thorough
and full review of the proposed development; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at a duly
noticed public hearing on December 3, 2014, continued from November 12, 2014,during which
the recommendations of the Community Development Director and comments from the public
were requested and heard by the Historic Preservation Commission, and the Commission; and,
WHEREAS, during a duly noticed public hearing on December 3, 2014, the Historic
Preservation Commission approved Resolution __, Series of 2014, by a __________ vote
granting Conceptual Major Development approval, Conceptual Commercial Design approval,
Demolition approval, Residential Design Standard variances, and Growth Management approval,
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Molly Gibson Lodge
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Reso No.__, Series 2014
Page 3 of 11
and recommending City Council approve the Molly Gibson Application and all necessary land
use reviews, as identified herein, with the recommended conditions of approval listed
hereinafter.
NOW, THEREFORE BE IT RESOLVEDBY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1:Approvals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby recommends City Council grant the Molly Gibson
Planned Development – Project Review approval and Subdivision approval, subject to the
recommended conditions of approval as listed herein. The approved dimensions are attached as
Exhibit A.
The applicant is required to verify existing and proposed floor area and net livable calculations
with the Zoning Officer prior to Planned Development – Project Review by City Council.
Section 2: Subsequent Reviews
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Applicant is required to obtain Final Commercial Design Review, Major Development Review –
Final for properties located within the Historic District, and Planned Development – Detail
Review following approval of the reviews outlined herein. The applicant shall combine these
applications, and they shall be made no later than one (1) year following City Council approval
of the reviews outlined herein.
Section 3: Historic Preservation Reviews
Major Development- Conceptual for properties located within a Historic District and Demolition
for properties located within a Historic District are granted for Parcel 1 of the Molly Gibson
PUD and Parcel 2 of the 125 West Main Street Historic Landmark Lot Split.
Section 4: Growth Management Allotments
4.1 Reconstruction Credits. Based on the existing Molly Gibson Lodge development, the
Applicant represents the following reconstruction credits, to be verified by the Zoning
Officer, pursuant to Land Use Chapter 26.470
a. A total of 54 lodging bedrooms, equating to 108 lodge pillows, is credited toward the
Project’s lodge GMQS allotment request.
b. 1 unit of affordable housing.
4.2 Growth Management Allotments. The following growth management allotments are granted
to the Molly Gibson Lodge:
a. 10 lodging bedrooms = 20 lodging pillows. Added to the reconstruction credits, the
project represents 64 lodging bedrooms or 128 pillows.
b. 3 free market residential allotments.
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Section 5: Affordable Housing
5.1 Mitigation Requirements. The project is proposed to include one one-bedroom affordable
housing unit. The mitigation required for the project is as follows:
Affordable Housing replacement:
Replace existing one-bedroom affordable housing unit which generate 1.75 FTEs with an
onsite one-bedroom affordable housing unit which generates 1.75 FTEs.
Lodge:
Mitigate for the additional 10 lodge bedrooms @ 30.8%
10 lodge bedrooms * 0.3 FTEs = 3 FTEs generated
3 FTEs @ 10% mitigation = 0.3 FTEs required mitigation for lodge
Free-Market Residential:
Provide 10% of free-market residential square feet as affordable housing
12,555 sq ft * 10% = 1,255 square feet net livable area required as affordable housing
To convert to FTEs- 1,255/400 sf net livable per FTE = 3.14 FTEs
The applicant proposes Affordable Housing Credits equal to 3.44 FTEs at a Category 4 or
lower to mitigate the Lodge and Free Market Residential requirements. A one bedroom unit
that is Category 2 is proposed onsite to mitigate the demolition of the existing onsite one
bedroom unit.
5.2Affordable Housing Conditions. The affordable housing rental unit shall be deed restricted at
Category 2, and shall meet the following conditions:
a. The unit shall be deed restricted at Category 2.
b. All tenants shall be approved by APCHA prior to occupancy.
c. The hotel has the right-of-first refusal to place a qualified tenant in the unit upon approval
from APCHA.
d. Employees of the hotel will be exempt from maximum assets and maximum income for the
on-site unit; however, the tenants cannot own any other property within the ownership
exclusion zone and must work full time as defined in the APCHA Guidelines.
e. Minimum occupancy shall be obtained for each unit (one qualified employee per
bedroom).
f. The unit cannot be vacant for longer than 45 days, unless APCHA is notified as to why the
unit has been left vacant. If an employee of the lodge is not interested in renting the unit, a
qualified tenant based on the APCHA Guidelines shall be allowed to rent the unit.
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g. The deed restriction shall be recorded for the affordable housing unit prior to Certificate of
Occupancy (CO) of the free-market component. The CO for the affordable housing unit
shall be issued at the same time or prior to the CO for the lodge, free-market residential
units, and commercial space.
h. The Condominium Declaration shall include language, to be reviewed and approved by
APCHA, that should the affordable housing unit become an ownership unit:
a. The unit will be sold through the lottery system.
b. The dues will be based on the assessed value of the deed-restricted unit vs. the free-
market unit as well as the square footage of the units;
c. No common expenses will be charged to the deed-restricted owners, unless
approved by APCHA, especially the common expenses associated with the lodge.
Section 6: Planned Development – Detail Review
In addition to the general documents required as part of a Planned Development – Detail Review,
the following items shall be required as part of the Application’s Planned Development – Detail
Review:
a. An Outdoor Lighting Plan, pursuant to section 26.575.150.
b. An existing and proposed Landscaping Plan, identifying trees with diameters and values.
c. A draft Construction Management Plan.
d. A snow storage and snow shedding plan. Snow is not permitted to shed off roofs onto
neighboring properties. Demonstrate that any snow which sheds off roofs will remain
on-site.
e. Preservation of the historic fence on Lot 2 of 125 West Main Street Historic Landmark
Lot Split.
f. A completed Transportation Impact Analysis.
g. Confirmation from the Aspen Consolidated Sanitation District that the 0’ rear yard
setback is constructible without damage to the sanitation sewer lines in the alley.
Section 7: Subdivision/PD Plat and Agreement
The Applicant shall submit a Subdivision/PD agreement (hereinafter “Agreement”) that meets
the requirements of the Land Use Code within 180 days of final approval. The 180 days shall
commence upon the granting of Final Commercial Design, Final Major Devleopment and Planned
Development – Detail Review approvals by the Historic Preservation Commission. The
recordation documents shall be submitted in accordance with the requirements of Section 26.490
Approval Documents of the Land Use Code.
a. In accordance in Section 26.490.040, Approval Documents Content and Form, the
following plans are required in the Approved Plan Set:
1. Final Commercial and Historic Design Review/ Architectural Character
Plan.
2. Planned Development Project and Detail Review Plans.
3. Public Infrastructure Plan.
4. Final Transportation Impact Analysis (TIA).
b. In accordance with Section 26.490.050, Development Agreements, a Development
Agreement shall be entered into with the City.
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c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the
applicant shall provide a site protection guarantee and a site enhancement guarantee.
d. In accordance with Section 26.490.070, Performance Guarantees, the following
guarantees are required in an amount equal to 150% of the current estimated cost of the
improvement:
1. Landscape Guarantee.
2. Public Facilities and Public Infrastructure Guarantee.
3. Storm Water and Drainage Improvements Guarantee.
Section 8: Engineering Department
The Applicant’s design shall be compliant with all sections of the City of Aspen Municipal
Code, Title 21 and all construction and excavation standards published by the Engineering
Department.
8.1 Drainage: The project shall meet the Urban Runoff Management Plan Requirements and
Engineering Design Standards.
8.2 Sidewalk/Curb/Gutter: All sidewalk curb and gutter shall meet the Engineering Standards of
City of Aspen Municipal Code Title 21.
a. The minimum sidewalk width on Main and Garmisch Streets is 8 ft, detached. The
minimum width of the planting strip is 5 ft. It is understood that potential conflicts may
limit the sidewalk width and or planting strip width. While the applicant should attempt
to achieve the code width, the sidewalk width can be reduced to 6 ft where conflicts exist,
subject to approval by the Parks and Engineering Departments.
a) The Hopkins sidewalk is in a residential area and therefore, the minimum sidewalk width
is 5 ft, detached. The minimum width of the planting strip is 5 ft.
b) Curb and gutter likely needs to be replaced except for the new curb and gutter on
Hopkins Ave. The turning radius may need to be address at the intersection of Main and
Garmisch Streets.
8.3 Excavation Stabilization: Due to the proximity of the neighboring property and the
excavation of the building, an excavation stabilization plan shall be submitted to the
Engineering Department prior to building permit submittal.
8.4 CMP: The Construction Management Plan shall describe mitigation for: parking,
staging/encroachments, and truck traffic.
8.5 Snow Storage: A minimum functional area equaling 30% of the paved area shall be
provided contiguous to the paved and designed to accommodate snow storage. For heated areas,
the functional area can be reduced to 10%.
8.6 Parking: parking must be located within the property boundary. Parallel parking is required
for Garmisch Street. At least one signed loading zone parking space is permitted for Garmisch
Street. Additional spaces are subject to approval by the Engineering and Parking Department.
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Section 9: Fire Mitigation
All codes adopted by the Aspen Fire Protection District shall be met, subject to review and
approval by the Fire Marshall.
Section 10: Parks Department
Tree removal permits are required prior to issuance of a building permit for any demolition or
significant site work. Mitigation for removals must be met by paying cash in lieu, planting on
site, or a combination of both, pursuant to Chapter 13.20 of the City Municipal Code.
Significant mitigation is required due to the large amount of trees that are on both of the
properties that appears will need to be removed. We would like to see a detailed landscape plan
that shows all trees with the DBH (diameter at breast height) that they want to remove as well as
a proposed planting plan.
A tree protection plan indicating the drip lines of each individual tree or groupings of trees
remaining on site shall be included in the building permit application for any demolition or
significant site work. The plan shall indicate the location of protective zones for approval by the
City Forester and prohibit excavation, storage of materials, storage of construction backfill,
storage of equipment, and access over or through the zone by foot or vehicle. The municipal
code requirements regarding tree protection fencing being required & the excavation, storage of
material, construction backfill, equipment, foot or vehicle traffic being prohibited is applicable.
Section 11: Aspen Consolidated Sanitation District Requirements
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
• All clear water connections are prohibited (roof, foundation, perimeter, patio drains)
including trench drains for the entrances to underground parking garages.
• On-site drainage and landscaping plans require approval by the district, must
accommodate ACSD service requirements and comply with rules, regulations and
specifications.
• On-site sanitary sewer utility plans require approval by ACSD.
• Oil and Grease interceptors are required for all new and remodeled food processing
establishments.
• Plans for interceptors, separators and containment facilities require submittal by the
applicant and approval prior to a building permit application.
• Plumbing plans for the pool and spa areas require approval of the drain size by the
district.
• Glycol snowmelt and heating systems must have containment provisions and must
preclude discharge to the public sanitary sewer system.
• When new service lines are required for existing development the old service lines (3)
must be excavated and abandoned at the main sanitary sewer line according to specific
ACSD requirements and prior to all soil stabilization activities.
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• Below grade development will require installation of a pumping system.
• Generally one tap is allowed for each building. Shared service line agreements may be
required where more than one unit is served by a single service line.
• Permanent improvements are prohibited in areas covered by sewer easements or right of
ways to the lot line of each development.
• All ACSD total connection fees must be paid prior to the issuance of any permits. Peg in
our office can develop an estimate for this project once detailed plans have been made
available to the district.
• Where additional development would produce flows that would exceed the planned
reserve capacity of the existing system (collection system and or treatment system) an
additional proportionate fee will be assessed to eliminate the downstream collection
system or treatment capacity constraint. Additional proportionate fees would be collected
over time from all development in the area of concern in order to fund the improvements
needed.
• Due to the depth of the main sewer line in the alley and the need to replace this sewer line
in the future, the District would not support the applicants request for an exemption to
vacate the five foot setback requirement from the alley lot lines.
• The district will be able to respond with more specific comments and requirements once
detailed building and utility plans are available.
Section 12: Environmental Health Department
The State of Colorado mandates specific mitigation requirements with regard to asbestos.
Additionally, code requirements to be aware of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise abatement
and pool designs. The trash enclosures for Parcel 1 have received approval by the Environmental
Health Department for an enclosure that is 9’ 8.5’ x 20’ for the trash and recycling receptacles.
This area is within the property line and is not encroaching on the alley
The trash and recycling for Parcel 2 (the single family residences) shall be located on Parcel 2.
Section 13: Transportation Department
The applicant shall update the Transportation Impact Analysis report for approval by the
Transportation Department prior to Detailed Review. Consideration for the BRT bus stop shall
be considered in the Construction Management Plan.
Section 14: Water/Utilities Department
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and
with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of
the Aspen Municipal Code, as required by the City of Aspen Water Department. All Water
System Distribution standards in place at the time of building permit shall apply, and all tap fees
will be assess per applicable codes and standards. Utility placement and design shall meet
adopted City of Aspen standards.
Section 16: Outdoor Lighting and Signage
All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code.
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Section 17: Public Amenity Spaces
The Applicant has committed to providing ground floor public amenity spaces. These spaces
shall be permanently accessible by the public.
Section 18: Building Department
The Applicant shall meet all applicable building and accessibility codes in place at the time of
building permit.
Section 19:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 20:
This Resolution shall not affect 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 21:
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.
FINALLY, adopted, passed and approved this 12th day of November, 2014.
Approved as to form: Approved as to content:
__________________________ ______________________________
Deborah Quinn, Assistant City Attorney Willis Pember, Acting Chair
Attest:
_______________________________
Kathy Strickland, Deputy City Clerk
Attachments:
Exhibit A: Approved Dimensional Requirements
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Exhibit A – Approved Dimensional Requirements
Parcel 1 of Molly Gibson PUD (Main Street) and 125 West Main Street Lot 2:
Approved Dimensions
minimum lot size 18,000’
minimum lot width 180’
front yard (Main St.) see site plan - up to 2.5' variance
side yard (Garmisch) see site plan- up to 0' variance
side yard ( west) 3.5’
rear (alley) see site plan- up to 0' variance
maximum height 32'
public amenity 1,869 or 10%
trash access area 20w x 9' 8.5" d x open to sky
minimum off-street
parking spaces 12 (Current deficit maintained)
cumulative floor area (1.5:1) 26,959 sf
lodge floor area (1.37:1) 24,672 sf
affordable housing floor
area 644 sf
free market residential
floor area 1,510 sf
average lodge unit size 304 sf
number of lodge units 64
number of
pillows/bedrooms 128
lodge net livable area 19,151 sf
max net livable area for
free market residential 1,433
affordable housing net
livable area 607 sf
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Parcel 2 of Molly Gibson PUD (Hopkins Ave.):
Approved Dimensions
minimum lot size 9,002 sf
minimum lot width 90’
front yard (Hopkins
Ave.) 10’
side yard (east) 7’
side yard ( west) 7’
rear (alley) 10’
distance between
buildings 10’
maximum height 25’
maximum % site
coverage 51.3%
allowable floor area
total 8,000 sf or 4,000 sf per
single family residence
minimum off-street
parking spaces 4
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 1 of 10
Exhibit A – Planned Development (PD) Review
26.445.010. Purpose.
The purpose of Planned Development review is to encourage flexibility and innovation in the
development of land which:
A. Promotes the purposes, goals and objectives of applicable adopted regulatory plans.
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
existing and future surrounding land uses than would be possible through the strict application of
the zone district provisions.
C. Preserves natural and man-made site features of historic, cultural or scenic value.
D. Promotes more efficient use of land, public facilities and governmental services.
E. Incorporates an appropriate level of public input to the planning process to ensure
sensitivity to neighborhood and community goals and objectives.
F. Promotes safe and convenient transit, pedestrian, bicycle and vehicular access and circulation.
G. Allows the development of mixed land uses through the encouragement of innovative design
practices that warrant variations from the standard permitted zone district land uses and
dimensional requirements.
26.445.050. Project Review Standards.
The Project Review shall focus on the general concept for the development and shall outline any
dimensional requirements that vary from those allowed in the underlying zone district. The
burden shall rest upon an applicant to show the reasonableness of the development application
and its conformity to the standards and procedures of this Chapter and this Title. The underlying
zone district designation shall be used as a guide, but not an absolute limitation, to the
dimensions which may be considered during the development review process. Any dimensional
variations allowed shall be specified in the ordinance granting Project Approval. In the review
of a development application for a Project Review, the Planning and Zoning Commission or the
Historic Preservation Commission, as applicable, and City Council shall consider the following:
A. Compliance with Adopted Regulatory Plans. The proposed development complies
with applicable adopted regulatory plans.
Staff Findings: The property is not subject to any regulatory plans. Staff finds this criterion is
not applicable.
B. Development Suitability. The proposed Planned Development prohibits development
on land unsuitable for development because of natural or man-made hazards affecting the
property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep,
rock falls, rock slides, mining activity including mine waste deposit, avalanche or snowslide
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
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areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could
harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable
for development if adequate mitigation techniques acceptable to the City Engineer are proposed
in compliance with Title 29 – Engineering Design Standards. Conceptual plans for mitigation
techniques may be accepted for this standard. The City Engineer may require specific designs,
mitigation techniques, and implementation timelines be defined as part of the Detailed Review
and documented within a Development Agreement.
Staff Findings: Both Parcel 1 and 2 of the Molly Gibson PUD currently contain a lodge
development. The vacant lot adjacent to Parcel 1 on Main Street does not contain development
but is a relatively flat site. The Engineering Department outlined specific information needed to
comply with the Engineering Design Standards including URMP, snow storage, curb and gutter,
etc. (see DRC comments). These comments are incorporated into the draft Resolution as
conditions of approval that are required to be defined as part of the Detailed Review and
documented within a Development Agreement. Changes to the project that result from
compliance with the Engineering Design Standards may require an amendment to the PD
approval. Staff finds this criterion is met with conditions.
C. Site Planning. The site plan is compatible with the context and visual character of the
area. In meeting this standard, the following criteria shall be used:
1. The site plan responds to the site’s natural characteristics and physical constraints such as
steep slopes, vegetation, waterways, and any natural or man-made hazards and allows
development to blend in with or enhance said features.
Staff Findings: The site is currently developed is a hotel and includes extensive hardscape. The
applicant proposes a landscape plan that blends into the neighborhood. Staff finds this
criterion is met.
2. The project preserves important geologic features, mature vegetation, and structures or
features of the site that have historic, cultural, visual, or ecological importance or
contribute to the identity of the town.
Staff Findings: There are no known geologic features or features with historic, cultural, or
ecological significance on the site. There is some vegetation on the site which will be removed to
accommodate construction. A proposed landscape plan is included in the application. Staff finds
this criterion is met.
3. Buildings are oriented to public streets and are sited to reflect the neighborhood context.
Buildings and access ways are arranged to allow effective emergency, maintenance, and
service vehicle access.
Staff Findings: The buildings on both parcels are oriented toward the street to reflect the
pattern of development along Main Street, Garmisch Street and Hopkins Avenue. Both parcels
are accessible by an alley. Staff finds this criterion is met.
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 3 of 10
D. Dimensions. All dimensions, including density, mass, and height shall be established
during the Project Review. The proposed dimensions are below:
Table 1: Parcel 1 (Main Street) Blue indicates variation request
existing allowed in MU/LP proposed
minimum lot size 15,000 3,000 18,000
minimum lot width 150 30 180
front yard (Main St.) 0' 10' or
5' with Special review
see site plan - up to 2.5'
variance
side yard (Garmisch) 0' 5' see site plan- up to 0'
variance
side yard ( west) 3.5' 5' 5'
rear (alley) 2' 5' see site plan- up to 0'
variance
maximum height 25' - 30' 28' - 32' with Special
Review 32'
public amenity 0 1,800 or 10% 1,869 or 10%
trash access area 20w x 20d x 10h 20w x 9' 8.5" d x open to
sky
minimum off-street parking
spaces
5 (Current deficit
of 22) 12 12 (Current deficit
maintained)
cumulative floor area 21,847 total for
both parcels
1:1 (18,000) or
1.25:1 (22,500) with
Special Review
26,959
lodge floor area
About 20,847
total for both
parcels
.75:1 (13,500) or
1:1 (18,000) with
Special Review
(1.37:1) 24,672
affordable housing floor area 802 n/a 644
free market residential floor
area n/a 0.5:1 (9,000) 1,510
average lodge unit size 308 sf n/a 299
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 4 of 10
existing allowed in MU/LP proposed
number of lodge units 53 n/a 64
number of pillows/bedrooms 108 n/a 128
lodge net livable area 16,338 n/a 19,151
maximum net livable area
for free market residential n/a 2,000 1,433
affordable housing net
livable area 706 sf n/a 607 sf
Table 2: Parcel 2 (Hopkins Avenue) Blue indicates variation request
existing allowed in R-6 proposed
minimum lot size 9,002 6,000 9,002
minimum lot width 90 30 90
front yard (Hopkins Ave.) 2 10 10
side yard (east) 5 10 5
side yard ( west) 5 10 5
rear (alley) 10 10 10
distance between buildings n/a 10 10
maximum height 25' - 30' 25 25
maximum % site coverage 40% 56%
allowable floor area 7,212 total 4,080
total 9,000 or
4,500 sf per single
family residence
minimum off-street
parking spaces 0 4 total (2 spaces for
each single family) 4
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 5 of 10
A development application may request variations to any dimensional requirement of this Title.
In meeting this standard, consideration shall be given to the following criteria:
1. There exists a significant community goal to be achieved through such variations.
Staff Finding: The community will gain a new lodge with updated amenities, rooms, and overall
style. The room sizes are an average of 300 sf. The addition and renovation of existing small
lodges has been at the forefront of community discussion for the past few years. Staff finds this
criterion is met.
2. The proposed dimensions represent a character suitable for and indicative of the primary
uses of the project.
Staff Finding: See response below, criterion 3.
3. The project is compatible with or enhances the cohesiveness or distinctive identity of the
neighborhood and surrounding development patterns, including the scale and massing of
nearby historical or cultural resources.
Staff Finding: Staff has broken the dimensional requirements into the two separate parcels
because they have different underlying zoning and different uses – however, there is one Planned
Development for both properties.
Parcel 1(Main Street) Mixed Use:
The building along Main and Garmisch Streets that houses the lodge, the affordable housing,
and a free market residential unit on an 18,000 sf lot requests the following variation: front yard
setback, side yard (along Garmisch) setback, rear yard setback, trash area variation, lodge floor
area maximum.
Setbacks: The Mixed Use Zone District allows a project to request up to a 5’ front yard
setback through Special Review. The standard requirement is 10’. Only the upper floors of the
lodge building extend beyond the 5’ front yard setback and only by about 2.5’, the lower level
conforms to the 5’ setback. Staff recommends that HPC grant a 5’ setback variation and that
the applicant revise the design to bring the upper floors into conformance with the 5’ setback
requirement.
The building along Garmisch Street conforms with the 5’ required side yard setback, the only
intrusion into the setback is a roof overhang that defines the main entrance. A 0’ setback is
requested for the roof. Staff is supportive of the proposed 0’ setback as it allows a defined
entry into the building which is indicative of the lodge use of the project.
A 0’ rear yard setback variation is requested where 5’ is required for the exterior stair that leads
up to the pool deck and for below grade space. The Sanitation District and Utilities Department
raised concerns about excavating to the property line and conflicts with utilities in the alleyway.
Due to the depth of the sewer line, the Sanitation District does not support the 0’ setback, and
rather requests a 5’ setback be maintained (5’ is the required setback). The building
encroaching into the rear yard setback includes egress stairs, trash areas, and other essential
services along the rear property line. Staff supports the 0’ rear yard setback variation with the
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 6 of 10
condition that the Sanitation District and the Utilities Department review and approve
preliminary construction plans illustrating techniques to construct the 0’ setback without
impacting utilities and sanitation lines prior to Detailed Review.
Lodge Floor Area: The allowable lodge floor area for this parcel is 13,500 sf (0.75:1)
with the ability to increase to 18,000 (1:1) through Special Review. The applicant proposes
about 24,672 sf (1.37:1) of lodge floor area. Staff is supportive of the proposed lodge floor
area variation which is indicative of the small lodge use with a large number of small rooms
on the property. Staff finds that criteria 2 and 3 are met regarding the lodge floor area.
Cumulative Floor Area: The allowable floor area for the entire parcel, considering all
uses, is 18,000 sf with the ability to increase to 22,500 sf through special review. The applicant
proposes 26,959 sf. Staff finds that there is an appropriate trade-offs considering the removal of
the lodge use along Hopkins Avenue. The proposed massing of the lodge, discussed below,
generally fits in with the other lodges along Main Street. The siting of this property adjacent to
Paepcke Park and a few blocks from the central core support this size development which
defines the street corner and creates a transition to downtown. Staff is supportive of the
proposed floor area variation. Staff finds that criteria 2 and 3 are met regarding the lodge
floor area.
