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Home My WebLink AboutLand Use Case.HP.435 W Main St.0014.2014.AHPC0014.2014. AHPC 435 W . MAIN FINAL HPC DEVELOPMENT 273512481100 H ILwlm' �J THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER: PARCEL ID NUMBERS: PROJECT ADDRESS: PLANNER: CASE DESCRIPTION REPRESENTATIVE: DATE OF FINAL ACTION: CLOSED BY: ON: 0014.2014.AHPC 2735-124-81-100 435 W MAIN ST AMY SIMON FINAL HPC DEVELOPMENT ALAN RICHMAN 7/9/2014 ROBERT GREGOR 06/10/2015 273s 12Lt q //pU p o 14-.20 /ly. -AWL, File Edit Record Navigate Form Reports Format Tab Help y> -1 > -� • Al Jump 1 x 6 Main Custom Fields Routing Status Fee Summary Actions Routing History G o Permit type ahpc Aspen Historic Land Use Permit f 0014.2014AHPC Address 435 ei MAIN ST ApVSuite °o City ASPEN State CO Zip 81611 Io Permit information d I Master permit Routing queue FasluOT-7 Applied 04102./2014 Project I Status pending Approved 0 N Description APPLICATION FOR THE JBVISH RESOURCE CENTER FINAL HPC DEVELOPMENT issued C Closed/Final Submitted JALAN RICHMAN 9201125 Clock jRunning Days I of Expires 03 28.12015 Owner Last name 1JEWISH RESRC CTR CHA6, First name 1435 W MAIN ST Phone (970) 544-3770 i CABIIJ 17 Address ASPE14 CO 81611 I Applicant YD Owner is applicant? ❑ Contractor is applicant? Last name �JE4"DISH RESRC CTR CHAR. First name 435 W MAIN ST CABIN 17 Phone 1i9701544-3770 Cust $ 129281 AddrPca ASPFN f(181611 Lender s I i Last name First name r. Phone (1 Address L' Displays the permit owner's full address AspenGold5 (server. angelas - 1 of 1 (& 4r 620 3 L -3 41 ,0 .d ° �s . 0 ARTHUR CHABON ARCHITECT AJCC Parsonage Looking from north-east street corner October 27. 2014 Aspen,