Scale of lodge adjacent to 125 West Main Street: The applicant has worked with
planning staff to reduce the size of the lodge building that is located on the newly created vacant
lot adjacent to 125 West Main Street. The newly created lot was subdivided through the historic
landmark lot split process in early 2014. During discussions with the applicant Staff voiced
concerns that the lodge building did not meet the purpose of the historic lot split - which in
addition to removing development pressure from the landmark- the lot split mimics the
traditional type of development and density evidenced in historic Aspen maps. Staff was
concerned that the lodge proposed to merge the 3,000 sf vacant lot to create a 180 sf lot across
Main Street without reference to the traditional development patterns in the historic district. The
applicant revised the section of the lodge building closest to 125 W. Main by reducing the height
to 2 stories and setting the front façade back to align with 125 W. Main. Both of these changes -
dropping the height to 2 stories and setting the building back- start to create a relationship
between the two properties. Staff appreciates these changes and the effort to better relate to the
landmark. Staff recommends that the applicant continue to refine the module closest to the
landmark to strengthen the relationship – scale, height and building elements – while staying
compatible with the lodge building.
Parcel 2: (Hopkins) 2 Single Family Homes:
Free Market Residential Floor Area: Two detached single family homes are proposed
along Hopkins Avenue on a 9,000 sf property. The applicant requests a variation of the
allowable floor area for these homes. The proposed floor area is 9,000 sf total for both homes
(with each home containing about 4,500 sf of floor area). The underlying R-6 zone district
allows a maximum of 4,080 sf of floor area total for both homes. The Lodge Preservation
Overlay calculates the allowable free market residential floor area for a lodge project as a
percentage of the lodge and affordable housing net livable area. Based on this calculation the
allowable floor area for free market residential is about 11,850 sf of floor area. The total free
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 7 of 10
market residential proposed for the entire project (3 units) is 10,510 sf. Staff recognizes that
there may need to be a variation from the 4,080 sf requirement especially considering the project
is below the free market floor area allowed using the Lodge Preservation Overlay; however the
homes need to fit into the context of the neighborhood.
The primary concern regarding the size of the homes is neighborhood context. . A multi-family
residential building is located across Hopkins Street (the Holiday House) however the majority
of the block comprises mostly 19th century landmarks. The large size of the homes make it
impossible to meet certain Code requirements that relate to neighborhood context: for example,
side yard setback variations, site coverage variations, and Residential Design Standard
variances are requested.
The requested floor area variation impacts the ability of the 2 new homes to meet the Residential
Design Standards, specifically the requirement for a one story element, which would help the
new buildings better relate to the neighborhood context. Staff understands that there needs to be
some flexibility in the size of the single family homes as a product of the lodge redevelopment but
not to the detriment of the neighborhood. Staff finds that the criteria 2 and 3 are not met and
recommends that the applicant reduce the size of the single family residences to better relate to
the neighborhood and to be indicative of the single family residential use.
Sideyard Setbacks and Maximum Site Coverage: The applicant requests variances for
side yard setbacks on both the east and west where 5’ is provided and 10’ is required. A
variance for maximum site coverage is also requested where 40% is the maximum is 56% is
proposed. The requested floor area variation impacts the ability of the 2 new homes to meet
these requirements, which would help the new buildings better relate to the neighborhood
context. Staff finds that the criteria 2 and 3 are not met and recommends that the applicant
meet the setback and site coverage requirement to better relate to the neighborhood and to be
indicative of the single family residential use.
4. The number of off-street parking spaces shall be established based on the
probable number of cars to be operated by those using the proposed development and the
nature of the proposed uses. 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, and the potential for
joint use of common parking may be considered when establishing a parking
requirement.
Staff Finding: The applicant represents that the parking requirement is met onsite. In addition,
a RFTA bus stop is located across the street, and a wecycle station is in close proximity.
The project is allowed to maintain an existing deficit of parking. Parcel 1 does not have any
onsite parking. The lodge currently uses head-in parking along Garmisch Street. Parcel 2 has 5
onsite parking spaces accessed off of the alley. The Code allows the parking on Parcel 2 to be
applied to Parcel 1; therefore the entire project has an existing deficit of 22 spaces, which is
allowed to be maintained.
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Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 8 of 10
Parcel 1 proposes 12 onsite parking spaces to be accessed off of the alley. The Code requires 34
spaces for the lodge (64 rooms *0.5= 32 spaces), free market residential unit (1 space required),
and the affordable housing unit (1 space required). Considering the ability to maintain the
existing deficit, 12 spaces are required for Parcel 1 (34 required – 22 deficit = 12 spaces). Staff
finds that the applicant meets this requirement.
Parcel 2 proposes garages for both single family homes, each parking 2 cars. The Code requires
2 parking spaces per single family residence, which is met in the proposal. Staff finds that the
parking requirements are met.
5. The Project Review approval, at City Council’s discretion, may include specific
allowances for dimensional flexibility between Project Review and Detailed Review.
Changes shall be subject to the amendment procedures of Section 26.445.110 –
Amendments.
Staff Finding: This criterion is not applicable at this time.
E. Design Standards. The design of the proposed development is compatible with the
context and visual character of the area. In meeting this standard, the following criteria shall be
used:
1. The design complies with applicable design standards, including those outlined in
Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design
Standards, and Chapter 26.415, Historic Preservation.
Staff Finding: Exhibits D and E specifically addresses the applicable design standards. Staff
finds that the review criteria for both parcels are not met and recommends a restudy of specific
aspects of the project as described in the attached exhibits.
2. The proposed materials are compatible with those called for in any applicable design
standards, as well as those typically seen in the immediate vicinity. Exterior materials are
finalized during Detailed Review, but review boards may set forth certain expectations or
conditions related to architectural character and exterior materials during Project Review.
Staff Finding: Staff finds that the proposed materials – wood siding, glass and metal- are
appropriate for the Main Street historic district and for the residential context along Hopkins
Avenue. These materials are consistent with traditional building in the historic district but with
a contemporary application. Staff finds this criterion is met.
F. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle,
and transit facilities. These facilities and improvements shall be prioritized over vehicular
facilities and improvements. Any vehicular access points, or curb cuts, minimize impacts on
existing or proposed pedestrian, bicycle, and transit facilities. The City may require specific
designs, mitigation techniques, and implementation timelines be defined as part of the Detailed
Review and documented within a Development Agreement.
Staff Finding: The applicant proposes to replace sidewalks and curb and gutter in accordance
with City requirements. The existing head in parking will be removed and replaced with parallel
parking and a detached sidewalk. Staff finds this criterion is met.
P42
III.A.
Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 9 of 10
G. Engineering Design Standards. There has been accurate identification of engineering
design and mitigation techniques necessary for development of the project to comply with the
applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the
City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require
specific designs, mitigation techniques, and implementation timelines be defined as part of the
Detailed Review and documented within a Development Agreement.
Staff Finding: The Engineering Department has major concerns about the construction impacts
of this project regarding staging, construction phases, parking and truck traffic, and requests a
preliminary construction management plan be submitted prior to City Council review. This is
added as a condition of approval. Staff finds that this criterion is met with conditions.
H. Public Infrastructure and Facilities. The proposed Planned Development shall
upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be
at the sole costs of the developer. The City Engineer may require specific designs, mitigation
techniques, and implementation timelines be defined as part of the Detailed Review and
documented within a Development Agreement.
Staff Finding: The applicant represents that they will upgrade public infrastructure as needed to
serve the project and the public. This is included as a condition of approval. Staff finds that this
criterion is met with conditions.
I. Access and Circulation. The proposed development shall have perpetual unobstructed
legal vehicular access to a public way. A proposed Planned Development shall not eliminate or
obstruct legal access from a public way to an adjacent property. All streets in a Planned
Development retained under private ownership shall be dedicated to public use to ensure
adequate public and emergency access. Security/privacy gates across access points and
driveways are prohibited.
Staff Finding: Both parcels have access from an alleyway and from a public street. There are
no gates proposed. Staff finds that this criterion is met.
26.445.060. Use Variation Standards.
A development application may request variations in the allowed uses permitted in the zone
district. The burden shall rest upon an Applicant to show the reasonableness of the request and
its conformity to the standards and procedures of this Chapter and this Title. The permitted and
conditional uses allowed on the property according to its zoning shall be used as a guide, but not
an absolute limitation, to the land uses which may be considered during the review. Any use
variation allowed shall be specified in the ordinance granting Project Review approval. In the
review of a development application for a Project Review, the Planning and Zoning Commission
or the Historic Preservation Commission, as applicable, and City Council shall consider the
following standards related to Use Variations:
A. The proposed use variation is compatible with the character of existing and planned land
uses in the project and surrounding area. In meeting this standard, consideration shall be given
P43
III.A.
Exhibit A – PD – Project Review
101 W. Main Street, Molly Gibson Lodge
11/12/14
Page 10 of 10
to the existence of similar uses in the immediate vicinity, as well as how the proposed uses may
enhance the project or immediate vicinity.
B. The proposed use variation is effectively incorporated into the project’s overall mix of
uses. In meeting this standard, consideration shall be given to how the proposed uses within a
project will interact and support one another.
C. The location, size, design, and operating characteristics of the proposed use variation
minimizes adverse effects on the neighborhood and surrounding properties.
D. The proposed use variation complies with applicable adopted regulatory plans.
Staff Findings: The Applicant is not proposing any use variations as part of the application.
Staff finds this section is not applicable.
P44
III.A.
Exhibit B – Subdivision Review Criteria
Molly Gibson – 101 W. Main Street
11/12/14
Page 1 of 4
Exhibit B - Subdivision Review Criteria
26.480.010. Purpose.
The purpose of this Chapter is to: (a) assist in the orderly and efficient development of the City;
(b) ensure the proper distribution of development; (c) encourage the well-planned subdivision of
land by establishing standards for the design of a subdivision; (d) safeguard the interests of the
public and the subdivider and provide consumer protection for the purchaser; (e) provide
procedures so that development encourages the preservation of important and unique natural or
scenic features, including but not limited to mature trees or indigenous vegetation, bluffs,
hillsides or similar geologic features or edges of rivers and other bodies of water; and (f) promote
and protect the health, safety and general welfare of the residents of the City of Aspen.
26.480.070. Major subdivisions.
The following subdivisions shall be approved, approved with conditions, or denied by the City
Council, after receiving a recommendation from the Planning and Zoning Commission. Major
subdivisions are subject to Section 26.480.030 – Procedures for Review, the standards and
limitations of Section 26.480.040 – General Subdivision Review Standards, and the standards
and limitations of each type of subdivision, described below. All subdivisions not defined as
administrative or minor subdivisions shall be considered major subdivisions.
A. Land Subdivision. The division or aggregation of land for the purpose of creating
individual lots or parcels shall be approved, approved with conditions, or denied according to the
following standards:
1. The proposed subdivision complies with the requirements of Section 26.480.040 –
General Subdivision Review Standards.
Staff Finding: Staff finds that the review criteria below are met.
26.480.040. General subdivision review standards.
All subdivisions shall be required to conform to the following general standards and
limitations in addition to the specific standards applicable to each type of subdivision:
A. Guaranteed Access to a Public Way. All subdivided lots must have perpetual
unobstructed legal vehicular access to a public way. A proposed subdivision shall not
eliminate or obstruct legal vehicular access from a public way to an adjacent property.
All streets in a Subdivision retained under private ownership shall be dedicated to public
use to ensure adequate public and emergency access. Security/privacy gates across
access points and driveways are prohibited.
All lots have alleyway and street access. There are no gates proposed.
B. Alignment with Original Townsite Plat. The proposed lot lines shall
approximate, to the extent practical, the platting of the Original Aspen Townsite, and
P45
III.A.
Exhibit B – Subdivision Review Criteria
Molly Gibson – 101 W. Main Street
11/12/14
Page 2 of 4
additions thereto, as applicable to the subject land. Minor deviations from the original
platting lines to accommodate significant features of the site may be approved.
The combination of two lots along Main Street, that are already part of the original
townsite plat, are aligned with the townsite.
C. Zoning Conformance. All new lots shall conform to the requirements of the
zone district in which the property is situated, including variations and variances
approved pursuant to this Title. A single lot shall not be located in more than one zone
district unless unique circumstances dictate. A rezoning application may be considered
concurrently with subdivision review.
The newly created lot along Main Street will be part of the Molly Gibson Planned
Development. The site specific approval defines dimensional requirements.
D. Existing Structures, Uses, and Non-Conformities. A subdivision shall not
create or increase the non-conformity of a use, structure or parcel. A rezoning application
or other mechanism to correct the non-conforming nature of a use, structure, or parcel
may be considered concurrently.
The subdivision does not create or increase a non-conformity.
2. The proposed subdivision enables an efficient pattern of development that optimizes the
use of the limited amount of land available for development.
Staff Finding: The two lots along Main Street proposed to be merged are 15,000 and 3,000 sf in
size. The 3,000 sf lot is vacant and was created through the historic landmark lot split process in
2014. Staff is concerned that the lodge building does not meet the purpose of the historic lot
split - which in addition to removing development pressure from the landmark- the lot split
mimics the traditional type of development and density evidenced in historic Aspen maps. Staff is
concerned that the proposal to merge the 3,000 sf vacant lot to create a large lot (180 ft. of
frontage along Main Street) does not reference the traditional development patterns in the
Historic District. Staff recommends that the applicant refine the design of the two story lodge
module adjacent to 125 W. Main Street to read as a separate building by adding a connecting
element that is setback from the front façade or detaching the module from the main lodge
building. Staff finds that this criterion is met with the condition that the 2 story module
adjacent to the landmark at 125 W. Main Street is restudied to appear detached.
3. The proposed subdivision preserves important geologic features, mature vegetation, and
structures or features of the site that have historic, cultural, visual, or ecological
importance or contribute to the identity of the town.
Staff Finding: The applicant proposes to preserve as many trees on the site as possible; however
most of the trees along Main Street will be removed for the excavation of the basement and the
reconstruction of the sidewalk, curb and gutter. A historic fence is located across the vacant lot
and 125 West Main Street. The fence is historically significant and needs to be preserved –either
P46
III.A.
Exhibit B – Subdivision Review Criteria
Molly Gibson – 101 W. Main Street
11/12/14
Page 3 of 4
in its original location or down the side of the property line. Staff finds that this criterion is met
with the condition that the fence is retained onsite.
4. The proposed subdivision prohibits development on land unsuitable for development
because of natural or man-made hazards affecting the property, including flooding,
mudflow, debris flow, fault ruptures, landslides, rock or soil creep, rock falls, rock slides,
mining activity including mine waste deposit, avalanche or snowslide areas, slopes in
excess of 30%, and any other natural or man-made hazard or condition that could harm
the health, safety, or welfare of the community. Affected areas may be accepted as
suitable for development if adequate mitigation techniques acceptable to the City
Engineer are proposed in compliance with Title 29 – Engineering Design Standards.
Conceptual plans for mitigation techniques may be accepted with specific design details
and timing of implementation addressed through a Development Agreement pursuant to
Chapter 26.490 – Approval Documents.
Staff Finding: The properties are flat sites downtown. Staff finds that this criterion is met.
5. There has been accurate identification of engineering design and mitigation techniques
necessary for development of the proposed subdivision to comply with the applicable
requirements of Municipal Code Title 29 – Engineering Design Standards and the City of
Aspen Urban Runoff Management Plan (URMP). The City Engineer may require
specific designs, mitigation techniques, and implementation timelines be defined and
documented within a Development Agreement.
Staff Finding: The applicant represents that they will meet all required techniques and
standards. Staff finds that this criterion is met.
6. The proposed subdivision shall upgrade public infrastructure and facilities necessary to
serve the subdivision. Improvements shall be at the sole cost of the developer.
Staff Finding: The applicant represents that they will meet this requirement. Staff finds that this
criterion is met.
7. The proposed subdivision is exempt from or has been granted all growth management
approvals pursuant to Chapter 26.470 – Growth Management Quota System, including
compliance with all affordable housing requirements for new and replacement
development as applicable.
Staff Finding: Growth Management is reviewed concurrent with Subdivision Review. Staff
finds that this criterion is met.
8. The proposed subdivision meets the School Land Dedication requirements of Chapter
26.620 and any land proposed for dedication meets the criteria for land acceptance
pursuant to said Chapter.
Staff Finding: The applicant represents that they will meet this requirement. It is included as a
condition of approval in the draft Resolution. Staff finds that this criterion is met.
P47
III.A.
Exhibit B – Subdivision Review Criteria
Molly Gibson – 101 W. Main Street
11/12/14
Page 4 of 4
9. A Subdivision Plat shall be reviewed and recorded in the office of the Pitkin County
Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents.
Staff Finding: The applicant represents that they will meet this requirement. It is included as a
condition of approval in the draft Resolution. Staff finds that this criterion is met.
10. A Development Agreement shall be reviewed and recorded in the office of the Pitkin
County Clerk and Recorder, pursuant to Chapter 26.490 – Approval Documents.
Staff Finding: The applicant represents that they will meet this requirement. It is included as a
condition of approval in the draft Resolution. Staff finds that this criterion is met.
P48
III.A.
Exhibit C
Molly Gibson- 101 W. Main St.
Growth Management
Page 1 of 6
Exhibit C – Staff Findings, Growth Management
26.470.050. General requirements.
A. Purpose: The intent of growth management is to provide for orderly development and
redevelopment of the City while providing mitigation from the impacts said development and
redevelopment creates. Different types of development are categorized below, as well as the
necessary review process and review standards for the proposed development. A proposal may
fall into multiple categories and therefore have multiple processes and standards to adhere to and
meet.
B. General requirements: All development applications for growth management review shall
comply with the following standards. The reviewing body shall approve, approve with
conditions or deny an application for growth management review based on the following
generally applicable criteria and the review criteria applicable to the specific type of
development:
1. Sufficient growth management allotments are available to accommodate the proposed
development, pursuant to Subsection 26.470.030.D. Applications for multi-year
development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet
this standard.
Staff Finding: The applicant requests 20 new lodge pillows and 3 new free market residential
allotments. Staff finds that there are available allotments in the 2014 growth year. Staff finds
that this criterion is met.
2. The proposed development is compatible with land uses in the surrounding area, as well
as with any applicable adopted regulatory master plan.
Staff Finding: The proposed development is consistent with surrounding land uses which
include lodge, residential and affordable housing. There are no applicable regulatory master
plans. Staff finds that this criterion is met.
3. The development conforms to the requirements and limitations of the zone district.
Staff Finding: The development is requesting a Planned Development site specific approval to
define dimensional requirements. Staff finds that this criterion is met.
4. The proposed development is consistent with the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval and the
Planned Development – Project Review approval, as applicable.
Staff Finding: Pursuant to the Land Use Code, Staff is processing the Conceptual design
approvals and the Project Review approval concurrent with the Growth Management review.
Staff finds that this criterion is met.
P49
III.A.
Exhibit C
Molly Gibson- 101 W. Main St.
Growth Management
Page 2 of 6
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees
generated by the additional commercial or lodge development, according to Subsection
26.470.100.A, Employee generation rates, are mitigated through the provision of
affordable housing. The employee generation mitigation plan shall be approved pursuant
to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the
Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may
choose to provide mitigation units at a lower category designation. If an applicant
chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to
Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90
Criteria for Administrative Extinguishment of the Certificate.
Staff Finding: See review criteria below specific to lodge development.
6. Affordable housing net livable area, for which the finished floor level is at or above
natural or finished grade, whichever is higher, shall be provided in an amount equal to at
least thirty percent (30%) of the additional free-market residential net livable area, for
which the finished floor level is at or above natural or finished grade, whichever is
higher.
Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable
housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County
Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower category designation. Affordable housing units that are being
provided absent a requirement ("voluntary units") may be deed-restricted at any level of
affordability, including residential occupied. If an applicant chooses to use a Certificate
of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate
shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative
Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100
Employee/Square Footage Conversion.
Staff Finding: See review criteria below specific to lodge development.
7. The project represents minimal additional demand on public infrastructure, or such
additional demand is mitigated through improvement proposed as part of the project.
Public infrastructure includes, but is not limited to, water supply, sewage treatment,
energy and communication utilities, drainage control, fire and police protection, solid
waste disposal, parking and road and transit services.
Staff Finding: The applicant represents an intention to accommodate all impacts on
infrastructure. Staff finds this criterion is met.
26.470.070 Planning and Zoning Commission applications.
The following types of development shall be approved, approved with conditions or denied by
the Planning and Zoning Commission, pursuant to Section 26.470.110, Procedures for review,
and the criteria for each type of development described below. Except as noted, all growth
management applications shall comply with the general requirements of Section 26.470.050.
Except as noted, the following types of growth management approvals shall be deducted from
P50
III.A.
Exhibit C
Molly Gibson- 101 W. Main St.
Growth Management
Page 3 of 6
the respective development ceiling levels but shall not be deducted from the annual development
allotments. Approvals apply cumulatively. Growth Management approvals for Subsections
26.470.080(6-10) shall be deducted from the respective annual development allotments.
26.470.70.4 Affordable housing. The development of affordable housing deed-restricted in
accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on the
following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be
required for this standard. The Aspen/Pitkin County Housing Authority may choose to
hold a public hearing with the Board of Directors.
Staff Finding: APCHA is supportive of the proposed affordable housing unit with conditions.
The recommendation is attached in Exhibit G.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly
built units or buy-down units. Off-site units shall be provided within the City limits.
Units outside the City limits may be accepted as mitigation by the City Council, pursuant
to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a
cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a
recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation
requirement is one (1) or more units, a cash-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing
Credit may be used to satisfy mitigation requirements by approval of the Community
Development Department Director, pursuant to Section 26.540.080 Extinguishment of
the Certificate. Required affordable housing may be provided through a mix of these
methods.
Staff Finding: The applicant proposes an onsite unit to replace the existing onsite affordable
housing unit. Affordable housing credits are proposed as mitigation for the new lodge and free
market residential. Staff finds this criterion is met.
c. Each unit provided shall be designed such that the finished floor level of fifty percent
(50%) or more of the unit's net livable area is at or above natural or finished grade,
whichever is higher. This dimensional requirement may be varied through Special
Review, Pursuant to Chapter 26.430.
Staff Finding: The proposed 1-bedroom unit is entirely above grade, located on the first floor
facing Main Street. Staff finds this criterion is met.
P51
III.A.
Exhibit C
Molly Gibson- 101 W. Main St.
Growth Management
Page 4 of 6
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified
purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The
owner may be entitled to select the first purchasers, subject to the aforementioned
qualifications, with approval from the Aspen/Pitkin County Housing Authority. The
deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to
own the unit and rent it to qualified renters as defined in the Affordable Housing
Guidelines established by the Aspen/Pitkin County Housing Authority, as amended.
The proposed units may be rental units, including but not limited to rental units owned by
an employer or nonprofit organization, if a legal instrument in a form acceptable to the
City Attorney ensures permanent affordability of the units. The City encourages
affordable housing units required for lodge development to be rental units associated with
the lodge operation and contributing to the long-term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin
County or other similar governmental or quasi-municipal agency shall not be subject to
this mandatory "for sale" provision.
Staff Finding: The applicant proposes a rental affordable housing unit, 1-bedroom and 607 sf
net livable area, at the Category 2 level. The unit will be deed restricted in accordance with the
APCHA guidelines related to rental units for employees of the lodge. Staff finds this criterion is
met.
e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for
mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such
non-mitigation affordable housing is eligible to receive a Certificate of Affordable
Housing Credit pursuant to Chapter 26.540.
Staff Finding: n/a.
26.470.70.5 Demolition or redevelopment of multi-family housing.
2. Requirements for demolishing affordable multi-family housing units: In the event a
project proposes to demolish or replace existing deed-restricted affordable housing units, the
redevelopment may increase or decrease the number of units, bedrooms or net livable area such
that there is no decrease in the total number of employees housed by the existing units. The
overall number of replacement units, unit sizes, bedrooms and category of the units shall be
reviewed by the Aspen/Pitkin County Housing Authority and a recommendation forwarded to
the Planning and Zoning Commission.
Staff Finding: The applicant proposes to replace the existing 1-bedroom unit, which houses 1.5
full time equivalents (FTEs) with an onsite 1-bedroom unit, which houses 1.5 FTEs. Staff finds
that the standard is met.
26.470.70.8 Lodge development. The expansion of an existing lodge or the development of a
new lodge shall be approved, approved with conditions or denied by the Planning and Zoning
Commission based on the following criteria:
P52
III.A.
Exhibit C
Molly Gibson- 101 W. Main St.
Growth Management
Page 5 of 6
a. If the project contains a minimum of one (1) lodge unit per five hundred (500) square feet
of lot area, the following affordable housing mitigation standards shall apply:
1) Affordable housing net livable area equaling a percentage, as defined in the unit size
table below, of the additional free-market residential net livable area shall be
mitigated through the provision of affordable housing.
2) A percentage, as defined in the table below, of the employees generated by the
additional lodge, timeshare lodge, exempt timeshare units and associated commercial
development, according to Paragraph 26.470.100.A.1, Employee generation, shall be
mitigated through the provision of affordable housing.
Average Net Livable
Area of Lodge Units
Being Added to the
Parcel
Affordable Housing Net
Livable Area Required
(Percentage of Free-
Market Net Livable
Area)
Percentage of
Employee Generation
Requiring the
Provision of Mitigation
600 square feet or
greater
30% 60%
500 square feet 30% 40%
400 square feet 20% 20%
300 square feet or
smaller
10% 10%
When the average unit size falls between the square-footage categories, the required
affordable housing shall be determined by interpolating the above schedule. For
example, a lodge project with an average unit size of four hundred fifty (450) square
feet shall be required to provide mitigation for thirty percent (30%) of the employees
generated.
Affordable housing units provided shall be approved pursuant to Paragraph
26.470.070.4, Affordable housing, and be restricted to a maximum of a Category 4
rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as
amended. An applicant may choose to provide mitigation units at a lower category
designation.
Staff Finding: The applicant proposes 1 lodge unit per 421 sf of lot area. The average lodge
room size is 299304 sf of net livable area. The applicant proposes to add 11 new lodge units to
the project increasing the existing density from 53 lodge units to 64 lodge units, with an increase
of 10 bedrooms.
A total of 12,524 12,555 sf of net livable area is proposed for 3 free market residential units. At
10% mitigation, 1,2525 sf of net livable area is required as affordable housing. At a rate of 400
sf net livable area = 1 FTE, the total number of FTEs requiring mitigation for the residential
portion is 3.134 FTEs.
P53
III.A.
Exhibit C
Molly Gibson- 101 W. Main St.
Growth Management
Page 6 of 6
At a generation rate of 0.3 employees per lodge bedroom, a total of 3 FTEs are generated by the
lodge (10 new bedrooms * .3 = 3 FTEs). At a 10% mitigation rate, 0.3 FTEs require mitigation
for the lodge portion.
The total required mitigation is (3.134 + 0.3) = 3.434 FTEs at a Category 4 or lower. The
applicant proposes Affordable Housing Credits at a Category 4. Staff finds this criterion is
met.
P54
III.A.
Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 1 of 8
Exhibit D - Commercial Design Standards and HPC Major Development Conceptual for
Parcel 1 (Main Street)
26.412.010. Purpose.
The purpose of commercial design review is to preserve and foster proper commercial district
scale and character and to ensure that the City's commercial areas and streetscapes are public
places conducive to walking. The review standards do not prescribe architectural style, but do
require that certain building elements contribute to the streetscape.
The character of the City's commercial district is largely established by the variety of uses and
the relationship between front facades of buildings and the streets they face. By requiring certain
building elements to be incorporated in the design of new and remodeled buildings, storefronts
are more appealing and can contribute to a well-designed, exciting commercial district.
Accommodation of the automobile within commercial districts is important to the consistency
and quality of pedestrian streetscapes. The standards prescribe certain methods of
accommodating on-site parking to achieve environments conducive to walking.
Acknowledgement of the context that has been established by the existing built environment is
important to protecting the uniqueness of the City. To achieve compatibility, certain standards
require building elements to be influenced by adjoining development, views, pedestrian malls or
sun angles.
Finally, along with creating architecturally interesting and lively primary streets, the pedestrian
nature of downtown can be further enhanced by making alleys an attractive place to walk. Store
entrances and display windows along alleyways are encouraged to augment, while not detracting
from, the pedestrian interest of primary streets.
26.412.050. Review Criteria.
An application for commercial design review may be approved, approved with conditions or
denied based on conformance with the following criteria:
A. The proposed development meets the requirements of Section 26.412.060, Commercial
design standards, or any deviation from the standards provides a more appealing pattern of
development considering the context in which the development is proposed and the purpose of
the particular standard. Unique site constraints can justify a deviation from the standards.
Compliance with Section 26.412.070, Suggested design elements, is not required but may be
used to justify a deviation from the standards.
Staff Findings:
Site design: Overall Staff is supportive of the proposed conceptual design of the Main Street
parcel with the condition that the 2-story module closest to the historic landmark at 125 West
Main Street be restudied to appear separate from the lodge building in an effort to meet the
intent of the historic landmark lot split (below):
P55
III.A.
Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 2 of 8
“The City provides several incentives for residential property owners to divide the square
footage that could be built on a landmark parcel into two separate houses in order to
reduce the size of both buildings, to reduce the size of an addition made to a historic
house and to reinforce the original character of many of Aspen’s neighborhoods, which
has small houses on 3,000 square foot lots.”
The historic landmark lot split intended
the vacant parcel to be used for a
separate detached building. Staff is not
against the proposed combination of the
vacant lot with the current Molly Gibson
parcel with the condition that the two
story element located on the vacant lot be
designed to appear detached from the
lodge. The proposed design also needs
to have a stronger relationship to the
historic landmark through design
elements – windows, front porch,
massing, etc.- as described in Guidelines
11.3, 11.4 and 11.5 below.
11.3 Construct a new building to appear similar in scale with the historic buildings on the
parcel.
• Subdivide larger masses into smaller “modules” that are similar in size to the historic
buildings on the original site.
11.4 Design a front elevation to be similar in scale to the historic building.
• The primary plane of the front should not appear taller than the historic resource.
• The front should include a one story element such as a porch.
11.5 Use building forms that are similar to those of the historic property.
• They should not overwhelm the original in scale.
The proposed building is parallel to Main and Garmisch Streets which meets Guideline 7.1. All
parking is accessed off the alley and the surface parking spaces are concealed behind the lodge
building to meet Guideline 7.3. The primary entrance for the lodge is accessed off of Garmisch
Street, which meets Guideline 7.8 and 7.9. A secondary access is provided on Main Street. The
lodge building is located at the 5’ setback with undulations in the front façade providing a larger
front yard setback.
Staff is concerned about the historic fence along the Main Street in front of the vacant lot (see
photo above) and recommends that the applicant incorporate the fence into the design by either
maintaining it in its current location or relocating it to the side property line between the lodge
and 125 West Main Street to meet Historic Preservation Design Guideline 1.1 below.
Figure 1: 125 West Main Street, 1980. Note the wrought iron fence.
P56
III.A.
Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 3 of 8
1.1 Preserve original fences.
• Replace only those portions that are deteriorated beyond repair. Replacement elements
should match the existing fence.
Building Height, Mass and Scale:
The proposed building is 3 stories in height with the exception of the area closest to the
landmark at the west – with a maximum height of 32’ to the top of the flat roof, not including the
elevator. All floor levels measure 10’. The Mixed Use Zone District allows a maximum height of
28’ with the ability to increase to 32’ through Commercial Design Review by applying Standard
7.13 (below). The proposed building modules along Main Street mimic the 30’ and 60’ widths
common to traditional mining era lot sizes, which is consistent with Guideline 7.15 below.
7.13 A new building or addition should reflect the range and variation in building height of
the Main Street Historic District.
• Refer to the zone district regulations to determine the maximum height limit on the
subject property.
• A minimum second story floor to ceiling height of 9 ft. should be used in a method that is
respectful to historic buildings.
• Additional height, as permitted in the zone district, may be added for one or more of the
following reasons:
o The primary function of the building is civic. (i.e. the building is a Museum,
Performance Hall, Fire Station, etc.)
o Some portion of the property is affected by a height restriction due to its
proximity to a historic resource, or location within a View Plane, therefore relief
in another area may be appropriate.
o To benefit the livability of Affordable Housing units.
o To make a demonstrable (to be verified by the Building Department) contribution
to the building’s overall energy efficiency, for instance by providing improved
daylight.
7.14 Design a new building to appear similar in scale to those in the district during the
mining era.
• Generally, a new building should be one to two stories in height.
7.15 On larger structures, subdivide the mass into smaller “modules” that are similar in
size to single family residences or Victorian era buildings seen traditionally on Main Street.
• Other subordinate modules may be attached to the primary building form.
The lodge building provides variation in height by dropping from three stories to two stories
adjacent to the historic landmark located at 125 West Main Street. A two story module is
proposed at the corner of Garmisch and Main Streets to provide height variation and a more
pronounced entrance into the lobby. The applicant provided context studies in the application
that compare the height of the proposed building to the surrounding neighborhood. Staff is
comfortable with the proposed 3 story lodge building and the height increase to 32’ to
accommodate the lodge redevelopment. The 3 story building defines the street wall and the
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Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 4 of 8
street corner, and then drops to 2 stories along Garmisch at the alley and adjacent to the
landmark at 125 West Main Street. Staff finds that the stepping of the building at the alley, the
corner, and the west edge of the property is appropriate for the context of the neighborhood and
historic district.
B. For proposed development converting an existing structure to commercial use, the
proposed development meets the requirements of Section 26.412.060, Commercial design
standards, to the greatest extent practical. Changes to the façade of the building may be required
to comply with this Section.
Staff Finding: n/a.
C. The application shall comply with the guidelines within the Commercial, Lodging and
Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines that are to
be used in making determinations of appropriateness. The City shall determine when a proposal
is in compliance with the criteria, standards and guidelines. Although these criteria, standards
and guidelines are relatively comprehensive, there may be circumstances where alternative ways
of meeting the intent of the policy objectives might be identified. In such a case, the City must
determine that the intent of the guideline is still met, albeit through alternative means.
Staff Finding: See discussion above.
26.412.060. Commercial Design Standards.
The following design standards, in addition to the commercial, lodging and historic district
design objectives and guidelines, shall apply to commercial, lodging and mixed-use
development:
A. Public Amenity Space. Creative, well-designed public places and settings contribute to
an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and
entertainment atmosphere. Public amenity can take the form of physical or operational
improvements to public rights-of-way or private property within commercial areas.
On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity,
the following standards shall apply to the provision of such amenity. Acceptance of the method
or combination of methods of providing the public amenity shall be at the option of the Planning
and Zoning Commission or the Historic Preservation Commission, as applicable, according to
the procedures herein and according to the following standards:
1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of
uses and activities to occur, considering any expected tenant and future potential tenants
and uses.
Staff Finding: The proposed public amenity is small pockets of space along Main Street and at
the corner of Main and Garmisch Streets where there are undulations in the building plane.
These areas will be used by lodge guests and will activate Main and Garmisch Streets. The
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Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 5 of 8
project provides a total of 1,869 sf of public amenity space, which is 10% of the 18,000 sf lodge
parcel. There is currently no public amenity onsite, so 10% or 1,800 sf of public amenity is
required. Staff finds this criterion is met.
2. The public amenity contributes to an active street vitality. To accomplish this
characteristic, public seating, outdoor restaurant seating or similar active uses, shade
trees, solar access, view orientation and simple at-grade relationships with adjacent
rights-of-way are encouraged.
Staff Finding: Street trees and seating are proposed for the public amenity areas to activate the
street and add vitality. Staff finds this criterion is met.
3. The public amenity and the design and operating characteristics of adjacent structures,
rights-of-way and uses contribute to an inviting pedestrian environment.
Staff Finding: The location of the public amenity space along Main and Garmisch Streets
contributes to the pedestrian environment by creating spaces small seating areas. Staff finds
this criterion is met.
4. The proposed amenity does not duplicate existing pedestrian space created by malls,
sidewalks or adjacent property, or such duplication does not detract from the pedestrian
environment.
Staff Finding: The proposed amenity space does not duplicate existing spaces. Rather it
provides a positive and creative addition to Main Street and Garmisch Street where there are
currently no public amenity spaces. Staff finds this criterion is met.
5. Any variation to the design and operational standards for public amenity, Subsection
26.575.030.F., promotes the purpose of the public amenity requirements.
Staff Finding: The project does not require a variation from the public amenity standards. Staff
finds this criterion is met.
B. Utility, delivery and trash service provision. When the necessary logistical elements of
a commercial building are well designed, the building can better contribute to the overall success
of the district. Poor logistics of one (1) building can detract from the quality of surrounding
properties. Efficient delivery and trash areas are important to the function of alleyways. The
following standards shall apply:
1. A trash and recycle service area shall be accommodated on all projects and shall meet the
minimum size and location standards established by Title 12, Solid Waste, of the
Municipal Code, unless otherwise established according to said Chapter.
Staff Finding: The trash recycle area is located on the property adjacent to the
restaurant/eating area and is accessed off of the alley. The applicant is working with the
Environmental Health Department to receive approval for a reduced trash size. Environmental
Health is supportive of the proposed dimensions 20’w x 9’ 8.5”d x open to the sky (included in
the application dated Nov. 5, 2014). The required size for this type of development is 20’w x
20’d x 20’h.
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Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 6 of 8
2. A utility area shall be accommodated on all projects and shall meet the minimum
standards established by Title 25, Utilities, of the Municipal Code, the City’s Electric
Distribution Standards, and the National Electric Code, unless otherwise established
according to said Codes.
Staff Finding: The application indicates that the utility area will meet minimum requirements it
is located on the property behind the landmark at 125 West Main Street. Staff recommends that
HPC include approval of the design of the fencing (because it is behind a landmark) as a
condition of approval for Detailed Review. The Utility Department provided the following
comments: “Give consideration for electrical Transformer on site w/ associated easement
(minimum 10’x10’).” Staff finds this criterion is met with conditions.
3. All utility, trash and recycle service areas shall be co-located and combined to the greatest
extent practical.
Staff Finding: The utility and trash areas are not co-located or combined. The trash area is too
small to accommodate the utility area within the enclosure. The required onsite parking and the
location of the trash area adjacent to the restaurant necessitated the location of the transformer
separate on the parcel. Staff finds this criterion is met to the extent practical.
4. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be
along and accessed from the alleyway, unless otherwise approved through Title 12, Solid
Waste, of the Municipal Code, or through Chapter 26.430, Special Review.
Staff Finding: These areas are located off of the alley. Staff finds this criterion is met.
5. All utility, trash and recycle service areas shall be fenced so as not to be visible from the
street, unless they are entirely located on an alleyway or otherwise approved though Title
12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All
fences shall be six (6) feet high from grade, shall be of sound construction, and shall be
no less than ninety percent (90%) opaque, unless otherwise varied through Chapter
26.430, Special Review.
Staff Finding: The trash area is proposed to have a vertical wood fence as shown in the
elevations (sheet AL4.3). As mentioned previously, Staff recommends that HPC adopt a
condition of approval to review a design for the fence surrounding the transformer that is
located behind the landmark. Staff finds this criterion is met with conditions.
6. Whenever utility, trash, and recycle service areas are required to be provided abutting an
alley, other portions of a building may extend to the rear property line if otherwise
allowed by this Title, provided that the utility, trash and recycle area is located at grade
and accessible to the alley.
Staff Finding: A rear yard variance is requested for a portion of the lodge building adjacent to
the trash/recycle area. The setback variance is discussed in Exhibit A, Planned Development –
Project Review. Staff finds this criterion is met.
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Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 7 of 8
7. All utility service pedestals shall be located on private property. Easements shall allow
for service provider access. Encroachments into the alleyway shall be minimized to the
extent practical and should only be necessary when existing site conditions, such as an
historic resource, dictate such encroachment. All encroachments shall be properly
licensed.
Staff Finding: The utility areas are proposed to be located on private property. An easement is
required for service provider access and is included as a condition of approval. Staff finds this
criterion is met.
8. All commercial and lodging buildings shall provide a delivery area. The delivery area
shall be located along the alley if an alley adjoins the property. The delivery area shall be
accessible to all tenant spaces of the building in a manner that meets the requirements of
the International Building Code Chapters 10 and 11 as adopted and amended by the City
of Aspen. All non-ground floor commercial spaces shall have access to an elevator or
dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized
as pathways (pedestrian rights-of-way) to meet the requirements of the International
Building Code. Any truck loading facility shall be an integral component of the building.
Shared facilities are highly encouraged.
Staff Finding: The applicant states that a delivery area will be provided for the lodge along the
alley; however the site plan does not provide a specific delivery area. Staff is concerned that
there is no delivery area indicated to meet this standard. Considering that adding a delivery area
on the property may require a reduction of the parking requirement, Staff recommends that the
applicant revise the site plan to show the delivery area prior to HPC granting Commercial
Design Standard approval. Staff finds this criterion is not met and requests more information
from the applicant to explain the delivery area.
9. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet
shall contain a vestibule (double set of doors) developed internal to the structure to meet
the requirements of the International Energy Conservation Code as adopted and amended
by the City of Aspen, or an air curtain.
Staff Finding: A vestibule is proposed accessed off of Garmisch Street. Staff finds this criterion
is met.
10. Mechanical exhaust, including parking garage ventilation, shall be vented through the
roof. The exhaust equipment shall be located as far away from the street as practical.
Staff Finding: The applicant represents that all mechanical shall be vented through the roof. A
roof plan showing mechanical and screening is included in the application dated November 5,
2014. Staff finds this criterion is met.
11. Mechanical ventilation equipment and ducting shall be accommodated internally within
the building and/or located on the roof, minimized to the extent practical and recessed
behind a parapet wall or other screening device such that it shall not be visible from a
public right-of-way at a pedestrian level. New buildings shall reserve adequate space for
future ventilation and ducting needs.
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Exhibit D- Commercial Design Standards and
Major HP Review
101 W. Main Street – Molly Gibson
Page 8 of 8
Staff Finding: The rooftop mechanical shall be consolidated into one area and screened from
view. The applicant proposes significant setbacks for the mechanical equipment, which is
clustered around the elevator overrun in the center of the building. Staff finds this criterion is
met.
12. The trash and recycling service area requirements may be varied pursuant to Title 12,
Solid Waste, of the Municipal Code. All other requirements of this subsection may be
varied by special review (see Chapter 26.430.040.E, Utility and delivery service area
provisions).
Staff Finding: A reduction to the trash and recycle area has been reviewed by the
Environmental Health Department pursuant to the requirements in Title 12 of the Municipal
Code. Environmental Health has indicated support for the reduced size. Staff finds this
criterion is met.
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Exhibit E – Residential Design Standard Variances
101 W. Main Street – Molly Gibson
Page 1 of 4
Exhibit E – Residential Design Standard Variances for Parcel 2 (Hopkins Avenue)
26.410.010.A. Purpose. The purpose of the following design standards is to preserve
established neighborhood scale and character and to ensure that Aspen's streets and
neighborhoods are public places conducive to walking. The standards do not prescribe
architectural style, but do require that each home, while serving the needs of its owner,
contribute to the streetscape.
Neighborhood character is largely established by the relationship between front facades of
buildings and the streets they face. By orienting buildings parallel to the street and maintaining a
certain consistency in front setback patterns, there is interaction between residents and passersby
and the built environment.
The area between the street and the front door of the home is a transition between the public
realm of the neighborhood and the private life of a dwelling. Low fences and hedges may be
used to delineate the edge of a property, but it is important not to close off views of the front
lawn and house. Certain elements of the front façade of a house are particularly important
components of neighborhood character. Front porches provide outdoor living space and
animation to the streetscape, and one-story entryways provide an appropriate domestic scale for a
private residence. Street-facing windows can establish a hierarchy of spaces with larger, formal
windows denoting public areas and smaller ones suggesting private rooms.
Acknowledgement of the context that has been established by the existing built environment is
important to protecting the uniqueness of the City. Avoiding building materials which have no
relevance to Aspen's history or climate helps to meet this goal, as does avoiding a significant
overshadowing of small homes by larger structures.
Finally, along with creating homes which are architecturally interesting and lively, the pedestrian
nature of a neighborhood can be further enhanced by reducing conflicts between people and
automobiles and by making alleys an attractive place to walk. Parking areas are to be
concentrated to the rear or side of each residence. Secondary structures and accessory dwelling
units, located along the alleys and inspired by the tradition of outbuildings in Aspen, are
encouraged.
The 2 single family residences along Hopkins Avenue each request 4 variances from the
Residential Design Standards as described below. The review criteria are:
26.410.020.2. Variances from the Residential Design Standards, Section 26.410.040, which do
not meet this Section may be granted by the Planning and Zoning Commission, the Board of
Adjustment or the Historic Preservation Commission, if the project is subject to the requirements
of Chapter 26.415. An applicant who desires to consolidate other requisite land use review by
the Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning
Commission may elect to have the variance application decided by the board or commission
reviewing the other land use application. An applicant who desires a variance from the
Residential Design Standards shall demonstrate and the deciding board shall find that the
variance, if granted would:
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Exhibit E – Residential Design Standard Variances
101 W. Main Street – Molly Gibson
Page 2 of 4
a) Provide an appropriate design or pattern of development considering the
context in which the development is proposed and the purpose of the particular
standard. In evaluating the context as it is used in the criteria, the reviewing board
may consider the relationship of the proposed development with adjacent
structures, the immediate neighborhood setting or a broader vicinity as the board
feels is necessary to determine if the exception is warranted; or
b) Be clearly necessary for reasons of fairness related to unusual site-specific
constraints.
26.410.040. Residential Design Standards.
B. Building form. The intent of the following building form standards is to respect the
scale of Aspen's historical homes by creating new homes which are more similar in their
massing, by promoting the development of accessory units off of the City alleys and by
preserving solar access.
1. Secondary mass. All new single-family and
duplex structures shall locate at least ten
percent (10%) of their total square footage
above grade in a mass which is completely
detached from the principal building or linked
to it by a subordinate linking element. This
standard shall only apply to parcels within the
Aspen infill area pursuant to Subsection
26.410.010.B.2. Accessory buildings such as
garages, sheds and accessory dwelling units
are examples of appropriate uses for the
secondary mass.
A subordinate linking element for the purposes of linking a primary and secondary mass
shall be at least ten (10) feet in length, not more than ten (10) feet in width, and with a
plate height of not more than nine (9) feet. Accessible outdoor space over the linking
element (e.g. a deck) is permitted but may not be covered or enclosed. Any railing for an
accessible outdoor space over a linking element must be the minimum reasonably
necessary to provide adequate safety and building code compliance and the railing must
be 50% or more transparent.
Staff Finding: Both homes have a one story element that projects from the front façade with
deck space above. A product of the requested 9,000 sf of floor area on a parcel that allows 4,080
sf of floor area is the inability to meet some of the design standards such as secondary mass.
This standard is important to break up the mass, and to relating to the pattern of development in
the neighborhood. Typically, secondary mass is in the form of a garage or accessory building
along an alleyway. Staff is not supportive of the requested variance and finds that the review
criteria are not met. Staff recommends that the applicant try to meet this Standard to the best
extent pratical.
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Exhibit E – Residential Design Standard Variances
101 W. Main Street – Molly Gibson
Page 3 of 4
D. Building elements. The intent of the following building element standards is to ensure
that each residential building has street-facing architectural details and elements, which provide
human scale to the facade, enhance the walking experience and reinforce local building
traditions.
1.a) The entry door shall face the street and be no
more than ten (10) feet back from the front-most
wall of the building. Entry doors shall not be taller
than eight (8) feet.
Staff Finding: Both homes have their front doors located 13’3
from the front-most wall of the building. Staff finds that there is no site specific constraint or
neighborhood pattern to support this variance and recommends the applicant meet the
requirement.
3. Windows.
a) Street-facing windows shall not span through
the area where a second floor level would
typically exist, which is between nine (9) and
twelve feet (12) above the finished first floor.
For interior staircases, this measurement will be
made from the first landing if one exists. A
transom window above the main entry is
exempt from this standard.
Staff Finding: Both homes propose windows between the 10’ – 12’ to provide a view of the
mountains from a stair landing. Staff finds that there is no site specific constraint or
neighborhood pattern to support this variance and recommends the applicant meet the
requirement.
E. Context. The intent of the following standards is to reinforce the unique character of
Aspen and the region by drawing upon Aspen's vernacular architecture and neighborhood
characteristics in designing new structures.
2. Inflection. The following standard must be met for parcels which are six thousand
(6,000) square feet or over and as outlined in Subsection 26.410.010.B.2:
a) If a one-story building exists directly adjacent
to the subject site, then the new construction
must step down to one-story in height along
their common lot line. If there are one-story
buildings on both sides of the subject site, the
applicant may choose the side toward which to
inflect.
"No window zone"
If… Then
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Exhibit E – Residential Design Standard Variances
101 W. Main Street – Molly Gibson
Page 4 of 4
A one-story building shall be defined as follows: A one-
story building shall mean a structure or portion of a
structure, where there is only one (1) floor of fully usable
living space, at least twelve (12) feet wide across the
street frontage. This standard shall be met by providing a
one-story element which is also at least twelve (12) feet
wide across the street frontage and one (1) story tall as
far back along the common lot line as the adjacent
building is one (1) story.
Staff Finding: The western building is adjacent to a one story residence does not provide
inflection. A one story element is provided; however it is not long enough to meet the
requirement. Staff finds that there is no site specific constraint or neighborhood pattern to
support this variance and recommends the applicant meet the requirement to best extent
practical.
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Exhibit F – Demolition
101 West Main St. – Molly Gibson
Page 1 of 1
Exhibit F – Demolition
26.415.080. Demolition of designated historic properties or properties within a historic
district.
It is the intent of this Chapter to preserve the historic and architectural resources that have
demonstrated significance to the community. Consequently no demolition of properties
designated on the Aspen Inventory of Historic Landmark Site and Structures or properties within
a Historic District will be allowed unless approved by the HPC in accordance with the standards
set forth in this Section.
4. The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c) The structure cannot practically be moved to another appropriate location in Aspen
or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District
in which it is located and
b) The loss of the building, structure or object would not adversely affect the integrity of
the Historic District or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c) Demolition of the structure will be inconsequential to the historic preservation needs
of the area.
Staff Finding: Staff finds that the Molly Gibson Lodge, located at 101 West Main Street, does
not have historic significance and does not contribute to the integrity of the Main Street Historic
District. Staff finds that criteria d, and a – c are met and recommends approval of demolition.
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Residential Design Standards Compliance
City of Aspen RDS in Effect on 10/21/0213
RDS Section Code Description Compliance Description (Note Approved Variances)Reference
A. Site Design 1. Building orientation.The street-facing facade of the existing principal structure is parallel to the street.Z-008
2. Build-to lines.
3. Fences.The proposed wrought iron fence forward of the front facade is 42” high.Z-008
B. Building Form 1. Secondary mass.N/A
a) Parking, garages and carports shall be accessed from an alley or private road.The site is accessed from a side public street that leads to a private driveway.Z-006
The site is accessed from a side public street and the garage is not street-facing.Z-006
Z-204
The site is accessed from a side public street and the garage is not street-facing.Z-006
N/A
The site is less than 15,000 square feet in size.Z-006
The vehicular entrance width of the proposed garage is less than 24 feet.Z-102
The garage doors are not visible from the public street.
D. Building Elements Existing historic structure to remain unchanged.
Z-201
Existing single-family residence has two street-facing principal windows to remain unchanged.Z-201
2. First story element.Existing historic structure to remain unchanged.N/A
3. Windows.No windows are proposed to span between 9' and 12' above the finished floor.Z-201
No non-orthogonal windows are proposed.Z-201
E. Context 1. Materials.
c) Highly reflective surfaces shall not be used as exterior materials.
2. Inflection.N/A
N/A
N/A
The front facades of all principal structures shall be parallel to the street. On corner lots, both street-
facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of
all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as
outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element,
such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from
the street if desired.
On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of
the front façade shall be within five (5) feet of the minimum front yard setback line. On corner sites,
this standard shall be met on the frontage with the longest block length. Porches may be used to
meet the sixty percent (60%) standard.
The entire existing front facade is a non-conforming structure inside the front yard setback. A
front yard variance of 6 feet for subgrade spaces was approved at HPC Conceptual Review.
Z-008
Z-003 HPC Res. #8
Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured
from natural grade, in all areas forward of the front facade of the house. Man-made berms are
prohibited in the front yard setback.
All new single-family and duplex structures shall locate at least ten percent (10%) of their total
square footage above grade in a mass which is completely detached from the principal building or
linked to it by a subordinate linking element. This standard shall only apply to parcels within the
Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages,
sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. A
subordinate linking element for the purposes of linking a primary and secondary mass shall be at
least ten (10) feet in length, not more than ten (10) feet in width, and with a plate height of not more
than nine (9) feet. Accessible outdoor space over the linking element (e.g. a deck) is permitted but
may not be covered or enclosed. Any railing for an accessible outdoor space over a linking element
must be the minimum reasonably necessary to provide adequate safety and building code
compliance and the railing must be 50% or more transparent.
The site is located outside of the Aspen Infill Area, so the project is exempt from secondary
mass requirements.
C. Parking, Garages and
Carports
1. For all residential uses
that have access from an
alley or private road, the
following standards shall
apply:
b) If the garage doors are visible from a street or alley, then they shall be single-stall doors or
double-stall doors designed to appear like single-stall doors.
c) If the garage doors are not visible from a street or alley, the garage doors may be either single-
stall or normal double-stall garage doors.
The site is accessed from a side public street and the garage is not street-facing. There are
two single-stall garage doors.
2. For all residential uses
that have access only from
a public street, the
following standards shall
be apply:
a) On the street facing facade(s), the width of the living area on the first floor shall be at least five
(5) feet greater than the width of the garage or carport.
b) The front facade of the garage or the front-most supporting column of a carport shall be set back
at least ten (10) feet further from the street than the front-most wall of the house.
The front facade of the garage is not street-facing. The foremost facade of the garage is set
back 6 feet further from the street than the foremost front facade of the house.
c) On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be
forward of the front facade of the house only if the garage doors or carport entry are perpendicular
to the street (side-loaded).
d) When the floor of a garage or carport is above or below the street level, the driveway cut within
the front yard setback shall not exceed two (2) feet in depth, measured from natural grade.
The garage is not street-facing and driveway cut within the setback will not exceed the existing
condition.
Z-008
Z-204
e) The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24)
feet.
f) If the garage doors are visible from a public street or alley, then they shall be single-stall doors or
double-stall doors designed to appear like single-stall doors.
Z-008
Z-204
1. Street oriented entrance
and principal window.
All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a
street-oriented entrance and a street facing principal window. Multi-family units shall have at least
one (1) street-oriented entrance for every four (4) units and front units must have a street facing a
principal window. On corner lots, entries and principal windows should face whichever street has a
greater block length. This standard shall be satisfied if all of the following conditions are met:
a) The entry door shall face the street and be no more than ten (10) feet back from the front-most
wall of the building. Entry doors shall not be taller than eight (8) feet.
Existing single-family historic residence has street-oriented entrance flush with the street-
facing facade to remain unchanged.
b) A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall
be part of the front facade. Entry porches and canopies shall not be more than one (1) story in
height.
Existing single-family historic residence has 59 sq ft covered porch to remain unchanged and
not within the scope of work.
Z-103
Z-201
c) A street-facing principal window requires that a significant window or group of windows face
street.
All residential buildings shall have a first story street-facing element the width of which comprises at
least twenty percent (20%) of the building's overall width and the depth of which is at least six (6)
feet from the wall the first story element is projecting from. Assuming that the first story element
includes interior living space, the height of the first story element shall not exceed ten (10) feet, as
measured to the plate height. A first story element may be a porch or living space. Accessible space
(whether it is a deck, porch or enclosed area) shall not be allowed over the first story element;
however, accessible space over the remaining first story elements on the front façade shall not be
precluded.
a) Street-facing windows shall not span through the area where a second floor level would typically
exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior
staircases, this measurement will be
made from the first landing if one exists. A transom window above the main entry is exempt from
this standard.
b) No more than one (1) non-orthogonal window shall be allowed on each facade of the building. A
single non-orthogonal window in a gable end may be divided with mullions and still be considered
one (1) non-orthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2.
4. Lightwells.All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely
recessed behind the front-most wall of the building.
A 6 ft variance has been approved for a lightwell outside of the front-yard setback. All other
lightwells are entirely recessed behind the front-most facade of the building
Z-008
Z-003 HPC Res. #8
a) The quality of the exterior materials and details and their application shall be consistent on all
sides of the building.
The quality, details, and application of exterior materials are consistent on all sides of the
building. Proposed materials were approved at HPC Final Review.
Z-003
Z-201
Z-202
Z-203
Z-204
b) Materials shall be used in ways that are true to their characteristics. For instance stucco, which is
a light or non-bearing material, shall not be used below a heavy material, such as stone.
Materials are used in ways that are true to their characteristics. Proposed materials were
approved at HPC Final Review.
Z-003
Z-201
Z-202
Z-203
Z-204
Exterior materials are not highly reflective. Proposed materials were approved at HPC Final
Review.
Z-003
Z-201
Z-202
Z-203
Z-204
The following standard must be met for parcels which are six thousand (6,000) square feet or over
and as outlined in Subsection 26.410.010.B.2:
The site is located outside of the Aspen Infill Area, therefore is not required to meet the
inflection standards.
a) If a one-story building exists directly adjacent to the subject site, then the new construction must
step down to one-story in height along their common lot line. If there are one-story buildings on both
sides of the subject site, the applicant may choose the side toward which to Inflect.
The site is located outside of the Aspen Infill Area, therefore is not required to meet the
inflection standards.
A one-story building shall be defined as follows: A one story building shall mean a structure or
portion of a structure, where there is only one (1) floor of fully usable
living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by
providing a one story element which is also at least twelve (12) feet wide across the street frontage
and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story.
The site is located outside of the Aspen Infill Area, therefore is not required to meet the
inflection standards.
STRUCTURAL
CONSULTANTS
SURVEYOR
MECHANICAL
COPYRIGHT
CONTRACTOR
CIVIL
SHEET TITLE
10/21/2013
PROJECT NO:
DRAWN BY:BAH
1306
1/9/13SD HPC CONCEPT. REV.
Survey Engineers
100 Main St., Ste 100
Aspen, CO 81611
(970) 321-6543
survey@engineers.com
Civil Engineers
100 Main St., Ste 200
Aspen, CO 81611
(970) 321-6543
civil@engineers.com
Mechanical Engineers
100 Main St., Ste 300
Aspen, CO 81611
(970) 321-6543
mechanical@engineers.com
Structural Engineers
100 Main St., Ste 400
Aspen, CO 8161
(970) 321-6543
structrual@engineers.com
Contractors
100 Main St., Ste 500
Aspen, CO 81611
(970) 876-5432
contractor@contractor.com
DATE OF PUBLICATION
Z-005
RDS COMPLIANCE
1 Miner's Cabin Way, Aspen,
Colorado, 81611, USA
MODEL ZONING
SUBMISSION
4/5/13SD HPC FINAL REVIEW
4/29/13DD NOT FOR CONST.
10/21/13CD NOT FOR CONST.
P
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H
P75
III.A.
1 2
3
4
5
6
7
8
9
10
11
12
13
14
A
KI
N
G
KI
N
G
D
O
U
B
L
E
Q
U
E
E
N
D
O
U
B
L
E
Q
U
E
E
N
D
O
U
B
L
E
Q
U
E
E
N
D
O
U
B
L
E
Q
U
E
E
N
DO
U
B
L
E
Q
U
E
E
N
DO
U
B
L
E
Q
U
E
E
N
DO
U
B
L
E
Q
U
E
E
N
D
O
U
B
L
E
Q
U
E
E
N
DO
U
B
L
E
Q
U
E
E
N
DO
U
B
L
E
Q
U
E
E
N
FR
E
E
M
A
R
K
E
T
13
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
3
'
-
3
"
1
6
'
-
3
"
4
'
-
0
"
SP
A
A
N
D
R
O
O
F
A
C
C
E
S
S
KI
N
G
H I J K
5'
S
E
T
B
A
C
K
5'
S
E
T
B
A
C
K
10
'
S
E
T
B
A
C
K
10
'
S
E
T
B
A
C
K
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
KI
N
G
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
TH
I
R
D
L
E
V
E
L
F
L
O
O
R
P
L
A
N
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL3.4
0
16
'
24
'
32
'
8'
NO
R
T
H
P76
III.A.
1 2
3
4
5
6
7
8
9
10
11
12
13
14
A
13
1
'
-
6
"
13
6
'
-
0
"
12
0
'
-
0
"
10
0
'
-
0
"
NOTE: FINISH FLOOR ELEVATION 100 EQUALS 7892.0'
H I J K
5'
S
E
T
B
A
C
K
5'
S
E
T
B
A
C
K
10
'
S
E
T
B
A
C
K
10
'
S
E
T
B
A
C
K
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
5
A
B
C
D
ME
C
H
A
N
I
C
A
L
A
R
E
A
M
E
C
H
A
N
I
C
A
L
A
R
E
A
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
RO
O
F
P
L
A
N
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL3.5
P77
III.A.
Main Level 100'-0"Second Level 110'-0"
A
Third Level 120'-0"Roof Level 130'-0"
H
I
J
K
VERTICAL WOOD SIDING
PA
N
E
L
I
Z
E
D
M
E
T
A
L
S
I
D
I
N
G
GL
A
S
S
G
U
A
R
D
R
A
I
L
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
5'-
0
"
H
E
I
G
H
T
L
I
M
I
T
3
2
'
-
0
"
MA
I
N
L
E
V
E
L
0'
-
0
"
UP
P
E
R
L
E
V
E
L
10
'
-
0
"
LO
W
E
R
L
E
V
E
L
-1
2
'
-
0
"
RO
O
F
D
E
C
K
21
'
-
0
7
/
8
"
Ma
i
n
L
e
v
e
l
10
0
'
-
0
"
Se
c
o
n
d
L
e
v
e
l
11
0
'
-
0
"
1
2
3
4
5
6
7
8
9
10
11
12
13
14
Th
i
r
d
L
e
v
e
l
12
0
'
-
0
"
Lo
w
e
r
L
e
v
e
l
90
'
-
0
"
Ro
o
f
L
e
v
e
l
13
0
'
-
0
"
GL
A
S
S
G
U
A
R
D
R
A
I
L
VE
R
T
I
C
A
L
W
O
O
D
S
I
D
I
N
G
?
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
HEIGHT LIMIT
3
2
'
-
0
"
VERTICAL WOOD SIDING PANELIZED METAL SIDING STOREFRONT WINDOW SYSTEM
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
EL
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL4.1 1/8" = 1'-0"LODGE - EAST ELEVATION 1
MA
I
N
S
T
R
E
E
T
W
E
S
T
2
1/8" = 1'-0"
LO
D
G
E
-
N
O
R
T
H
E
L
E
V
A
T
I
O
N
3
P78
III.A.
Ma
i
n
L
e
v
e
l
10
0
'
-
0
"
Se
c
o
n
d
L
e
v
e
l
11
0
'
-
0
"
1
2
3
4
5
6
7
8
9
10
11
12
13
14
Th
i
r
d
L
e
v
e
l
12
0
'
-
0
"
Lo
w
e
r
L
e
v
e
l
90
'
-
0
"
Ro
o
f
L
e
v
e
l
13
0
'
-
0
"
GL
A
S
S
G
U
A
R
D
R
A
I
L
VE
R
T
I
C
A
L
W
O
O
D
S
I
D
I
N
G
?
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
H
E
I
G
H
T
L
I
M
I
T
3
2
'
-
0
"
Ma
i
n
L
e
v
e
l
10
0
'
-
0
"
Se
c
o
n
d
L
e
v
e
l
11
0
'
-
0
"
1
2
3
4
5
6
7
8
9
10
11
12
13
14
Th
i
r
d
L
e
v
e
l
12
0
'
-
0
"
Lo
w
e
r
L
e
v
e
l
90
'
-
0
"
Ro
o
f
L
e
v
e
l
13
0
'
-
0
"
GL
A
S
S
G
U
A
R
D
R
A
I
L
VE
R
T
I
C
A
L
W
O
O
D
S
I
D
I
N
G
?
P
R
O
P
E
R
T
Y
L
I
N
E
P
R
O
P
E
R
T
Y
L
I
N
E
H
E
I
G
H
T
L
I
M
I
T
3
2
'
-
0
"
VERTICAL WOOD SIDING PANELIZED METAL SIDING STOREFRONT WINDOW SYSTEM
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
EL
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL4.2 1/8" = 1'-0"
LO
D
G
E
-
N
O
R
T
H
E
L
E
V
A
T
I
O
N
-
WITH TREES 1 1/8" = 1'-0"
LO
D
G
E
-
N
O
R
T
H
E
L
E
V
A
T
I
O
N
-
WITHOUT TREES 2
P79
III.A.
Main Level 100'-0"Second Level 110'-0"1 2 3 4
5
6
7
8
9
10
11
12
13
14
Third Level 120'-0"Lower Level 90'-0"Roof Level 130'-0"
VE
R
T
I
C
A
L
W
O
O
D
F
E
N
C
I
N
G
SH
E
E
T
M
E
T
A
L
S
I
D
I
N
G
-
M
A
T
C
H
WIN
D
O
W
S
AL
U
M
I
N
U
M
C
L
A
D
W
O
O
D
W
I
N
D
O
W
SY
S
T
E
M
?
GL
A
S
S
G
U
A
R
D
R
A
I
L
PROPERTY LINE
P
R
O
P
E
R
T
Y
L
I
N
E
5'
-
0
"
5'-0"
H
E
I
G
H
T
L
I
M
I
T
3
2
'
-
0
"
A
H
I
J
K
?
PA
N
E
L
I
Z
E
D
M
E
T
A
L
S
I
D
I
N
G
PROPERTY LINE
P
R
O
P
E
R
T
Y
L
I
N
E
SETBACK5'-0"
H
E
I
G
H
T
L
I
M
I
T
3
2
'
-
0
"
MAIN LEVEL 0' - 0"UPPER LEVEL 10' - 0"LOWER LEVEL -12' - 0"ROOF DECK 21' - 0 7/8"VERTICAL WOOD SIDING PANELIZED METAL SIDING STOREFRONT WINDOW SYSTEM
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
EL
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL4.3 1/8" = 1'-0"LODGE - SOUTH ELEVATION 1 1/8" = 1'-0"LODGE - WEST ELEVATION 2
CO
U
R
T
Y
A
R
D
V
I
E
W
4
P80
III.A.
VERTICAL WOOD SIDING PANELIZED METAL SIDING STOREFRONT WINDOW SYSTEM
EL
E
V
A
T
I
O
N
S
-
R
E
N
D
E
R
I
N
G
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL4.4
VI
E
W
S
I
M
U
L
A
T
I
O
N
L
O
O
K
I
N
G
S
O
U
T
H
W
E
S
T
O
N
M
A
I
N
S
T
R
E
E
T
VI
E
W
S
I
M
U
L
A
T
I
O
N
L
O
O
K
I
N
G
N
O
R
T
H
W
E
S
T
O
N
G
A
R
M
I
S
C
H
S
T
R
E
E
T
P81
III.A.
32
'
-
0
"
28
'
-
0
"
14
'
-
0
"
GA
R
M
I
S
C
H
S
T
R
E
E
T
PA
E
P
C
K
E
P
A
R
K
MO
L
L
Y
G
I
B
S
O
N
L
O
D
G
E
1
S
T
S
T
R
E
E
T
2N
D
S
T
R
E
E
T
3R
D
S
T
R
E
E
T
4T
H
S
T
R
E
E
T
MA
I
N
S
T
R
E
E
T
E
L
E
V
A
T
I
O
N
E
A
S
T
MA
I
N
S
T
R
E
E
T
E
L
E
V
A
T
I
O
N
C
E
N
T
E
R
MA
I
N
S
T
R
E
E
T
E
L
E
V
A
T
I
O
N
W
E
S
T
M A I N S T R E E T
ST
R
E
E
T
E
L
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL4.5 1" = 60'-0"MAIN STREET ELEVATION 1 1" = 160'-0"HISTORIC OVERLAY FIGURE GROUND 2
P82
III.A.
32
'
-
0
"
28
'
-
0
"
14
'
-
0
"
MO
L
L
Y
G
I
B
S
O
N
L
O
D
G
E
M
A
I
N
S
T
R
E
E
T
H
O
T
E
L
A
S
P
E
N
AL
L
E
Y
HO
P
K
I
N
S
A
V
E
N
U
E
32
'
-
0
"
28
'
-
0
"
14
'
-
0
"
1S
T
S
T
R
E
E
T
2N
D
S
T
R
E
E
T
3RD STREET
32
'
-
0
"
28
'
-
0
"
14
'
-
0
"
GA
R
M
I
S
C
H
S
T
R
E
E
T
PA
E
P
C
K
E
P
A
R
K
MO
L
L
Y
G
I
B
S
O
N
L
O
D
G
E
1ST STREET
32
'
-
0
"
28
'
-
0
"
14
'
-
0
"
3R
D
S
T
R
E
E
T
4T
H
S
T
R
E
E
T
0
20
'
40
'
10
'
1
"
=
2
0
'
-
0
"
ST
R
E
E
T
E
L
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AL4.6 1" = 20'-0"GARMISCH STREET ELEVATION 1 1" = 20'-0"MAIN STREET ELEVATION CENTER 3 1" = 20'-0"MAIN STREET ELEVATION EAST 2 1" = 20'-0"MAIN STREET ELEVATION WEST 4
P83
III.A.
C
H
I
M
N
E
Y
1 '∅C O N C R E T E
S U P P O R T
1 '∅C O N C R E T E
S U P P O R T
HO
P
K I NS
S T R E E T
M U L T I -S T O R Y
F R A M E
B U I L D I N G
E D G E O F P A V E M E N T
C O N C R E T E C U R B & G U T T E R
B R I C K
P A V E R S
C O N C R E T E S I D E W A L K
W
O
O
D
P
R
I
V
A
C
Y
F
E
N
C
E
A
D
J
A
C
E
N
T
B
U
I
L
D
I
N
G
S E C O N D S T O R Y
W A L K W A Y
W O O D E N
D E C K
R O O F O V E R H A N G
S
E
C
O
N
D
S
T
O
R
Y
W
A
L
K
W
A
Y
S
T
A
I
R
S
U
P
T
O
S
E
C
O
N
D
S
T
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Y
W
A
L
K
W
A
Y S H E D
C O N C R E T E
P A T I O
S
H
E
D
P L A N T E R
S P A
F L A G S T O N E
P A T I O
L A W N
L A W N
A
D
J
A
C
E
N
T
B
U
I
L
D
I
N
G
L A N D S C A P I N G
S T O N E R E T A I N I N G
S T O N E R E T A I N I N G
L A R G E
B O U L D E R
(T Y P I C A L )
S T O N E R E T A I N I N G
S E C O N D S T O R Y
W O O D D E C K
R O O F O V E R H A N G
S T A I R S
T O B A S E M E N T
S T O N E
R E T A I N I N G
C
O
V
E
R
E
D
C
O
N
C
R
E
T
E
W
A
L
K
W
A
Y
C H A I N -L I N K F E N C E O N T O P
O F C O N C R E T E R E T A I N I N G
W A L L
B
U
I
L
D
I
N
G
F O U N D A L U M I N U M
C A P I L L E G I B L E
(N 5 3 °2 6 'E 0 .3 1 ')
S E T N O . 5 R E B A R &
Y E L L O W P L A S T I C C A P
M A R K E D P R O P
C O R N E R H C E L S 1 9 5 9 8
(T Y P I C A L )
T R A S H
C O M P A C T O R
E L E C T R I C
T R A N S F O R M E R S
O N C O N C R E T E
P A D S
C O N C R E T E
R O O F O V E R H A N G
R O O F O V E R H A N G
C O N C R E T E
F F E :7 8 9 3 .7 8
B A S E M E N T :7 8 8 8 .2 1
1 s t L E V E L :7 8 9 7 .1 5
2 n d L E V E L :7 9 0 6 .2 4
7 9 0 5 .9
7 8 9 6 .6
R I D G E :7 9 2 1 .9
R
I
D
G
E
:
7
9
2
2
.
1
4 .9 '
9
.
7
'
4 .6 '
1
7
.
7
'
4
.
8
'
N
1
5
°
4
4
'
1
7
"
E
1
0
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0
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S 7 4 °1 5 '4 3 "E
9 0 .0 2 '
S
1
5
°
4
4
'
1
7
"
W
1
0
0
.
0
0
'
N 7 4 °1 5 '4 3 "W
9 0 .0 2 '
5 0 .8 '
5 .1 '
2 8 .3 '
1
4
.
1
'
4 .0 '
1 4 .1 '
7
2
.
3
'
8
.
0
'
1 .2 '
1 7 .8 '
4 8 .4 '
2
4
.
4
'
1
3
.
2
'
1
3
.
2
'
6
.
8
'
4
0
.
7
'
5 .1 '
3 .9 '
3 .6 '1
5
.
1
'
1
8
.
4
'
1
2
3
4
5
6
7
8
9
1 0
1 112
1 3
1 415161718
8 7
8 8
8 9
C O N C R E T E
C O N C R E T E
STEPS
S T A I R W E L L
P O O L
S H E D
C O N C R E T E
C O R R I D O R
W
O
O
D
W
A
L
K
W
A
Y
C O N C R E T E
P A T I O
B U I L D I N G
M U F R B U
C
A
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A .C .
U N I T
C
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C
R
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S
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W
A
L
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8 4 .5 '
4 .4 '
B O L L A R D S
3 6 .2 '
1 s t L E V E L :7 8 9 2 .1 0
2 n d L E V E L :7 9 0 1 .0 1
W I N D O W
W E L L S
S T E P S
F O U N D N O . 5
R E B A R
2
0
.
2
'
1
1
.
6
'
1
5
.
3
'
0 .7 '
1
4
.
9
'
0
.
8
'
0 .6 '
0
.
8
'
0 .6 '
H
A
L
L
W
A
Y
1
2
.
0
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8
.
8
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4
.
3
'
1 1 .9 '
F
0
.
6
'
1 2 .5 '
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4
°
1
5
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4
3
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W
19
1
.
4
3
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I V B
I
V
B
G
E
E
G
E
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45
'
-
0
"
45' - 0"
90
'
-
0
"
100' - 0"
5'
-
0
"
5'
-
0
"
7' - 0"
1
0
'
-
0
"
10' - 0"
10
'
-
0
"
1
0
'
-
0
"
AL
L
E
Y
HO
P
K
I
N
S
RES 2 - UTILITY METER LOCATION
RE
S
1
-
U
T
I
L
I
T
Y
ME
T
E
R
L
O
C
A
T
I
O
N
1'
-
0
"
1
'
-
6
"
1'
-
6
"
1'
-
0
"
1
'
-
6
"
EG
R
E
S
S
L
I
G
H
T
W
E
L
L
BE
L
O
W
(
P
E
R
C
O
D
E
)
EGRESS LIGHTWELL BELOW (PER CODE)PORCH ROOF BELOW
PO
R
C
H
R
O
O
F
B
E
L
O
W
7'
-
0
"
1' - 6"
AL
L
E
Y
HO
P
K
I
N
S
0
10
'
20
'
5'
1
"
=
1
0
'
-
0
"
RE
S
.
S
I
T
E
P
L
A
N
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AR2.0
1
"
=
1
0
'
-
0
"
1
AR
C
H
S
I
T
E
P
L
A
N
-
P
R
O
P
O
S
E
D
NO
R
T
H
1
"
=
1
0
'
-
0
"
2
AR
C
H
S
I
T
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P
L
A
N
-
E
X
I
S
T
I
N
G
P84
III.A.
5
AR
4
.
0
AR
4
.
0
AR
4
.
0
4
3
2
5'
-
0
"
5'
-
0
"
AR
4
.
0
1
3
AR
4
.
1
5
21
'
-
6
"
2
4
'
-
0
"
AR
4
.
1
2
AR
4
.
1
4
AR
4
.
1
1
R
E
A
R
S
E
T
B
A
C
K
1
0
'
-
0
"
F
R
O
N
T
S
E
T
B
A
C
K
1
0
'
-
0
"
RE
S
2
-
M
A
I
N
L
E
V
E
L
IN
T
E
R
I
O
R
S
P
A
C
E
EN
T
R
Y
P
O
R
C
H
FR
O
N
T
Y
A
R
D
FR
O
N
T
Y
A
R
D
GU
E
S
T
P
A
R
K
I
N
G
(P
A
R
A
L
L
E
L
)
GU
E
S
T
P
A
R
K
I
N
G
(P
A
R
A
L
L
E
L
)
A
R
4
.
0
A
R
4
.
1
RE
S
2
-
(
2
)
C
A
R
GA
R
A
G
E
SE
T
B
A
C
K
7'
-
0
"
1
0
'
-
0
"
SE
T
B
A
C
K
7'
-
0
"
RE
S
1
-
M
A
I
N
L
E
V
E
L
IN
T
E
R
I
O
R
S
P
A
C
E
EN
T
R
Y
P
O
R
C
H
1
0
'
-
0
"
10
'
-
0
"
RE
S
1
-
(
2
)
C
A
R
GA
R
A
G
E
CO
D
E
R
E
Q
'
D
LI
G
H
T
W
E
L
L
S
E
R
V
I
N
G
TW
O
B
E
D
R
O
O
M
S
RE
S
1
-
L
O
W
E
R
L
E
V
E
L
IN
T
E
R
I
O
R
S
P
A
C
E
RES 2 - LOWER LEVEL INTERIOR SPACE CODE REQ'D LIGHTWELL SERVING TWO BEDROOMS7' - 0"
1
0
'
-
0
"
10
'
-
0
"
1
0
'
-
0
"
7'
-
0
"
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
RE
S
.
F
L
O
O
R
P
L
A
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AR3.0
1
/
8
"
=
1
'
-
0
"
2
MA
I
N
L
E
V
E
L
NO
R
T
H
1
/
8
"
=
1
'
-
0
"
1
LO
W
E
R
L
E
V
E
L
P85
III.A.
5
AR
4
.
0
AR
4
.
0
AR
4
.
0
4
3
2
AR
4
.
0
1
3
AR
4
.
1
5
AR
4
.
1
2
AR
4
.
1
4
AR
4
.
1
1
RE
S
1
-
R
O
O
F
L
E
V
E
L
TE
R
R
A
C
E
&
H
O
T
T
U
B
(R
E
V
I
S
E
D
T
O
R
E
D
U
C
E
AR
E
A
)
RE
S
2
-
R
O
O
F
L
E
V
E
L
TE
R
R
A
C
E
&
H
O
T
T
U
B
(R
E
V
I
S
E
D
T
O
R
E
D
U
C
E
AR
E
A
)
12
"
/
1
2
"
12
"
/
1
2
"
A
R
4
.
0
A
R
4
.
1
RE
S
2
-
U
N
O
C
C
U
P
I
A
B
L
E
PO
R
C
H
R
O
O
F
B
E
L
O
W
RE
S
2
-
O
C
C
U
P
I
A
B
L
E
TE
R
R
A
C
E
B
E
L
O
W
RE
S
1
-
U
N
O
C
C
U
P
I
A
B
L
E
PO
R
C
H
R
O
O
F
B
E
L
O
W
RE
S
1
-
O
C
C
U
P
I
A
B
L
E
TE
R
R
A
C
E
B
E
L
O
W
PR
I
M
A
R
Y
F
L
A
T
(B
A
L
L
A
S
T
)
R
O
O
F
SE
C
O
N
D
A
R
Y
F
L
A
T
(B
A
L
L
A
S
T
)
R
O
O
F
SE
C
O
N
D
A
R
Y
F
L
A
T
(B
A
L
L
A
S
T
)
R
O
O
F
PR
I
M
A
R
Y
S
L
O
P
E
D
(G
A
B
L
E
)
R
O
O
F
7'
-
0
"
1
0
'
-
0
"
10
'
-
0
"
1
0
'
-
0
"
7'
-
0
"
5
AR
4
.
0
AR
4
.
0
AR
4
.
0
4
3
2
AR
4
.
0
1
3
AR4.1 5 AR4.12AR4.1 4
AR
4
.
1
1
RE
S
1
-
U
P
P
E
R
LE
V
E
L
I
N
T
E
R
I
O
R
SP
A
C
E
RES 2 - UPPER LEVEL INTERIOR SPACE
RE
S
1
-
U
P
P
E
R
LE
V
E
L
E
X
T
E
R
I
O
R
DE
C
K
RES 2 - UPPER LEVEL EXTERIOR DECK
RE
S
1
-
BA
C
K
D
E
C
K
DECK
RO
O
F
A
C
C
E
S
S
,
SP
I
R
A
L
S
T
A
I
R
O
R
AL
T
.
T
R
E
A
D
DE
V
I
C
E
T
B
D
ROOF ACCESS,SPIRAL STAIR OR ALT. TREAD DEVICE TBD
A
R
4
.
0
A
R
4
.
1
7' - 0"
1
0
'
-
0
"
10
'
-
0
"
1
0
'
-
0
"
7'
-
0
"
0
8'
16
'
4'
1
/
8
"
=
1
'
-
0
"
RE
S
.
F
L
O
O
R
P
L
A
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AR3.1
1
/
8
"
=
1
'
-
0
"
2
RO
O
F
P
L
A
N
NO
R
T
H
1
/
8
"
=
1
'
-
0
"
1
UP
P
E
R
L
E
V
E
L
P86
III.A.
MAIN LEVEL 0' - 0"UPPER LEVEL 10' - 0"LOWER LEVEL -12' - 0"HEIGHT LIMIT 25' - 0"
&
R
I
D
G
E
1
/
3
B
T
W
N
.
E
A
V
E
RID
G
E
EA
V
E
P
E
R
C
O
D
E
>
2
'
-
0
"
ROOF DECK 21' - 0 7/8"4' - 0"8' - 0"NO WINDOWS BETWEEN 9' AND 12'ABOVE MAIN LEVEL
MA
I
N
L
E
V
E
L
0'
-
0
"
UP
P
E
R
L
E
V
E
L
10
'
-
0
"
LO
W
E
R
L
E
V
E
L
-1
2
'
-
0
"
RO
O
F
D
E
C
K
21
'
-
0
7
/
8
"
MAIN LEVEL 0' - 0"UPPER LEVEL 10' - 0"LOWER LEVEL -12' - 0"ROOF DECK 21' - 0 7/8"
MA
I
N
L
E
V
E
L
0'
-
0
"
UP
P
E
R
L
E
V
E
L
10
'
-
0
"
LO
W
E
R
L
E
V
E
L
-1
2
'
-
0
"
RO
O
F
D
E
C
K
21
'
-
0
7
/
8
"
RE
S
.
E
L
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AR4.0
1
/
1
6
"
=
1
'
-
0
"
1
SO
U
T
H
S
T
R
E
E
T
E
L
E
V
A
T
I
O
N
(
H
O
P
K
I
N
S
)
1
/
8
"
=
1
'
-
0
"
2
RE
S
1
-
S
O
U
T
H
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
3
RE
S
1
-
W
E
S
T
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
4
RE
S
1
-
N
O
R
T
H
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
5
RE
S
1
-
E
A
S
T
E
L
E
V
A
T
I
O
N
*ALL ELEVATIONS REVISED TO SHOW INCREASE IN SIDE YARD SETBACK FROM 5' TO 7' AND ALL ADDITIONAL REVISIONS SHOWN IN FLOOR PLANS
P87
III.A.
MAIN LEVEL 0' - 0"UPPER LEVEL 10' - 0"LOWER LEVEL -12' - 0"
H
E
I
G
H
T
L
I
M
I
T
2
5
'
-
0
"
P
E
R
C
O
D
E
>
2
'
-
0
"
ROOF DECK 21' - 0 7/8"4' - 0"8' - 0"NO WINDOWS BETWEEN 9' AND 12'ABOVE MAIN LEVEL
MA
I
N
L
E
V
E
L
0'
-
0
"
UP
P
E
R
L
E
V
E
L
10
'
-
0
"
LO
W
E
R
L
E
V
E
L
-1
2
'
-
0
"
RO
O
F
D
E
C
K
21
'
-
0
7
/
8
"
MAIN LEVEL 0' - 0"UPPER LEVEL 10' - 0"LOWER LEVEL -12' - 0"ROOF DECK 21' - 0 7/8"
MA
I
N
L
E
V
E
L
0'
-
0
"
UP
P
E
R
L
E
V
E
L
10
'
-
0
"
LO
W
E
R
L
E
V
E
L
-1
2
'
-
0
"
RO
O
F
D
E
C
K
21
'
-
0
7
/
8
"
RE
S
.
E
L
E
V
A
T
I
O
N
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AR4.1
1
/
8
"
=
1
'
-
0
"
2
RE
S
2
-
S
O
U
T
H
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
3
RE
S
2
-
W
E
S
T
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
4
RE
S
2
-
N
O
R
T
H
E
L
E
V
A
T
I
O
N
1
/
8
"
=
1
'
-
0
"
5
RE
S
2
-
E
A
S
T
E
L
E
V
A
T
I
O
N
1
/
1
6
"
=
1
'
-
0
"
1
NO
R
T
H
S
T
R
E
E
T
E
L
E
V
A
T
I
O
N
(
A
L
L
E
Y
)
*ALL ELEVATIONS REVISED TO SHOW INCREASE IN SIDE YARD SETBACK FROM 5' TO 7' AND ALL ADDITIONAL REVISIONS SHOWN IN FLOOR PLANS
P88
III.A.
RE
S
.
M
A
T
E
R
I
A
L
S
MG
L
NO
V
E
M
B
E
R
2
4
,
2
0
1
4
AR4.2BOARD FORMED CONCRETE BASE
CO
M
P
O
S
I
T
E
W
O
O
D
S
I
D
I
N
G
(
R
A
I
N
S
C
R
E
E
N
)
DARK GREY METAL SIDING (RAIN SCREEN)
ME
D
I
U
M
G
R
E
Y
Z
I
N
C
R
O
O
F
I
N
G
,
F
A
S
C
I
A
&
S
E
C
O
N
D
A
R
Y
(
B
A
C
K
G
R
O
U
N
D
)
S
I
D
I
N
G
NA
T
U
R
A
L
S
T
O
N
E
V
E
N
E
E
R
B
A
S
E
RE
S
I
D
E
N
T
I
A
L
H
O
U
S
E
1
-
CO
N
C
E
P
T
U
A
L
M
A
T
E
R
I
A
L
PA
L
E
T
T
E
RESIDENTIAL HOUSE 2 -CONCEPTUAL MATERIAL PALETTE WARM GREY/BROWN COMPOSITE FASCIA & SECONDARY (BACKGROUND) SIDING
VI
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*CALCULATED FLOOR AREAS FOR THE SINGLE FAMILY RESIDENCES HAVE BEEN UPDATED TO REFLECT THE INCREASE IN SIDE YARD SETBACK FROM 5' TO 7' AND ALL ADDITIONAL FLOOR PLAN REVISIONS
P93
III.A.
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P94
III.A.
Main Level 100'-0"Second Level 110'-0"
A
Third Level 120'-0"Roof Level 130'-0"
H
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J
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VERTICAL WOOD SIDING
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HEIGHT LIMIT
3
2
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VERTICAL WOOD SIDING PANELIZED METAL SIDING STOREFRONT WINDOW SYSTEM
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16
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4'
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III.A.
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III.A.
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III.A.
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III.A.
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P99
III.A.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 1 of 8
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Sara Adams, Senior Planner
THRU: Amy Simon, Historic Preservation Officer
RE: Base 2, 232 East Main Street – Major Development Conceptual Review,
Commercial Design Review, Demolition, Planned Development – Project
Review, continued from November 19, 2014
MEETING DATE: December 3, 2014
APPLICANT: 232 East Main Street, LLC.
REPRESENTATIVE: Mitch Haas of Haas
Land Planning.
LOCATION: 232 East Main Street,
corner of Monarch and Main Streets.
CURRENT ZONING: Mixed Use Historic
District
SUMMARY: The applicant requests
approval to develop a three story above
grade lodge building with a basement
level and commercial on the first floor.
STAFF RECOMMENDATION: Staff recommends
approval with conditions.
SITE VISIT: A site visit was held with HPC on
November 12th at noon.
Photo: Current image of 232 East Main Street.
REQUEST OF THE HISTORIC PRESERVATION COMMISSION: The Applicant has requested to
consolidate all conceptual and growth management reviews at City Council. The Applicant is
requesting the following land use approvals to redevelop the existing lodge:
• Conceptual Major Development Review (Chapter 26.415) for new construction in a
Historic District. (Historic Preservation Commission makes a recommendation to City
Council. City Council is the final review authority.)
• Demolition within the Historic District (Chapter 26.415) for demolition of the existing
building, which is located in the Main Street Historic District. ((Historic Preservation
P100
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 2 of 8
Commission makes a recommendation to City Council. City Council is the final review
authority.)
• Conceptual Commercial Design Review (Chapter 26.412, and the Commercial Design
Guidelines) for construction of a mixed-use lodge building. (The Historic Preservation
Commission is the final review authority. (Historic Preservation Commission makes a
recommendation to City Council. City Council is the final review authority.)
• A Planned Development Project Review (Chapter 26.445) to establish dimensional
requirements for the project. The Applicant requests a PD Review to allow an increase in
overall floor area, lodge floor area, setbacks, parking, height, affordable housing, waiver
of affordable housing. (Historic Preservation Commission makes a recommendation to
City Council. City Council is the final review authority.)
• GMQS Reviews (Chapter 26.470) for lodge, commercial, affordable housing and
allotments. (Historic Preservation Commission makes a recommendation to City
Council. City Council is the final review authority.)
FOLLOW UP FROM NOVEMBER 19TH PUBLIC HEARING:
Parking:
The property currently includes 0 legal onsite parking spaces. Based on the existing
development of 1,500 sf of commercial space, the code required parking is 1.5 spaces 1. There is
currently an existing deficit of 1.5 parking spaces which is allowed to be maintained. The
proposed new project is required to provide 21.6 parking spaces 2.
The applicant proposes no onsite parking spaces; however the applicant is working with the City
to possibly enter into a lease agreement to use parking spaces in the Rio Grande parking garage.
The lodge proposes a valet service to ensure that the parking garage is used. The ability to use
the Rio Grande parking garage is decided by City Council. A condition is included in the draft
resolution that recommends approval of the Rio Grande or some other similar off-site parking
situation. The applicant will present a parking analysis and a vehicle access plan at the public
hearing.
In addition to the parking garage spaces, the applicant proposes the following:
• Prior to arrival providing guests with information for RFTA.
• Providing bus passes to employees that live down valley.
• Local and airport shuttle service to be shared with Base 1.
• Either partner with Wecycle or provide bicycles for guests.
1 1.5 spaces for the commercial uses (1 space per 1,000 sf of commercial net leasable space).
2 20 spaces for the lodge (.5 spaces per lodge unit are required) and 3.1 spaces for the commercial use (1 space per
1,000 sf of commercial net leasable space) = 23.1 spaces required minus deficit of 1.5 existing spaces.
P101
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 3 of 8
Snow Shedding:
A preliminary snow shedding plan is shown
at right. A concealed gutter/ snow pipe is
proposed with an interior system to prevent
snow from shedding off the property. Staff
finds that the proposed snow shedding
system is appropriate at a conceptual level.
A more detailed plan is required for Detailed
Review.
Design:
The applicant proposes the same design that
was presented to HPC on November 19th
with a two story 24’ tall mass adjacent to the
Cortina Lodge. The project could meet the
32’ height limit in the Mixed Use Zone
District by replacing the two gable roof
forms with a flat roof. The gable roof
provides interest and a strong connection to
the residential character of the Main Street Historic District, which boasts mostly gable roofs
with some flat roof buildings. Dropping the west elevation to two stories provides relief to the
Cortina Lodge and the other 19th century landmarks in the block. Staff is supportive of the
design and finds that the design compliments the architecture of the Historic District. The
applicant removed lodge rooms and square footage in order to achieve inflection on the west side
of the building. Please see the Planned Development section of the staff memo for further
discussion of the design.
BACKGROUND:
The property is currently developed as 1 of 2 gas stations within the city limits. There is a small
commercial building on the property.
P102
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 4 of 8
Figure 1: Zone District map showing zone districts. White shading indicates historic landmarks.
The subject property is located on the edge of the Mixed Use Historic District across the street
from the Commercial Core Historic District. Historic landmarks are located across the street and
within the block of the proposed project.
PROPOSED DEVELOPMENT:
The applicant proposes to develop a mixed use lodge building as follows:
• Basement level: accessory lodge uses, back of house areas
• Ground level: 2 commercial spaces, lodge lobby, accessory lodge uses
• Second level: 20 lodge rooms
• Third level: 20 lodge rooms
• Rooftop Deck
Main Street
Monarch Street
P103
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 5 of 8
Table 1: Proposed Dimensions
Requirement in MU Proposed
front yard
(Main St.) 10’ 0’
side yard
(Monarch St.) 5’ 0’
side yard (west) 5’ 0’
rear (alley) 5’ 0’
maximum height
28’- 32' through Commercial Design
42’ top of stair/elevator
36’ 3” front gable (Main Street)
33’9” the parapet (Main Street)
36’ 7” rear gable (alley)
40’ top of exterior stair
44’ top of elevator overrun
public amenity 10% or 600 sf
2,725 sf mostly on the rooftop
*subject to approval as an alternative
method of public amenity
minimum off-street
parking spaces 21.6 0
cumulative floor
area
1:1 (5,976 sf) or
1.25:1 (7,470 sf) through Special
Review
2.8:1(16,732 sf)
lodge and
commercial
floor area
0.75:1 (4,482 sf) total or
1:1 (5,976 sf) total through Special
Review
Lodge: 2.14:1 (12,775 sf)
Commercial: 0.66:1 (3,957 sf)
commercial net
leasable area n/a 3,105 sf
average lodge unit
size n/a about 169 sf
lodge net livable
area n/a 6,763 sf
Number of lodge
units n/a 40 units
Lodge:
The applicant proposes 40 lodge units with an average room size of 169 square feet. There are a
total of 76 beds proposed in the 40 units, which equals 20 units and 38 beds per floor. There are
8 bunk bed rooms proposed and 4 rooms with two beds.
Commercial:
The applicant proposes 2 commercial spaces on the ground floor to house retail and restaurant
uses.
P104
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 6 of 8
Affordable Housing:
As described in Exhibit C, the applicant requests approval to use the Lodge Preservation Overlay
generation rate of 0.3 FTEs/bedroom for the lodge portion of the project as opposed to the Lodge
generation rate of 0.6 FTEs/bedroom based on the amenities and room sizes proposed. In either
the 0.6 or 0.3 generation rate scenario, the affordable housing requirement is minimal (2.98 FTEs
or 1.78 FTEs). The applicant requests a waiver of affordable housing requirement. The project
provides lodging with room sizes that are about 182 square feet and some ground floor
commercial space. Staff is supportive of the adjustment of the employee generation rate to 0.3
FTEs/bedroom considering the type of lodge proposed and the intent of the lower generation rate
for smaller lodges. There are no review criteria specific to waiving the affordable housing
requirement. As part of the review process City Council is asked to determine whether a waiver
of the employee mitigation requirement is appropriate.
Impact Fees:
Section 26.710.100 of the Land Use Code states “As an economic development incentive, a
lodging development may apply for a waiver of the impact fees.” A wavier of impact fees are
requested as part of the site specific approval. City Council is the final review authority for the
requested waivers.
Impact fees are assessed based on additional new square footage and new net leasable area.
Parks Development Fee:
Lodge - (12,777 sf new floor area)
12,777 sf * $5.45 = $69,634.65
Commercial – (3,105 sf nla proposed – 1,500 sf nla existing = 1,605 sf nla increase)
1,605 sf * $4.10 = $6,580.50
TDM/Air Quality Fee:
Lodge –12,777 sf new * $0.61 = $7,793.97
Commercial – 1,605 sf new * $0.46 = $7,383
STAFF FINDINGS:
PLANNED DEVELOPMENT (PD) – PROJECT REVIEW (EXHIBIT A)
The Project Review shall focus on the general concept for the development and shall outline any
dimensional requirements that vary from those allowed in the underlying zone district. The
underlying zone district designation shall be used as a guide, but not an absolute limitation, to the
dimensions which may be considered during the development review process. A primary goal of
a PD is to relate a development to the surrounding context by varying dimensional requirements.
Through the PD process the applicant requests approval to vary the maximum cumulative floor
area, maximum allowable floor area for commercial and lodge uses, height, and setback
requirements.
P105
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 7 of 8
Staff finds that the proposed lodge project with 180 sf average room sizes fills a void in the
lodging market. Increasing the bed base and diversifying the bed base has been a goal of the
City Council, supported by the community during outreach sessions, and included as a policy in
the Aspen Area Community Plan.
The applicant proposes the design that was presented to HPC on November 19th with a two story
24’ tall mass adjacent to the Cortina Lodge. The project could meet the 32’ height limit in the
Mixed Use Zone District by replacing the two gable roof forms with a flat roof. In Staff’s
opinion, the gable roof provides interest and is an appropriate roof form given the predominance
of pitched roofs on Main Street. Dropping the west elevation to two stories provides relief to the
Cortina Lodge and the other 19th century landmarks in the block. Staff is supportive of the
design and finds that the design compliments the architecture of the Historic District. It is
acknowledged that the bulk and mass exceeds some of the adjacent development. Staff finds this
is mitigated by the fact that the building is on a corner and is adjacent to larger structures like the
Hotel Jerome.
The Commercial Core Zone District allows a maximum height of 38’- 40’, as opposed to the
maximum height of 28’- 32’ in the Mixed Use Zone District. The applicant proposes a
maximum of 36’3” along Main Street and maximum of 36’7” along the alley. The elevator
overrun measures at 44’. The proposed height is about 4 ¾’ over the allowable height in the
Mixed Use Zone District and is well under that allowed in the adjacent Commercial Core Zone
District (elevator overruns are allowed up to 50’ in the CC district). The applicant provided a
height analysis of surrounding buildings in the 11/19/14 application and a 3-D model will be
presented at the meeting on 12/3/14. Following are a few highlights for reference:
Carl’s Pharmacy – 27’5” top of parapet
Cortina Lodge (the 2 story building) – 21’ gable roof apex
Hotel Jerome – 50’ going up to 50’4” at the corner of Monarch and Bleeker Sts.
Residential 2 story Victorian – 20’ 6” gable roof apex
The applicant requests a waiver of the parking requirement in lieu of some alternative options
such as valet service to park in the Rio Grande parking garage, lodge parking passes and an
airport shuttle. Staff finds that the review criteria are met for a reduction of the parking
requirement with the condition that off-site parking be provided in the Rio Grande parking
garage or a similar situation.
COMMERCIAL DESIGN STANDARD REVIEW (EXHIBIT B)
A complete description of the design standards and guidelines is addressed Exhibit B. As
described above, Staff is supportive of the massing changes and finds that the Design Guidelines
are met. Staff is supportive of the public amenity space on the roof.
P106
III.B.
232 E. Main Street – Base 2
Staff Memo
12/3/14
Page 8 of 8
GROWTH MANAGEMENT (EXHIBIT C)
See discussion on previous page about waivers. City Council is asked to conduct Growth
Management as part of the consolidated review process. Staff is supportive of the request to use
the Lodge Preservation Overlay employee generation table to determine employee generation.
There are no specific review criteria in the Code to evaluate a waiver of affordable housing
mitigation.
DEMOLITION (EXHIBIT D)
The applicant requests demolition approval of the existing building and gas station. This review
is required because the property is located within the Main Street Historic District. Staff finds
that the building and gas station are not historic and recommends demolition approval.
RECOMMENDATION: Staff recommends that the Historic Preservation Commission support
a recommendation of approval to City Council for the proposed project with conditions listed in
the draft resolution.
PROPOSED MOTION: “I move to approve Resolution # ___, Series of 2014 recommending
Planned Development- Project Review approval, Conceptual Commercial Design Review
approval, Conceptual Major Development approval, Demolition approval, and Growth
Management Review approvals to City Council.
Attachments:
Exhibit A – Staff Findings, PD Review Criteria
Exhibit B – Staff Findings, Commercial Design Standard Review Criteria
Exhibit C – Staff Findings, Growth Management Review Criteria
Exhibit D – Staff Findings, Demolition for property in Historic District, Review Criteria
Exhibit E – Development Review Committee comments
Exhibit F- Application
P107
III.B.
Historic Preservation Commission
Reso No. __, Series 2014
Page 1 of 9
RESOLUTION NO. __
(SERIES OF 2014)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
RECOMMENDING CITY COUNCIL GRANT CONCEPTUAL COMMERCIAL
DESIGN REVIEW APPROVAL, PLANNED DEVELOPMENT – PROJECT REVIEW
APPROVAL, MAJOR DEVELOPMENT CONCEPTUAL APPROVAL, DEMOLTION
APPROVAL, AND GROWTH MANAGEMENT APPROVALS, FOR A SITE SPECIFIC
DEVELOPMENT PLAN FOR BASE 2 LODGE LOCATED ON PROPERTY
COMMONLY KNOWN AS 232 E MAIN STREET, CITY OF ASPEN, PITKIN COUNTY,
COLORADO.
Parcel ID: 2737-073-20-008
WHEREAS, the Community Development Department received an application for the
Base 2 Lodge (the Application) from 232 E. Main LLC (Applicant), represented by Mitch Haas
of Haas Land Planning for the following land use review approvals:
• Planned Development – Project Review, pursuant to Land Use Code Chapter 26.445.
• Growth Management Review – Replacement of Existing Commercial and Lodge
Development, pursuant to Land Use Code Chapter 26.470.
• Growth Management Review –Lodge Development, pursuant to Land Use Code Chapter
26.470.
• Growth Management Review – Affordable Housing, pursuant to Land Use Code Chapter
26.470.
• Commercial Design Review, pursuant to Land Use Code Section 26.412;
• Major Development Conceptual Review, pursuant to Land Use Code Section 26.415;
• Demolition Review, pursuant to Land Use Code Section 26.415; and,
WHEREAS, all code citation references are to the City of Aspen Land Use Code in
effect on the day of initial application – October 20, 2014, as applicable to this Project; and,
WHEREAS, the Application for the Base 1 Lodge proposes:
40 lodge units and 40 bedrooms in 6,763 square feet of net livable area.
3,105 square feet of accessory commercial net leasable space; and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Building Department,
Environmental Health Department, Parks Department, Parking Department, Aspen/Pitkin
County Housing Authority, Public Works Department, and the Transportation Department as a
result of the Development Review Committee meeting; and,
WHEREAS, pursuant to Section 26.470.040.C.7, Affordable Housing, of the Land Use
Code, a recommendation from the Aspen/Pitkin County Housing Authority is required and a
recommendation for approval with the condition that affordable housing be mitigated onsite by
the board was provided at their November 5, 2014, regular meeting; and,
P108
III.B.
Historic Preservation Commission
Reso No. __, Series 2014
Page 2 of 9
WHEREAS, said referral agencies and the Aspen Community Development Department
reviewed the proposed Application and recommended approval with conditions; and,
WHEREAS, pursuant to Chapter 26.445 of the Land Use Code, Planned Development -
Project Review approval may be granted by the City Council at a duly noticed public hearing
after considering recommendations by the Historic Preservation Commission, the Community
Development Director, and relevant referral agencies; and,
WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures,
and Section 26.304.060.B.4, Modification of Review Procedures, all other necessary land use
reviews, as identified herein, have been combined to be considered by the City Council at a duly
noticed public hearing after considering recommendations by the Historic Preservation
Commission, the Community Development Director, and relevant referral agencies; and,
WHEREAS, such combination of review procedures was done to ensure clarity of
review, was accomplished with all required public noticing provided as evidenced by an affidavit
of public noticing submitted to the record, and the public was provided a thorough and full
review of the proposed development; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at a duly
noticed public hearing on December 2, 2014, continued from November 19, 2014, during which
the recommendations of the Community Development Director and comments from the public
were requested and heard by the Historic Preservation Commission; and,
WHEREAS, during a duly noticed public hearing on December 2, 2014, the Historic
Preservation Commission approved Resolution __, Series of 2014, by a __________ vote
recommending City Council approve the Base 2 Application and all necessary land use reviews,
as identified herein, with the recommended conditions of approval listed hereinafter.
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1:Approvals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby recommends City Council grant – Project Review
approval, Growth Management approvals, Major Development Conceptual approval, Conceptual
Commercial Design approval and Demolition approval, for a Site Specific Development Plan for
Base 2 Lodge, subject to the recommended conditions of approval as listed herein. Exhibit A
describes the dimensional requirements.
Section 2: Subsequent Reviews
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Applicant is required to obtain Final Commercial Design Review, Final Major Development
Review, Growth Management, and Planned Development – Detail Review following approval of
the reviews outlined herein. The applicant shall combine these applications, and they shall be
made no later than one (1) year following City Council approval of the reviews outlined herein.
Section 3: Growth Management Allotments
P109
III.B.
Historic Preservation Commission
Reso No. __, Series 2014
Page 3 of 9
3.1 Reconstruction Credits. Based on the existing development at 232 E. Main St. (aka
Buckhorn Lodge), the Applicant is entitled to the following reconstruction credits, pursuant
to Land Use Chapter 26.470
a. A commercial reconstruction credit of 1,500 square feet of net leasable area is credited
toward the Project’s 3,105 square feet of commercial net leasable area.
3.2 Growth Management Allotments. The following growth management allotments are
recommended to be granted to the Base 2 Lodge:
a. 20 lodging bedrooms = 40 lodging pillows.
b. The Applicant is required to apply for the additional 40 lodging pillows in 2015 pursuant
to Land Use Code Section 26.470.110.A.10, Growth Management multi-year growth
allotments.
Section 4: Affordable Housing
The Lodge Preservation Overlay Zone District employee generation rate of 0.3 FTEs per bedroom
is established for Base 2 Lodge.
Section 5: Planned Development – Detail Review
In addition to the general documents required as part of a Planned Development – Detail Review,
the following items shall be required as part of the Application’s Planned Development – Detail
Review:
a. A trash utility area meeting City standards or as otherwise approved by the Utility and
Environmental Health Departments.
b. A signage plan.
c. Vestibules for both commercial spaces.
d. An Outdoor Lighting Plan, pursuant to section 26.575.150.
e. An existing and proposed Landscaping Plan, identifying trees with diameters and values.
f. A draft Construction Management Plan.
g. A snow storage and snow shedding plan. Snow is not permitted to shed off roofs onto
neighboring properties. Demonstrate that any snow which sheds off roofs will remain
on-site.
h. An updated and final Transportation Impact Analysis (TIA), including a monitoring plan.
i. A plan for deliveries, pursuant to Section 26.412.
j. Add an entrance on Main Street into the commercial space.
Section 6: Subdivision/PD Plat and Agreement
The Applicant shall submit a Subdivision/PD agreement (hereinafter “Agreement”) that meets
the requirements of the Land Use Code within 180 days of final approval. The 180 days shall
commence upon the granting of Final Commercial Design and Planned Development – Detail
Review approvals by the Planning & Zoning Commission. The recordation documents shall be
submitted in accordance with the requirements of Section 26.490 Approval Documents of the Land
Use Code.
a. In accordance in Section 26.490.040, Approval Documents Content and Form, the
following plans are required in the Approved Plan Set:
1. Final Commercial Design Review/ Architectural Character Plan.
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2. Planned Development Project and Detail Review Plans.
3. Public Infrastructure Plan.
4. Final Transportation Impact Analysis (TIA), including a monitoring plan.
b. In accordance with Section 26.490.050, Development Agreements, a Development
Agreement shall be entered into with the City.
c. In accordance with Section 26.490.060, Financial and Site Protection Requirements, the
applicant shall provide a site protection guarantee and a site enhancement guarantee.
d. In accordance with Section 26.490.070, Performance Guarantees, the following
guarantees are required in an amount equal to 150% of the current estimated cost of the
improvement:
1. Landscape Guarantee.
2. Public Facilities and Public Infrastructure Guarantee.
3. Storm Water and Drainage Improvements Guarantee.
Section 7: Engineering Department
The Applicant’s design shall be compliant with all sections of the City of Aspen Municipal
Code, Title 21 and all construction and excavation standards published by the Engineering
Department.
7.1 Drainage: The project shall meet the Urban Runoff Management Plan Requirements. Provide
a full major drainage report that meets URMP and Engineering Design Standards with
building permit submittal.
7.2 Sidewalk/Curb/Gutter: All sidewalk curb and gutter shall meet the Engineering Standards of
City of Aspen Municipal Code Title 21. Due to the current condition, the curb and gutter
along Monarch St will need to be replaced. The existing ramps on the corner of Main St and
Monarch are non-complying ramps. Curbheads along ramps are only permitted if the
curbhead is adjacent to a planting or other non-walking surface. Since this particular corner is
paved throughout, winged ramps are required.
7.3 Encroachments: The building overhang into the ROW must have a minimum height of 7’.
Include information on how the overhang is supported. Buildings shall not overhang into the
alley. Locate all utility pedestals and electric transformers to within the property boundary.
7.4 Excavation Stabilization: Due to the proximity of the neighboring property and the
excavation of the building, an excavation stabilization plan shall be submitted to the
Engineering Department prior to building permit submittal.
7.5 CMP: The Construction Management Plan shall describe mitigation for: parking,
staging/encroachments, and truck traffic.
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7.6 Environmental Site Assessment: An environmental site assessment and soils test is required.
The site assessment and remediation is to comply with the Colorado Department of Labor and
Employment – Division of Oil and Public Safety.
7.7 Survey Requirement: Pothole and provide depth to utilities on the survey as part of building
permit submittal.
7.8 Parking: Parking lanes shall not be located within twenty feet of a crosswalk at an
intersection or within thirty feet of any signal. Include a guest loading/unloading area.
Section 8: Fire Mitigation
All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not
limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire
sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907).
Section 9: Parks Department
Tree removal permits shall be submitted as part of the building permit submittal. Mitigation for
removals must be met by paying cash in lieu, planting on site, or a combination of both, pursuant
to Chapter 13.20 of the City Municipal Code. Any plantings on the roof shall not qualify as
mitigation.
A tree protection plan indicating the drip lines of each individual tree or groupings of trees
remaining on site shall be included in the building permit application for any demolition or
significant site work. The plan shall indicate the location of protective zones for approval by the
City Forester and prohibit excavation, storage of materials, storage of construction backfill,
storage of equipment, and access over or through the zone by foot or vehicle.
Section 10: Aspen Consolidated Sanitation District Requirements
The applicant for these proposed developments shall commit to funding the replacement of the
existing District owned main sanitary sewer lines the alleys serving the proposed developments.
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Grease interceptors (not traps) are required for all food processing establishments.
Oil and Sand separators are required for parking garages and vehicle maintenance establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW.
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Below grade development may require installation of a pumping system. Above grade development
shall flow by gravity.
One tap is allowed for each building. Shared service line agreements may be required where more
than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will
require approval by ACSD where soft and hard landscaping may impact public ROW or easements to
be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit.
Where additional development would produce flows that would exceed the planned reserve capacity
of the existing system (collection system and or treatment system) an additional proportionate fee
will be assessed to eliminate the downstream collection system or treatment capacity constraint.
Additional proportionate fees would be collected over time from all development in the area of
concern in order to fund the improvements needed.
Where additional development would produce flows that would overwhelm the planned capacity of
the existing collection system and or treatment facility, the development will be assessed fees to
cover the costs of replacing the entire portion of the system that would be overwhelmed. The District
would fund the costs of constructing reserve capacity in the area of concern (only for the material
cost difference for larger line).
A “Line Replacement Request” and a “Collection System Agreement are required for these projects.
Both are ACSD Board of Director’s action items.
Pool drain sizing shall be approved by the District.
Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any
portion of the public and private sanitary sewer system. The glycol storage areas must have
approved containment facilities.
The applicant’s engineer shall furnish average and peak flows as well as proposed service size prior
to final design.
Section 11: Environmental Health Department
The State of Colorado mandates specific mitigation requirements with regard to asbestos.
Additionally, code requirements to be aware of when filing a building permit include: a
prohibition on engine idling, regulation of fireplaces, fugitive dust requirements, noise
abatement.
The trash enclosures shall meet the minimum requirements outlined in Title 12 unless varied
through Special Review. Prior to Detail PD Review, the dimensions of the trash area and an
accessible route to the trash area shall receive approval by the Environmental Health
Department.
Section 12: Transportation Department
A specific narrative associated with the Transportation Impact Analysis shall be submitted with
the Detailed PD Review application. The TDM and MMOLS measures described below shall be
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implemented. Additional TDM and MMOLS measures may be required during Detailed
Review.
• Prior to arrival providing guests with information for RFTA.
• Providing bus passes to employees that live down valley.
• Local and airport shuttle service to be shared with Base 2 Lodge.
• Either partner with Wecycle or provide bicycles for guests.
Section 13: Parking Department
Two parking spaces on Monarch Street in front of the lodge shall be signed loading zones. The
applicant shall secure parking spaces in the Rio Grande parking garage and offer valet service, or
another similar parking situation to provide off- site parking spaces for the lodge.
Section 14: Water/Utilities Department
The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and
with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of
the Aspen Municipal Code, as required by the City of Aspen Water Department. All Water
System Distribution standards in place at the time of building permit shall apply, and all tap fees
will be assess per applicable codes and standards. Utility and transformer placement and design
shall meet adopted City of Aspen standards. Transformer location shall be included in the
Detailed Review application.
Section 15: Outdoor Lighting and Signage
All outdoor lighting and all signage shall meet the requirements of the Aspen Municipal Code
unless otherwise varied through Detailed Review.
Section 16: Public Amenity Spaces
The Applicant has committed to providing a ground level courtyard and roof top public amenity
spaces. The rooftop deck does not count toward floor area calculation. These spaces shall be
permanently accessible by the public through stairs and/or elevators. The rooftop space shall not
be enclosed with temporary or permanent walls/windows or otherwise enclosed as interior
conditioned space. The ground level courtyard may be enclosed with a roof and walls through
an administrative amendment.
Section 17: Building Department
The Applicant shall meet all applicable building and accessibility codes in place at the time of
building permit.
Section 18:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Planning and Zoning
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
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Section 19:
This Resolution shall not affect 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 20:
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.
FINALLY, adopted, passed and approved this __st day of December, 2014.
[signatures on following page]
Approved as to form: Approved as to content:
__________________________ ______________________________
James R True, City Attorney Willis Pember, Acting Chair
Attest:
_______________________________
Kathy Strickland, Deputy Clerk
Attachments:
Exhibit A: Approved Dimensional Requirements
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Exhibit A – Approved Dimensional Requirements
Proposed
front yard
(Main St.) 0’
side yard
(Monarch St.) 0’
side yard (west) 0’
rear (alley) 0’
maximum height
36’ 3” front gable (Main Street)
33’9” the parapet (Main Street)
36’ 7” rear gable (alley)
40’ top of exterior stair
44’ top of elevator overrun
public amenity
2,725 sf mostly on the rooftop
*subject to approval as an alternative
method of public amenity
minimum off-street
parking spaces 0
cumulative floor
area 2.8:1(16,732 sf)
lodge and
commercial
floor area
Lodge: 2.14:1 (12,775 sf)
Commercial: 0.66:1 (3,957 sf)
commercial net
leasable area 3,105 sf
average lodge unit
size about 169 sf
lodge net livable
area 6,763 sf
Number of lodge
units 40 units
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Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 1 of 8
Exhibit A – Planned Development (PD) Review
26.445.010. Purpose.
The purpose of Planned Development review is to encourage flexibility and innovation in the
development of land which:
A. Promotes the purposes, goals and objectives of applicable adopted regulatory plans.
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
existing and future surrounding land uses than would be possible through the strict application of
the zone district provisions.
C. Preserves natural and man-made site features of historic, cultural or scenic value.
D. Promotes more efficient use of land, public facilities and governmental services.
E. Incorporates an appropriate level of public input to the planning process to ensure
sensitivity to neighborhood and community goals and objectives.
F. Promotes safe and convenient transit, pedestrian, bicycle and vehicular access and circulation.
G. Allows the development of mixed land uses through the encouragement of innovative design
practices that warrant variations from the standard permitted zone district land uses and
dimensional requirements.
26.445.050. Project Review Standards.
The Project Review shall focus on the general concept for the development and shall outline any
dimensional requirements that vary from those allowed in the underlying zone district. The
burden shall rest upon an applicant to show the reasonableness of the development application
and its conformity to the standards and procedures of this Chapter and this Title. The underlying
zone district designation shall be used as a guide, but not an absolute limitation, to the
dimensions which may be considered during the development review process. Any dimensional
variations allowed shall be specified in the ordinance granting Project Approval. In the review
of a development application for a Project Review, the Planning and Zoning Commission or the
Historic Preservation Commission, as applicable, and City Council shall consider the following:
A. Compliance with Adopted Regulatory Plans. The proposed development complies
with applicable adopted regulatory plans.
Staff Findings: The property is not subject to any regulatory plans Staff finds this criterion is
not applicable.
B. Development Suitability. The proposed Planned Development prohibits development
on land unsuitable for development because of natural or man-made hazards affecting the
property, including flooding, mudflow, debris flow, fault ruptures, landslides, rock or soil creep,
rock falls, rock slides, mining activity including mine waste deposit, avalanche or snowslide
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Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 2 of 8
areas, slopes in excess of 30%, and any other natural or man-made hazard or condition that could
harm the health, safety, or welfare of the community. Affected areas may be accepted as suitable
for development if adequate mitigation techniques acceptable to the City Engineer are proposed
in compliance with Title 29 – Engineering Design Standards. Conceptual plans for mitigation
techniques may be accepted for this standard. The City Engineer may require specific designs,
mitigation techniques, and implementation timelines be defined as part of the Detailed Review
and documented within a Development Agreement.
Staff Findings: 232 East Main Street is already developed with a gas station and a small two
story above grade building. All applicable requirements described in the Development Review
Committee comments are included in the draft resolution. Staff finds this criterion is met.
C. Site Planning. The site plan is compatible with the context and visual character of the
area. In meeting this standard, the following criteria shall be used:
1. The site plan responds to the site’s natural characteristics and physical constraints such as
steep slopes, vegetation, waterways, and any natural or man-made hazards and allows
development to blend in with or enhance said features.
Staff Findings: The site is currently developed as a gas station and a commercial building with
a large paved area. The applicant proposes to remove curb cuts and provide street trees in the
right of way. Staff finds this criterion is met.
2. The project preserves important geologic features, mature vegetation, and structures or
features of the site that have historic, cultural, visual, or ecological importance or
contribute to the identity of the town.
Staff Findings: The actual project site does not have any significant features – geologic, natural
or historic. The property is located within the historic district and is directly adjacent to a two
story historic landmark. A discussion of the relationship of the project to the context is below.
Staff finds this criterion is met with the condition.
3. Buildings are oriented to public streets and are sited to reflect the neighborhood context.
Buildings and access ways are arranged to allow effective emergency, maintenance, and
service vehicle access.
Staff Findings: The building is oriented toward the street to reflect the pattern of development
along Main and Monarch Street. In addition to the operable windows and the take out window,
Staff recommends that the applicant provide an entrance to the restaurant along Main Street.
The parcel is accessible by an alley. Staff finds this criterion is met with conditions.
D. Dimensions. All dimensions, including density, mass, and height shall be established
during the Project Review. The proposed dimensions are below:
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Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 3 of 8
Table 1: Proposed Dimensions
Requirement in MU Proposed
front yard
(Main St.)
10’ 0’
side yard
(Monarch St.)
5’ 0’
side yard (west) 5’ 0’
rear (alley) 5’ 0’
maximum height
28’- 32' through Commercial Design
42’ top of stair/elevator
36’ 3” front gable (Main Street)
33’9” the parapet (Main Street)
36’ 7” rear gable (alley)
40’ top of exterior stair
44’ top of elevator overrun
public amenity 10% or 600 sf 2,725 sf mostly on the rooftop
*subject to approval as an alternative
method of public amenity
minimum off-street
parking spaces 21.6 0
cumulative floor
area
1:1 (5,976 sf) or
1.25:1 (7,470 sf) through Special
Review
2.8:1(16,732 sf)
lodge and
commercial
floor area
0.75:1 (4,482 sf) total or
1:1 (5,976 sf) total through Special
Review
Lodge: 2.14:1 (12,775 sf)
Commercial: 0.66:1 (3,957 sf)
commercial net
leasable area n/a 3,105 sf
average lodge unit
size n/a about 169 sf
lodge net livable
area n/a 6,763 sf
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Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 4 of 8
Number of lodge
units n/a 40 units
A development application may request variations to any dimensional requirement of this Title.
In meeting this standard, consideration shall be given to the following criteria:
1. There exists a significant community goal to be achieved through such variations.
Staff Finding: The community will gain a new lodge with rooms averaging about 169 sf in size.
The small room sizes fill a gap in the lodging bed base. Diverse lodging has been at the
forefront of community discussion for the past few years and is included in the Aspen Area
Community Plan as a policy: “replenish the declining lodging base with an emphasis on a
balanced inventory and diverse price-points.” Staff finds this criterion is met.
2. The proposed dimensions represent a character suitable for and indicative of the primary
uses of the project.
Staff Finding: The proposed dimensions are indicative of a lodge building with retail/restaurant
on the first floor. The applicant proposes a lodge with small rooms to meet a demand for this
size and style of lodging in Aspen.
3. The project is compatible with or enhances the cohesiveness or distinctive identity of the
neighborhood and surrounding development patterns, including the scale and massing of
nearby historical or cultural resources.
Staff Finding: The proposed project requests height and floor area variations, setback
variations, parking waivers, affordable housing waivers, and impact fee waivers. According to
the application, all of these requests directly relate to the ability to develop a small lodging
project.
The property is located in the Main Street Historic District and is adjacent to the historic
Cortina Lodge. The block is mostly 19th century historic landmarks with the exception of the
subject property and the property at the corner of Aspen and Main Street. The block across the
street is entirely 1- 2 story historic landmarks. The number of historic landmarks in the vicinity
of this property make redevelopment very challenging. On the other hand, the intensity of uses
and the mass and scale steps up significantly across Monarch Street where the zoning changes to
the Commercial Core.
The subject property is located in a transitional area at the edge of the Mixed Use Zone District,
which creates an appropriate context for larger and taller building mass toward Monarch Street
as a way to visually step up to the Commercial Core context. A map is provided in the staff
memo.
The applicant requests approval to vary the Cumulative Floor Area, and the Lodge and
Commercial Floor Area. Setback variations and height variations are requested. Parking
waivers (discussed below) and affordable housing waivers (Exhibit C) are requested as part of
the Planned Development approval.
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Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 5 of 8
Considering the historic context, historic district guidelines, and the property’s transitional
location on the edge of the downtown core, Staff is supportive of the overall design of the
project. As described in Exhibit B, the prominent gable roof form is appropriate and the
proposed building is an exciting and creative addition to the historic district. Staff is supportive
of the reduction in mass and height adjacent to the Cortina Lodge.
The Commercial Core Zone District allows a maximum height of 38’- 40’, as opposed to the
maximum height of 28’- 32’ in the Mixed Use Zone District. The applicant proposes a maximum
of 36’3” along Main Street and maximum of 36’7” along the alley. The elevator overrun
measures at 44’. The proposed height is about 4 ¾’ over the allowable height in the Mixed Use
Zone District and is well under that allowed in the adjacent Commercial Core Zone District
(elevator overruns are allowed up to 50’ in the CC district). The applicant provided a height
analysis of surrounding buildings in the 11/19/14 application and a 3-D model will be presented
at the meeting on 12/3/14. Following are a few highlights for reference:
Carl’s Pharmacy – 27’5” top of parapet
Cortina Lodge (the 2 story building) – 21’ gable roof apex
Hotel Jerome – about 50’ going up to 50’4” at the corner of Monarch and Bleeker Sts.
Residential 2 story Victorian – 20’ 6” gable roof apex
The project could meet the 32’ height limit in the Mixed Use Zone District by replacing the two
gable roof forms with a flat roof. The gable roof provides interest and a strong connection to the
mixed use nature of the Main Street Historic District which boasts a variety of flat and gable
roof forms. Dropping the west elevation to two stories provides relief to the Cortina Lodge and
the other 19th century landmarks in the block. Staff is supportive of the design and finds that the
design compliments the architecture of the Historic District.
Considering the context - a 0’ front setback at the Cortina Lodge - staff is supportive of the
requested setback variations. The adjacent Commercial Core Zone District has 0’ setback
requirements for all yards, which is consistent with the proposed project.
Staff recommends approval with conditions that an entrance be added along Main Street for
the commercial space.
4. The number of off-street parking spaces shall be established based on the probable
number of cars to be operated by those using the proposed development and the nature of
the proposed uses. 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, and the potential for joint use of
common parking may be considered when establishing a parking requirement.
Staff Finding: The applicant requests establishment of 0 parking spaces required for the project.
The required number of parking spaces is 21.6 spaces. The applicant proposes to work with the
City to secure a certain number of parking spaces in the Rio Grande Parking Garage in addition
to offering lodge parking passes. A shared airport shuttle service with Base 1 is also proposed.
The project is centrally located downtown and a RFTA bus stop is located 2 blocks away at
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III.B.
Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 6 of 8
Paepcke Park. Staff finds that the central location is supportive of a reduction in parking
requirement, and suggests that the applicant continue to work with the City to determine
options for parking and alternate transportation. City Council is the final review authority
over any leases in the Rio Grande parking garage.
5. The Project Review approval, at City Council’s discretion, may include specific
allowances for dimensional flexibility between Project Review and Detailed Review.
Changes shall be subject to the amendment procedures of Section 26.445.110 –
Amendments.
Staff Finding: This criterion is not applicable at this time.
E. Design Standards. The design of the proposed development is compatible with the
context and visual character of the area. In meeting this standard, the following criteria shall be
used:
1. The design complies with applicable design standards, including those outlined in
Chapter 26.410, Residential Design Standards, Chapter 26.412, Commercial Design
Standards, and Chapter 26.415, Historic Preservation.
Staff Finding: Exhibit B specifically addresses the applicable design standards. Staff finds that
the review criteria are met as described in the attached exhibits.
2. The proposed materials are compatible with those called for in any applicable design
standards, as well as those typically seen in the immediate vicinity. Exterior materials are
finalized during Detailed Review, but review boards may set forth certain expectations or
conditions related to architectural character and exterior materials during Project Review.
Staff Finding: Staff finds that the proposed materials –brick, board formed concrete, glass and
metal- are appropriate for the Main Street historic district and are compatible with the Cortina
Lodge. These materials are consistent with traditional building in the historic district but with a
contemporary application. Staff finds this criterion is met.
F. Pedestrian, bicycle & transit facilities. The development improves pedestrian, bicycle,
and transit facilities. These facilities and improvements shall be prioritized over vehicular
facilities and improvements. Any vehicular access points, or curb cuts, minimize impacts on
existing or proposed pedestrian, bicycle, and transit facilities. The City may require specific
designs, mitigation techniques, and implementation timelines be defined as part of the Detailed
Review and documented within a Development Agreement.
Staff Finding: The applicant proposes to replace sidewalks and curb and gutter in accordance
with City requirements. The existing curb cuts will be removed and replaced with curb and
gutter and sidewalks. Staff finds this criterion is met.
G. Engineering Design Standards. There has been accurate identification of engineering
design and mitigation techniques necessary for development of the project to comply with the
applicable requirements of Municipal Code Title 29 – Engineering Design Standards and the
City of Aspen Urban Runoff Management Plan (URMP). The City Engineer may require
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Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 7 of 8
specific designs, mitigation techniques, and implementation timelines be defined as part of the
Detailed Review and documented within a Development Agreement.
Staff Finding: The Engineering Department has concerns about the construction impacts of this
project regarding staging, construction phases, parking and truck traffic, and requests a
preliminary construction management plan be submitted prior to Detailed Review. This is added
as a condition of approval. Staff finds that this criterion is met with conditions.
H. Public Infrastructure and Facilities. The proposed Planned Development shall
upgrade public infrastructure and facilities necessary to serve the project. Improvements shall be
at the sole costs of the developer. The City Engineer may require specific designs, mitigation
techniques, and implementation timelines be defined as part of the Detailed Review and
documented within a Development Agreement.
Staff Finding: The applicant represents that they will upgrade public infrastructure as needed to
serve the project and the public. This is included as a condition of approval. Staff finds that this
criterion is met with conditions.
I. Access and Circulation. The proposed development shall have perpetual unobstructed
legal vehicular access to a public way. A proposed Planned Development shall not eliminate or
obstruct legal access from a public way to an adjacent property. All streets in a Planned
Development retained under private ownership shall be dedicated to public use to ensure
adequate public and emergency access. Security/privacy gates across access points and
driveways are prohibited.
Staff Finding: The property has access from an alleyway and from a public street. There are no
gates proposed. Staff finds that this criterion is met.
26.445.060. Use Variation Standards.
A development application may request variations in the allowed uses permitted in the zone
district. The burden shall rest upon an Applicant to show the reasonableness of the request and
its conformity to the standards and procedures of this Chapter and this Title. The permitted and
conditional uses allowed on the property according to its zoning shall be used as a guide, but not
an absolute limitation, to the land uses which may be considered during the review. Any use
variation allowed shall be specified in the ordinance granting Project Review approval. In the
review of a development application for a Project Review, the Planning and Zoning Commission
or the Historic Preservation Commission, as applicable, and City Council shall consider the
following standards related to Use Variations:
A. The proposed use variation is compatible with the character of existing and planned land
uses in the project and surrounding area. In meeting this standard, consideration shall be given
to the existence of similar uses in the immediate vicinity, as well as how the proposed uses may
enhance the project or immediate vicinity.
B. The proposed use variation is effectively incorporated into the project’s overall mix of
uses. In meeting this standard, consideration shall be given to how the proposed uses within a
project will interact and support one another.
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III.B.
Exhibit A – PD, Project Review
232 E. Main Street, Base 2
Updated 12/3/14
Page 8 of 8
C. The location, size, design, and operating characteristics of the proposed use variation
minimizes adverse effects on the neighborhood and surrounding properties.
D. The proposed use variation complies with applicable adopted regulatory plans.
Staff Findings: The Applicant is not proposing any use variations as part of the application.
Staff finds this section is not applicable.
P124
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 1 of 7
Exhibit B - Commercial Design Standards and HPC Major Development Conceptual for
Base 2 (232 East Main Street)
26.412.010. Purpose.
The purpose of commercial design review is to preserve and foster proper commercial district
scale and character and to ensure that the City's commercial areas and streetscapes are public
places conducive to walking. The review standards do not prescribe architectural style, but do
require that certain building elements contribute to the streetscape.
The character of the City's commercial district is largely established by the variety of uses and
the relationship between front facades of buildings and the streets they face. By requiring certain
building elements to be incorporated in the design of new and remodeled buildings, storefronts
are more appealing and can contribute to a well-designed, exciting commercial district.
Accommodation of the automobile within commercial districts is important to the consistency
and quality of pedestrian streetscapes. The standards prescribe certain methods of
accommodating on-site parking to achieve environments conducive to walking.
Acknowledgement of the context that has been established by the existing built environment is
important to protecting the uniqueness of the City. To achieve compatibility, certain standards
require building elements to be influenced by adjoining development, views, pedestrian malls or
sun angles.
Finally, along with creating architecturally interesting and lively primary streets, the pedestrian
nature of downtown can be further enhanced by making alleys an attractive place to walk. Store
entrances and display windows along alleyways are encouraged to augment, while not detracting
from, the pedestrian interest of primary streets.
26.412.050. Review Criteria.
An application for commercial design review may be approved, approved with conditions or
denied based on conformance with the following criteria:
A. The proposed development meets the requirements of Section 26.412.060, Commercial
design standards, or any deviation from the standards provides a more appealing pattern of
development considering the context in which the development is proposed and the purpose of
the particular standard. Unique site constraints can justify a deviation from the standards.
Compliance with Section 26.412.070, Suggested design elements, is not required but may be
used to justify a deviation from the standards.
Staff Findings:
The proposed project requests height and floor area variations, setback variations, parking
waivers and impact fee waivers through the Planned Development process. The property is
located in the Main Street Historic District and is adjacent to the historic Cortina Lodge. The
block is mostly 19th century historic landmarks with the exception of the subject property and the
P125
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 2 of 7
property at the corner of Aspen and Main Street. The block across the street is entirely 1- 2
story historic landmarks. The historic context of this property is very challenging.
The zoning across Monarch Street, starting at Carl’s, changes to the Commercial Core Historic
District which allows taller and bigger buildings such as the Hotel Jerome. This property is
located in a transitional area at the edge of the Mixed Use Zone District. The transitional
position of the subject property supports larger and taller mass toward Monarch Street as a way
to visually step up to the Commercial Core context.
The applicant requests approval to vary the Cumulative Floor Area, and the Lodge and
Commercial Floor Area. Setback variations and height variations are requested. Parking
waivers are requested.
The Commercial Core Zone District allows a maximum height of 38’- 40’, as opposed to the
maximum height of 28’- 32’ in the Mixed Use Zone District. The applicant proposes a maximum
height of 36’3” along Main Street, 36’7” along the alley, and an elevator overrun of 44’. Staff
is less concerned about the height adjacent to Monarch Street, which faces the large Hotel
Jerome, and is more concerned about the impact of the height adjacent to the Cortina Lodge.
Considering the context - a 0’ front setback at the Cortina Lodge - staff is supportive of the
requested setback variations. The adjacent Commercial Core Zone District has 0’ setback
requirements for all yards, which is consistent with the proposed project.
Staff is supportive of the overall style of the project and finds that a gable and flat roof are
appropriate. The two roof forms provide height variations and relate to the historic resources in
the block. Staff is supportive of the amended design that reduces the mass adjacent to the
Cortina Lodge to two stories, which better meets Guidelines 7.13 and 7.14 below.
7.13 A new building or addition should reflect the range and variation in building height of
the Main Street Historic District.
• Refer to the zone district regulations to determine the maximum height limit on the
subject property.
• A minimum second story floor to ceiling height of 9 ft. should be used in a method that is
respectful to historic buildings.
• Additional height, as permitted in the zone district, may be added for one or more of the
following reasons:
o The primary function of the building is civic. (i.e. the building is a Museum,
Performance Hall, Fire Station, etc.)
o Some portion of the property is affected by a height restriction due to its
proximity to a historic resource, or location within a View Plane, therefore relief
in another area may be appropriate.
o To benefit the livability of Affordable Housing units.
o To make a demonstrable (to be verified by the Building Department) contribution
to the building’s overall energy efficiency, for instance by providing improved
daylight.
P126
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 3 of 7
7.14 Design a new building to appear similar in scale to those in the district during the
mining era.
• Generally, a new building should be one to two stories in height.
B. For proposed development converting an existing structure to commercial use, the
proposed development meets the requirements of Section 26.412.060, Commercial design
standards, to the greatest extent practical. Changes to the façade of the building may be required
to comply with this Section.
Staff Finding: n/a.
C. The application shall comply with the guidelines within the Commercial, Lodging and
Historic District Design Objectives and Guidelines as determined by the appropriate
Commission. The guidelines set forth design review criteria, standards and guidelines that are to
be used in making determinations of appropriateness. The City shall determine when a proposal
is in compliance with the criteria, standards and guidelines. Although these criteria, standards
and guidelines are relatively comprehensive, there may be circumstances where alternative ways
of meeting the intent of the policy objectives might be identified. In such a case, the City must
determine that the intent of the guideline is still met, albeit through alternative means.
Staff Finding: See discussion above.
26.412.060. Commercial Design Standards.
The following design standards, in addition to the commercial, lodging and historic district
design objectives and guidelines, shall apply to commercial, lodging and mixed-use
development:
A. Public Amenity Space. Creative, well-designed public places and settings contribute to
an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and
entertainment atmosphere. Public amenity can take the form of physical or operational
improvements to public rights-of-way or private property within commercial areas.
On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity,
the following standards shall apply to the provision of such amenity. Acceptance of the method
or combination of methods of providing the public amenity shall be at the option of the Planning
and Zoning Commission or the Historic Preservation Commission, as applicable, according to
the procedures herein and according to the following standards:
1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of
uses and activities to occur, considering any expected tenant and future potential tenants
and uses.
Staff Finding: The proposed public amenity is located on the roof. The roof will be open to the
public and a public access easement will be provided to ensure accessibility. A small courtyard
area is proposed along the west elevation accessed from the interior of the building. Section
26.575.030 allows alternative methods of public amenity as described below:
P127
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 4 of 7
“The Commission may accept any method of providing public amenity not otherwise
described herein if the Commission finds that such method equals or exceeds the value,
which may be nonmonetary community value, of a otherwise required cash-in-lieu payment.”
Staff is supportive of the proposed rooftop public amenity space which provides significantly
more public amenity than required – 600 sf is required and 2,727 sf is proposed including the
courtyard. Staff is less supportive of the courtyard, which does not meet the purpose of the
public amenity requirement which is to “contribute to an attractive commercial and lodging
district by creating public places an settings conducive to an exciting pedestrian shopping and
entertainment atmosphere.” Staff finds that the public rooftop deck is an acceptable alternate
public amenity that meets the purpose of the requirement and recommends approval with the
condition that an access easement be provided for the public. Staff finds this criterion is met
with conditions.
2. The public amenity contributes to an active street vitality. To accomplish this
characteristic, public seating, outdoor restaurant seating or similar active uses, shade
trees, solar access, view orientation and simple at-grade relationships with adjacent
rights-of-way are encouraged.
Staff Finding: n/a. An alternate method is proposed that is not at grade.
3. The public amenity and the design and operating characteristics of adjacent structures,
rights-of-way and uses contribute to an inviting pedestrian environment.
Staff Finding: n/a. An alternate method is proposed that is not at grade.
4. The proposed amenity does not duplicate existing pedestrian space created by malls,
sidewalks or adjacent property, or such duplication does not detract from the pedestrian
environment.
Staff Finding: The proposed amenity space does not duplicate existing spaces. Rather it
provides a positive and creative area that provided mountain views to the public. Staff finds this
criterion is met.
5. Any variation to the design and operational standards for public amenity, Subsection
26.575.030.F., promotes the purpose of the public amenity requirements.
Staff Finding: Staff is supportive of the proposed rooftop public amenity space which provides
significantly more public amenity than required – 600 sf is required and 2,727 sf is proposed
including the courtyard. Staff is less supportive of the courtyard, which does not meet the
purpose of the public amenity requirement which is to “contribute to an attractive commercial
and lodging district by creating public places an settings conducive to an exciting pedestrian
shopping and entertainment atmosphere.” Staff finds that the public rooftop deck is an
acceptable alternate public amenity that meets the purpose of the requirement and
recommends approval with the condition that an access easement be provided for the public.
Staff finds this criterion is met with conditions.
B. Utility, delivery and trash service provision. When the necessary logistical elements of
a commercial building are well designed, the building can better contribute to the overall success
P128
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 5 of 7
of the district. Poor logistics of one (1) building can detract from the quality of surrounding
properties. Efficient delivery and trash areas are important to the function of alleyways. The
following standards shall apply:
1. A trash and recycle service area shall be accommodated on all projects and shall meet the
minimum size and location standards established by Title 12, Solid Waste, of the
Municipal Code, unless otherwise established according to said Chapter.
Staff Finding: The trash recycle area is located on the property adjacent to the
restaurant/eating area and is accessed off of the alley. The area is 15’w x 20’d x 10’h. The
applicant is working with the Environmental Health Department to receive approval for a
reduced trash size. The required size for this type of development is 20’w x 20’d x 20’h.
2. A utility area shall be accommodated on all projects and shall meet the minimum
standards established by Title 25, Utilities, of the Municipal Code, the City’s Electric
Distribution Standards, and the National Electric Code, unless otherwise established
according to said Codes.
Staff Finding: The Utility Department is concerned about the location of the transformer and the
ability for the transformer to be open to the sky (it is currently covered). Resolution of the
transformer location/design is required as part of Detailed Review. The applicant is required to
meet the above mentioned Codes. Staff finds this criterion is met with conditions.
3. All utility, trash and recycle service areas shall be co-located and combined to the greatest
extent practical.
Staff Finding: The utility and trash areas are co-located along the alley. Staff finds this
criterion is met to the extent practical.
4. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be
along and accessed from the alleyway, unless otherwise approved through Title 12, Solid
Waste, of the Municipal Code, or through Chapter 26.430, Special Review.
Staff Finding: These areas are located off of the alley. Staff finds this criterion is met.
5. All utility, trash and recycle service areas shall be fenced so as not to be visible from the
street, unless they are entirely located on an alleyway or otherwise approved though Title
12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All
fences shall be six (6) feet high from grade, shall be of sound construction, and shall be
no less than ninety percent (90%) opaque, unless otherwise varied through Chapter
26.430, Special Review.
Staff Finding: The utility trash area is located on an alley. A fence shall be reviewed during
Detail Review. Staff finds this criterion is met with conditions.
6. Whenever utility, trash, and recycle service areas are required to be provided abutting an
alley, other portions of a building may extend to the rear property line if otherwise
allowed by this Title, provided that the utility, trash and recycle area is located at grade
and accessible to the alley.
P129
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 6 of 7
Staff Finding: A rear yard variance is requested for the building along the alley. The setback
variance is discussed in Exhibit A, Planned Development – Project Review. Staff finds this
criterion is met.
7. All utility service pedestals shall be located on private property. Easements shall allow
for service provider access. Encroachments into the alleyway shall be minimized to the
extent practical and should only be necessary when existing site conditions, such as an
historic resource, dictate such encroachment. All encroachments shall be properly
licensed.
Staff Finding: The utility areas are proposed to be located on private property. An easement is
required for service provider access and is included as a condition of approval. Staff finds this
criterion is met.
8. All commercial and lodging buildings shall provide a delivery area. The delivery area
shall be located along the alley if an alley adjoins the property. The delivery area shall be
accessible to all tenant spaces of the building in a manner that meets the requirements of
the International Building Code Chapters 10 and 11 as adopted and amended by the City
of Aspen. All non-ground floor commercial spaces shall have access to an elevator or
dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized
as pathways (pedestrian rights-of-way) to meet the requirements of the International
Building Code. Any truck loading facility shall be an integral component of the building.
Shared facilities are highly encouraged.
Staff Finding: The delivery area shall be noted on the site plan for review during Detailed
Review. Staff finds this criterion is not met and requests more information from the applicant
to explain the delivery area for Detailed Review.
9. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet
shall contain a vestibule (double set of doors) developed internal to the structure to meet
the requirements of the International Energy Conservation Code as adopted and amended
by the City of Aspen, or an air curtain.
Staff Finding: A vestibule is not included in the floor plans. Staff finds that this criterion is not
met and recommends a vestibule be added to the plans for Detailed Review.
10. Mechanical exhaust, including parking garage ventilation, shall be vented through the
roof. The exhaust equipment shall be located as far away from the street as practical.
Staff Finding: The applicant represents that all mechanical shall be vented through the roof. A
roof plan shall be provided for Detailed Review to meet this criterion. Staff finds this criterion
is not met and recommends further information for Detailed Review.
11. Mechanical ventilation equipment and ducting shall be accommodated internally within
the building and/or located on the roof, minimized to the extent practical and recessed
behind a parapet wall or other screening device such that it shall not be visible from a
public right-of-way at a pedestrian level. New buildings shall reserve adequate space for
future ventilation and ducting needs.
P130
III.B.
Exhibit B- Commercial Design Standards and
Major HP Review
232 East Main Street – Base 2
Page 7 of 7
Staff Finding: The rooftop mechanical shall be consolidated into one area and screened from
view. The applicant proposes significant setbacks for the mechanical equipment, which is
clustered toward the rear of the building. Staff finds this criterion is met.
12. The trash and recycling service area requirements may be varied pursuant to Title 12,
Solid Waste, of the Municipal Code. All other requirements of this subsection may be
varied by special review (see Chapter 26.430.040.E, Utility and delivery service area
provisions).
Staff Finding: A reduction to the trash and recycle area is subject to review by the
Environmental Health Department pursuant to the requirements in Title 12 of the Municipal
Code. Staff finds this criterion is met with conditions.
P131
III.B.
Exhibit C
Base 2 – 232 E. Main St.
Growth Management- updated 12/3/14
Page 1 of 6
Exhibit C – Staff Findings, Growth Management
26.470.050. General requirements.
A. Purpose: The intent of growth management is to provide for orderly development and
redevelopment of the City while providing mitigation from the impacts said development and
redevelopment creates. Different types of development are categorized below, as well as the
necessary review process and review standards for the proposed development. A proposal may
fall into multiple categories and therefore have multiple processes and standards to adhere to and
meet.
B. General requirements: All development applications for growth management review shall
comply with the following standards. The reviewing body shall approve, approve with
conditions or deny an application for growth management review based on the following
generally applicable criteria and the review criteria applicable to the specific type of
development:
1. Sufficient growth management allotments are available to accommodate the proposed
development, pursuant to Subsection 26.470.030.D. Applications for multi-year
development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet
this standard.
Staff Finding: The applicant requests new 80 lodge pillows (40 lodge bedrooms). There are
about 40 pillows available for the 2014 allotment year. The applicant is required to request the
additional pillows through a new GMQS application in 2015. Staff finds that this criterion is
met with the condition that the applicant request additional allotments in 2015.
2. The proposed development is compatible with land uses in the surrounding area, as well
as with any applicable adopted regulatory master plan.
Staff Finding: The proposed development is consistent with surrounding land uses which
include the Hotel Jerome across Monarch Street. There are no applicable regulatory master
plans. Staff finds that this criterion is met.
3. The development conforms to the requirements and limitations of the zone district.
Staff Finding: The development is requesting a Planned Development site specific approval to
define dimensional requirements. Staff finds that this criterion is met.
4. The proposed development is consistent with the Conceptual Historic Preservation
Commission approval, the Conceptual Commercial Design Review approval and the
Planned Development – Project Review approval, as applicable.
Staff Finding: Pursuant to the Land Use Code, Staff is processing the Conceptual design
approvals and the Project Review approval concurrent with the Growth Management review.
Staff finds that this criterion is met.
P132
III.B.
Exhibit C
Base 2 – 232 E. Main St.
Growth Management- updated 12/3/14
Page 2 of 6
5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees
generated by the additional commercial or lodge development, according to Subsection
26.470.100.A, Employee generation rates, are mitigated through the provision of
affordable housing. The employee generation mitigation plan shall be approved pursuant
to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the
Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may
choose to provide mitigation units at a lower category designation. If an applicant
chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to
Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90
Criteria for Administrative Extinguishment of the Certificate.
Staff Finding: See review criteria below specific to lodge development.
6. Affordable housing net livable area, for which the finished floor level is at or above
natural or finished grade, whichever is higher, shall be provided in an amount equal to at
least thirty percent (30%) of the additional free-market residential net livable area, for
which the finished floor level is at or above natural or finished grade, whichever is
higher.
Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable
housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County
Housing Authority Guidelines, as amended. An applicant may choose to provide
mitigation units at a lower category designation. Affordable housing units that are being
provided absent a requirement ("voluntary units") may be deed-restricted at any level of
affordability, including residential occupied. If an applicant chooses to use a Certificate
of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate
shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative
Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100
Employee/Square Footage Conversion.
Staff Finding: n/a. No free market residential development is proposed.
7. The project represents minimal additional demand on public infrastructure, or such
additional demand is mitigated through improvement proposed as part of the project.
Public infrastructure includes, but is not limited to, water supply, sewage treatment,
energy and communication utilities, drainage control, fire and police protection, solid
waste disposal, parking and road and transit services.
Staff Finding: The applicant represents an intention to accommodate all impacts on
infrastructure. Staff finds this criterion is met.
26.470.070 Planning and Zoning Commission applications.
The following types of development shall be approved, approved with conditions or denied by
the Planning and Zoning Commission, pursuant to Section 26.470.110, Procedures for review,
and the criteria for each type of development described below. Except as noted, all growth
management applications shall comply with the general requirements of Section 26.470.050.
Except as noted, the following types of growth management approvals shall be deducted from
P133
III.B.
Exhibit C
Base 2 – 232 E. Main St.
Growth Management- updated 12/3/14
Page 3 of 6
the respective development ceiling levels but shall not be deducted from the annual development
allotments. Approvals apply cumulatively. Growth Management approvals for Subsections
26.470.080(6-10) shall be deducted from the respective annual development allotments.
26.470.70.4 Affordable housing. The development of affordable housing deed-restricted in
accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved,
approved with conditions or denied by the Planning and Zoning Commission based on the
following criteria:
a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing
Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be
required for this standard. The Aspen/Pitkin County Housing Authority may choose to
hold a public hearing with the Board of Directors.
Staff Finding: The applicant requests a waiver of affordable housing mitigation in lieu of the
development of affordable lodge units. APCHA recommends mitigation onsite or in the form of
affordable housing credits. The referral comments are included in Exhibit D.
b. Affordable housing required for mitigation purposes shall be in the form of actual newly
built units or buy-down units. Off-site units shall be provided within the City limits.
Units outside the City limits may be accepted as mitigation by the City Council, pursuant
to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a
cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a
recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation
requirement is one (1) or more units, a cash-in-lieu payment shall require City Council
approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing
Credit may be used to satisfy mitigation requirements by approval of the Community
Development Department Director, pursuant to Section 26.540.080 Extinguishment of
the Certificate. Required affordable housing may be provided through a mix of these
methods.
Staff Finding: n/a.
c. Each unit provided shall be designed such that the finished floor level of fifty percent
(50%) or more of the unit's net livable area is at or above natural or finished grade,
whichever is higher. This dimensional requirement may be varied through Special
Review, Pursuant to Chapter 26.430.
Staff Finding: n/a.
d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified
purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The
owner may be entitled to select the first purchasers, subject to the aforementioned
qualifications, with approval from the Aspen/Pitkin County Housing Authority. The
deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to
own the unit and rent it to qualified renters as defined in the Affordable Housing
Guidelines established by the Aspen/Pitkin County Housing Authority, as amended.
P134
III.B.
Exhibit C
Base 2 – 232 E. Main St.
Growth Management- updated 12/3/14
Page 4 of 6
The proposed units may be rental units, including but not limited to rental units owned by
an employer or nonprofit organization, if a legal instrument in a form acceptable to the
City Attorney ensures permanent affordability of the units. The City encourages
affordable housing units required for lodge development to be rental units associated with
the lodge operation and contributing to the long-term viability of the lodge.
Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin
County or other similar governmental or quasi-municipal agency shall not be subject to
this mandatory "for sale" provision.
Staff Finding: n/a.
e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for
mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such
non-mitigation affordable housing is eligible to receive a Certificate of Affordable
Housing Credit pursuant to Chapter 26.540.
Staff Finding: n/a.
Lodge development. The expansion of an existing lodge or the development of a new lodge
shall be approved, approved with conditions or denied by the Planning and Zoning Commission
based on the following criteria:
a. If the project contains a minimum of one (1) lodge unit per five hundred (500) square feet
of lot area, the following affordable housing mitigation standards shall apply:
1) Affordable housing net livable area equaling a percentage, as defined in the unit size
table below, of the additional free-market residential net livable area shall be
mitigated through the provision of affordable housing.
2) A percentage, as defined in the table below, of the employees generated by the
additional lodge, timeshare lodge, exempt timeshare units and associated commercial
development, according to Paragraph 26.470.100.A.1, Employee generation, shall be
mitigated through the provision of affordable housing.
Average Net Livable
Area of Lodge Units
Being Added to the
Parcel
Affordable Housing Net
Livable Area Required
(Percentage of Free-
Market Net Livable
Area)
Percentage of
Employee Generation
Requiring the
Provision of Mitigation
600 square feet or
greater
30% 60%
500 square feet 30% 40%
400 square feet 20% 20%
300 square feet or
smaller
10% 10%
P135
III.B.
Exhibit C
Base 2 – 232 E. Main St.
Growth Management- updated 12/3/14
Page 5 of 6
When the average unit size falls between the square-footage categories, the required
affordable housing shall be determined by interpolating the above schedule. For
example, a lodge project with an average unit size of four hundred fifty (450) square
feet shall be required to provide mitigation for thirty percent (30%) of the employees
generated.
Affordable housing units provided shall be approved pursuant to Paragraph
26.470.070.4, Affordable housing, and be restricted to a maximum of a Category 4
rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as
amended. An applicant may choose to provide mitigation units at a lower category
designation.
Staff Finding: The project proposes to increase the existing commercial net leasable area and
add lodge net livable area (nla). Following is the calculation for affordable housing mitigation:
Commercial:
Existing: 1,500 sf nla [1,5000 sf * 3.6 FTEs/1,000 sf = 5.4 FTEs]
Proposed: 3,105 sf nla [3,105 sf * 3.6FTEs/1,000 sf = 11.18 FTE]
Employees Generated by Commercial: 11.18- 5.4 =5.78 FTEs
Mitigated at 10% according to the chart above: 0.58 FTEs require mitigation
Lodge:
Existing: 0 lodge bedrooms
Proposed: 40 lodge bedrooms
40 new lodge bedrooms = (40 * 0.6 FTEs/bdrm) = 24 FTEs @ 10% rate =2.4 FTEs require
mitigation
The mitigation requirement is 0.58 FTEs + 2.4 FTEs = 2.98 FTEs.
The applicant proposes no affordable housing mitigation as a trade-off for the proposed
affordable lodge project. An employee generation review pursuant to the following criteria is
requested to determine that the Lodge Preservation generation rate of 0.3 FTEs per bedroom is
applicable to this project as opposed to the 0.6 FTEs per bedroom which is specified for lodges
in the mixed use zone district:
a) The expected employee generation of the use considering the employment generation pattern
of the use or of a similar use within the City or a similar resort economy,
b) Any unique employment characteristic of the operation.
c) The extent to which employees of various uses within a mixed-use building or of a related
off-site operation will overlap or serve multiple functions.
d) A proposed restriction requiring full employee generation mitigation upon vacation of the
type of business acceptable to the Planning and Zoning Commission.
P136
III.B.
Exhibit C
Base 2 – 232 E. Main St.
Growth Management- updated 12/3/14
Page 6 of 6
e) Any proposed follow-up analysis of the project (e.g. an audit) to confirm actual employee
generation.
f) For lodge projects: An efficiency or reduction in the number of employees required for the
lodging component of the project may, at the discretion of the Commission as a means of
incentivizing a lodge project, be applied as a credit towards the mitigation requirement of the
free-market residential component of the project. Any approved reduction shall require an audit
to determine actual employee generation after two (2) complete years of operation of the lodge.
The applicant makes an argument that the FTE generation rate of 0.6 FTE/bedroom that applies
to lodges within the Lodge, Commercial Lodge and Ski Base and other zone districts should not
apply. The lodges in these areas are located at the base of the mountain: Sky Hotel, Little Nell,
St. Regis, and the Grand Hyatt. All of the lodges along Main Street have Lodge Preservation
Overlay (LP) zone district. Because this property has not historically been lodging, it does not
have the LP designation. The high level of services provided by the hotels is reflected in the
generation rate. For example, hotels with a LP Overlay have a much lower employee mitigation
rate of 0.3 FTE/bedroom due. The Lodge Preservation zone district applies to smaller lodges.
The applicant had the option to apply to rezone the property with the Lodge Preservation
Overlay, but decided to keep the current Mixed Use zoning and apply to adjust the employee
generation rate to be that of the LP zone district. The calculation using the 0.3 FTE/bedroom
generation rate is (0.58 + 1.2) 1.78 FTEs.
In either the 0.6 or 0.3 generation rate scenario, the affordable housing requirement is minimal
(2.98 or 1.78 FTEs). The applicant requests a waiver of affordable housing requirement. The
project provides lodging with room sizes that are about 169 square feet and some ground floor
commercial space. Staff is supportive of the adjustment of the employee generation rate to 0.3
FTEs/bedroom considering the type of lodge proposed and the intent of the lower generation
rate for smaller lodges. There are no review criteria specific to waiving the affordable housing
requirement. As part of the review process City Council is asked to determine whether a waiver
of the employee mitigation requirement is appropriate.
P137
III.B.
Exhibit D – Demolition
232 E. Main, Base 2
Page 1 of 1
Exhibit D – Demolition
26.415.080. Demolition of designated historic properties or properties within a historic
district.
It is the intent of this Chapter to preserve the historic and architectural resources that have
demonstrated significance to the community. Consequently no demolition of properties
designated on the Aspen Inventory of Historic Landmark Site and Structures or properties within
a Historic District will be allowed unless approved by the HPC in accordance with the standards
set forth in this Section.
4. The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c) The structure cannot practically be moved to another appropriate location in Aspen
or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District
in which it is located and
b) The loss of the building, structure or object would not adversely affect the integrity of
the Historic District or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c) Demolition of the structure will be inconsequential to the historic preservation needs
of the area.
Staff Finding: Staff finds that the existing development, does not have historic significance and
does not contribute to the integrity of the Main Street Historic District. Staff finds that criteria d,
and a – c are met and recommends approval of demolition.
P138
III.B.
1
Exhibit E - DRC- Comments for BASE 2
Engineering Department
Hailey Guglielmo, 970.429.2751, hailey.guglielmo@cityofaspen.com
These comments are not intended to be exclusive, but an initial response to the project packet
submitted for purpose of the DRC meeting.
1) Transportation Impact Analysis:
a) Provide a TIA narrative which follows page 12 of the TIA Guidelines. Explain which
TDM and MMLOS measures were selected, how they apply to this project, and why
these specific measures were selected to benefit the public.
b) While the landscape buffer is greater than the standard minimum along Main St, there is
no buffer along Monarch, and thus as is the project will not receive MMLOS credit for a
landscape buffer.
c) The TIA states the project proposes new signage, striping, mirrors, and other approved
devices to address pedestrian-vehicle conflicts at driveways. It is not clear on the plan
sheet how this is accomplished and should be elaborated to receive TDM credit for the
measure.
d) Demonstrate the pedestrian directness factor is between 1 and 1.2.
2) Drainage:
a) Provide a full major drainage report that meets URMP and Engineering Design
Standards. The conceptual design does not address WQCV or drainage requirements. If
WQCV is to be handled within the ROW, a portion of the ROW tributary area must also
be treated within the system.
3) Snow Storage:
a) Address snow shed on the east side of the building. Within the proposed plan snow will
slide from the roof onto pedestrians below.
b) Address snow shed on the west side of the building. Snow falling into the trash area from
both buildings could limit the available area. To maintain a functioning trash area how
will snow be accommodated? Ensure no snow sheds onto the neighboring property.
c) A minimum functional area equaling 30% of the paved area shall be provided contiguous
to the paved and designed to accommodate snow storage. For heated areas, the
functional area can be reduced to 10%. If the rooftop deck is to be utilized throughout the
winter, where will snow storage from the roof take place?
4) Sidewalk and Curb and Gutter:
a) All sidewalk, curb and gutter must meet the Engineering Standards as outlined in Title 21
and the Engineering Design Standards adopted by Title 29. Due to the current condition,
the curb and gutter along Monarch St will need to be replaced.
b) The sidewalk along Monarch should be detached with an 8’ width and 5’ buffer.
c) Detectable domes are not required where pedestrian walkways cross an alley.
d) The existing ramps on the corner of Main St and Monarch are non-complying ramps.
Curbheads along ramps are only permitted if the curbhead is adjacent to a planting or
P139
III.B.
2
other non-walking surface. Since this particular corner is paved throughout, winged
ramps are required.
5) Alley:
a) Alley entrance shall meet COA Standards.
b) Identify utility pedestals serving the property. Relocate all utility pedestals to within the
property boundary.
c) Locate any new electric transformer within the property boundary.
d) Building shall not overhang into the alley.
6) Parking:
a) Parking lanes shall not be located within twenty feet of a crosswalk at an intersection or
within thirty feet of any signal.
b) Include a guest loading/unloading area. A designated area must be provided as guest
loading shall not take place within the travel lanes of the street.
7) Environmental Site Assessment:
a) Due to the previous use of the site as a gas station and the location of an underground
storage tank an environmental site assessment and soils test is required. The site
assessment and remediation is to comply with the Colorado Department of Labor and
Employment – Division of Oil and Public Safety.
8) Construction Management:
a) Engineering is concerned about the Construction Impacts of this site. A construction
management plan shall be submitted for review. The plan must include a planned
sequence of construction that minimizes construction impacts. The plan shall describe
mitigation for parking, staging/encroachments, and truck traffic.
9) Excavation Stabilization:
a) Due to the proximity of the neighboring property and the excavation of the building the
City will require an excavation stabilization plan prior to building permit submittal.
10) Survey Requirements:
a) A survey requirement is to pothole and provide depth to utilities. Please comply with this
requirement at building permit submittal.
Environmental Health
C.J. Oliver, 970.920.5008, CJ.Oliver@cityofaspen.com
Base 2 would need to fit the same requirements. On this project I am concerned about the layout
of the proposed trash and recycling area as it has no shown alleyway access and the current
layout appears to allow for only small 96 gallon roller containers and not dumpsters or a
compactor that would be needed to best serve a building with the proposed features of Base
2. Current drawings show a space that is 30 x 8. The 8 foot width would not allow for
employees to access the containers appropriately if they were standard sized 3 or 5 yard
dumpsters. With the extra commercial space in the building it may be best for this building to
P140
III.B.
3
consider going with the space requirements for a commercial building with a restaurant of 300
square feet described in Sec. 12.10.030. Space required for trash and recycling storage for
Commercial Buildings. Paragraph b states-
b. For Commercial Buildings that will contain or that will have the capacity to contain an establishment
with a Retail Food Service License, as defined by the State of Colorado Retail Food Establishment Rules
and Regulations, a minimum of twenty (20) linear feet adjacent to the alleyway must be reserved for trash
and recycling storage. The required area shall have a minimum vertical clearance of ten (10) feet and a
minimum depth of fifteen (15) feet at ground level.
ACSD
Tom Bracewell, 970.925.3601, tom@aspensan.com
The applicant for these proposed developments shall commit to funding the replacement of the
existing District owned main sanitary sewer lines the alleys serving the proposed developments.
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Grease interceptors (not traps) are required for all food processing establishments.
Oil and Sand separators are required for parking garages and vehicle maintenance establishments.
Driveway entrance drains must drain to drywells.
Elevator shafts drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements and prior to soil stabilization. Soil nails are not allowed in ROW.
Below grade development may require installation of a pumping system. Above grade development
shall flow by gravity.
One tap is allowed for each building. Shared service line agreements may be required where more
than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will
require approval by ACSD where soft and hard landscaping may impact public ROW or easements to
be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop
an estimate for this project once detailed plans have been made available to the district.
Where additional development would produce flows that would exceed the planned reserve capacity
of the existing system (collection system and or treatment system) an additional proportionate fee
will be assessed to eliminate the downstream collection system or treatment capacity constraint.
P141
III.B.
4
Additional proportionate fees would be collected over time from all development in the area of
concern in order to fund the improvements needed.
Where additional development would produce flows that would overwhelm the planned capacity of
the existing collection system and or treatment facility, the development will be assessed fees to
cover the costs of replacing the entire portion of the system that would be overwhelmed. The District
would fund the costs of constructing reserve capacity in the area of concern (only for the material
cost difference for larger line).
A “Line Replacement Request” and a “Collection System Agreement are required for these projects.
Both are ACSD Board of Director’s action items.
Pool drain sizing shall be approved by the District.
Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any
portion of the public and private sanitary sewer system. The glycol storage areas must have
approved containment facilities.
The applicant’s engineer shall furnish average and peak flows as well as proposed service size prior
to final design.
The district will be able to respond with more specific comments and requirements once detailed
building and utility plans are available.
Transportation
Lynn Rumbaugh, 970.920.5038, lynn.rumbaugh@cityofaspen.com
1. Parking: Parking requirements are not meant to be waived via the TIA. These are two
separate and distinct programs. Should the two be linked, staff would recommend that
additional/enhanced use of TDM/MMLOS measures be required.
2. Narrative: There is no narrative included with the TIA. There is some narrative
throughout the other documents, but it is not necessarily related to the TIA. For example
other areas of the application mention WE-cycle, marketing and bus passes that are not
indicated in the TDM tool. Staff would request that the TIA be completed as per the
guidelines along with a narrative that directly corresponds to the TDM/MMLOS tools.
3. TDM tool
a. On-site servicing is selected in the tool, but without narrative on what that is – we
cannot determine whether it applies to the site as intended.
b. A carpool matching strategy is selected on the tool for Base 2 but not Base 1. Can
the narrative please describe the following:
i. Why is carpooling included as an option for one location and not the
other?
ii. How does the applicant plan to make use of the CommuterConnect
program as discussed in the TIA (this is the carpool matching program we
prefer to be used)?
P142
III.B.
5
c. Shared shuttle service is discussed throughout the application but not included in
the tool selections. Should this be an oversight, please refer to the shared shuttle
service discussion for Base 1 for further questions.
d. Bike sharing is discussed throughout the application but not included in the tool.
Should a revised TIA include bike sharing as a measure, detail should be provided
in the narrative including:
1. Is participation in the form of memberships or something larger
such as capital?
2. Are passes made free or subsidized?
3. Who receives passes (employees/guests/both)?
e. Transit subsidies are discussed throughout the application but not included in the
tool. Should a revised TIA include pass subsidies as a measure, detail should be
provided in the narrative including:
1. Amount of subsidy
2. Eligibility for subsidy (employees and/or guest)
Utilities Department
Andy Rossello, 970.429.1999, andy.rossello@cityofaspen.com
Base 2 may require an onsite transformer, as load calculations have not been delivered yet it is
difficult to state whether or not there is sufficient capacity in existing transformers. There is
however a 3 phase circuit and single phase circuits available in this vicinity and system
improvements might not be necessary. The City Water System has sufficient Capacity in this
area, and all 2014 (or newest adopted at time of building permit) Water Distribution System
Standards will apply.
Please note all tap fees must be paid, and abandonments of existing taps should occur prior to
utilizing new taps.
Building Department
Denis Murray, 970.429.2761, denis.murray@cityofaspen.com
1) Percentage of openings on the north and west side of both structures in relation to the fire
separation distance. May need to be reduced.
2) The allowed projection of the awning, canopy, marquee into the ROW. May need to be
reduced.
3) The snow shed design of the roofs need to be addressed.
4) Neither plan shows a passenger drop off and do not have parking?
5) Both buildings need to show an accessible route from each unit to the trash and recycling
area and toilet facility from within the property.
6) The size of the trash and recycling area must not interfere with the utility and meters.
P143
III.B.
6
7) If restaurants are proposed shafts or some provision for exhausting kitchen equipment
must be made. Grease and oil and sand interceptors will be required.
8) The accessible sleeping units are required to be provided with roll in showers.
9) An accessible route to recreation facilities, dining seating at bars, counters, tables will
need to be provided.
10) The projects interfaces with CDOT ROW's be aware they have their own permit process.
Aspen/Pitkin County Housing Authority
Cindy Christensen, 970.920.5455, cindy.christensen@cityofaspen.com
RECOMMENDATION: Based on the type of development for the property of which generates
additional employees in the service industry, the APCHA Board is recommending approval of the
redevelopment of 232 East Main Street with the requirement that the applicant must provide on-
site mitigation for 3.44 FTE’s.
Should the applicant be unable to provide on-site housing, the preferred method for the mitigation
requirement of 3.44 FTE’s is via the Certificate of Affordable Housing Credit program. The
redevelopment as a lodge creates employee generation within the service industry; therefore, the
Board recommends that the 3.44 FTE’s are mitigated at no higher than Category 2.
The land use code states that the additional employee generation mitigation of 3.44 can be satisfied
at a Category 4 rate, with the applicant having the right to choose to provide mitigation at a lower
category designation. Due to the nature of the business, the employees that are generated by the
development are within the service industry – Category 1 and 2 income levels, thus the
recommendation is that the mitigation is satisfied at no higher than Category 2.
P144
III.B.
From:Barbara Reid
To:Sara Adams
Subject:Base 2
Date:Monday, November 24, 2014 10:39:25 PM
Dear Sara,
I have a few comments regarding the Base 2 proposal for the redevelopment of 232 Main Street
and I hope that you will be able to share them with HPC.
Like so many others, I am concerned about protecting and preserving the height and scale of this
important Main Street location. The numerous variances and waivers that are being requested for the
Base 2 project will not suit the neighborhood because they are essentially allowances that ignore the
current height and scale that is zoned for this site. The current zoning is an important element of our
community's effort to maintain the unique small town feel of Aspen.
Moderately priced lodging is important for our town but it must fit the character of a neighborhood and
not create new problems for the neighborhood. An even-handed lodging proposal requires genuine
consideration of community concern about height,scale and parking.
On a very practical level, Carl's Pharmacy needs the parking that currently exists. It is also clear that
Base 2 needs its own parking.
I hope that HPC and the City will choose to support the current zoning to preserve our historic Main
Street.
Sincerely,
Barbara Reid
P145
III.B.
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1 '
EXHIB ]�/
Sara Adams
From: Dayna Horton <DHorton@clre.com>
�—�
Sent: Wednesday, December 03, 2014 3:52 PM
To: Sara Adams
Subject: RE: Public Comment Letter to HPC for 232 E. Main, Base 2
Hi Sara,
Please present/read this letter at tonight's meeting. I am sorry that I cannot attend and speak in person as I am departing for
a family matter out of state.Thank you kindly!
Dayna Horton
Dear Staff and Commission:
As a 13 year,full-time local to our valley, I strongly believe the redevelopment of the blighted gas station into an
affordable lodging hotel as an appropriate solution to 3 critical needs for the City of Aspen:
1- The critical need for an affordable lodging option that delivers service on a higher scale. Just because it's affordable should
not mean it's lacking in services and amenities to our guests, locals and greater community.
2- The critical need for a progressive and locally conscious lodging experience with open doors to the community—the
concept of"community amenity' has not been created in this fashion,to this degree,since the opening of the successful
Limelight concept. It will serve as a much needed public amenity unlike what is currently in operation in our
town. Such amenities and services for our community could include breakfast, lunch and dinner destination, gym
and spa experience, dining and entertaining space, a publicly accessible rooftop, apres ski/ happy hour events, and
much more.
3-The current state of pedestrian/vehicular safety on the corner of Monarch and Main Street is one of the worst in town,
year-round. I think that the entire community can speak to this.experience. There is no safe passage for a pedestrian walking
in either direction along Monarch from Main Street to Bleeker—no defined sidewalk, no clear designated path and inevitably,
there is a constant danger of being struck by a car that is backing out of the Carl's Pharmacy parking area or along the current
curb cut of the gas station. How many accidents must occur,season after season in such an unmarked, unclear and
undesignated pedestrian/automobile intersection. This current " cluster" problem has negatively impacted the level of
service and safety provided to our general community, our valued tourists and the hardworking locals that walk this
route to and fro each and every day. Why something has not been done sooner to mediate at this location is a
mystery... and now we have such a positive opportunity to let this long-needed redevelopment do just that.
I further gleaned directly from the applicants proposal that the Base 2 lodge promises to:
• Provide guests with information for RFTA, prior to guest arrival
• Provide bus passes to employees that live down valley.
• Use Local and airport shuttle services to be shared with Base 1.
• Either partner with Wecycle or provide bicycles for guests.
This affordable lodge is a soon to be, highly valued, Gem in our community.
I am requesting that the commission hear our community voice and courageously move forward with approvals. How
incredibly fortunate Aspen is to have finally attracted an affordable lodging development that brings clear, organized,
improved traffic and pedestrian flow to a blighted and stagnant retail environment-especially to the businesses along
Main Street from the corner of Monarch to the corner of Aspen Street.
1
Sara Adams
From: Karrie Sims <karriesims@me.com>
Sent: Wednesday, December 03, 2014 4:13 PM
To: Sara Adams
Subject: conoco station across from carls and Johnny McGuire site
I am in support of affordable rooms/hotels at these locations.
Best -
Karrie Sims
Owner/Creative Director
970.309.1231
karriesims(o-)me.com
kls�.j'esign
Sara Adams
From: joseph chalal <josephchalal@mac.com>
Sent: Tuesday, December 02, 2014 7:06 PM
To: Sara Adams
Cc: Heidi Fezza (hfezza@gmail.com);jfezza; Ben Genshaft
Subject: Re: 232 East Main
Sara,
Mr. Ben Genshaft continues to represent us regarding the:
B. 232 E. Main Street (5:40) Planned Development- Project Review, Growth Management, Conceptual
Commercial Design, Conceptual Major Development in a Historic District,Waivers And Variances,
CONTINUED FROM NOVEMBER 19TH
We remain very concerned about the dramatic variances requested by the applicant, and their effect on the
surrounding neighborhood.
Thanks.
Joe Chalal
117 North Monarch Street #I
From Sara Adams [mailto:sara.adams@cityofaspen.com]
Sent: Monday, December 1, 2014 9:58 AM
To: Ben Genshaft
Subject: RE: 232 East Main
Yes. Dec. 3rd is the next hearing. The application that was shown at the hearing with the 2 story element along the west
elevation is the project that will be presented on Wed. Staff memo and exhibits can be found
here: http://aspen siretechnologies com/sirepub/mtgviewer aspx?meetid=1237&doctype=AGENDA
It is second on the agenda on the 3rd. I think it will be heard around 5:30 or so. Meeting starts at 5:00. Best, Sara
Sara Adams,AICP
Senior Planner I City of Aspen
130 S. Galena Street, 3rd Floor
Aspen CO 81611
970/429-2778
www.aspenpitkin.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure
pursuant to applicable law. If you are not the intended recipient,please reply to the sender that you have received the message in error and then delete it. Further,
the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable,the information and opinions
contain in the email are based on current zoning,which is subject to change in the future,and upon factual representations that may or may not be accurate. The
opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance.
1
Sara Adams
From: jfezza@verizon.net
Sent: Tuesday, December 02, 2014 7:31 PM
To: josephchalal@mac.com; Sara Adams
Cc: hfezza@gmail.com;jfezza@verizon.net; bgenshaft@genshaftcramer.com
Subject: Re: Re: 232 East Main
Sara,
We are voicing our continued concern over the plans for the development at the former Conoco Gas station.The overzealous building
of a structure that far exceeds the zoning laws seems in violation of the former code.These rules were put in place to protect the
integrity of Aspen and its Historic values. Our attorney, Ben Gernshaft, will voice our concerns in person at the meeting.We do not
take this lightly and feel this imposing structure is ill suited for this area and an invasion of our quiet neighborhood. My wife Heidi and I
appreciate your attention to this matter.
Sincerely,
John Fezza, M.D.
117 North Monarch,#2
On 12/02/14,joseph chalal<josephchalal@mac.com>wrote:
Sara,
Mr. Ben Genshaft continues to represent us regarding the: ..
B. 232 E. Main Street(5:40) Planned Development- Project Review, Growth Management, Conceptual Commercial Design, Conceptual
Major Development in a Historic District,Waivers And Variances, CONTINUED FROM NOVEMBER 19TH
We remain very concerned about the dramatic variances requested by the applicant, and their effect on the surrounding neighborhood.
Thanks,
Joe Chalal -
117 North Monarch Street#1
> From: Sara Adams rmailto:sara.adamsOcityofaspen.coml
> Sent: Monday, December 1, 2014 9:58 AM
>To: Ben Genshaft
> Subject: RE: 232 East Main
>Yes. Dec. 3rd is the next hearing.The application that was shown at the hearing with the 2 story element along the west elevation is
the project that will be presented on Wed. Staff memo and exhibits can be found here:
http7l/aspen siretechnologies com/sirepub/mtgviewer aspx?meetid=1237&doctype=AGENDA
>'It is second on the agenda on the 3rd. I think it will be heard around 5:30 or so. Meeting starts at 5:00. Best, Sara
> Sara Adams,AICP
> Senior Planner I City of Aspen
> 130 S. Galena Street, 3rd floor
>Aspen CO 81611
>970/429-2778
>www.aspenpitkin.com
>
> Notice and Disclaimer:
>This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and
exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have
received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only
and are not binding on the City of Aspen. If applicable,the information and opinions contain in the email are based on current zoning,
which is subject to change in the future, and upon factual representations that may or may not be accurate.The opinions and
1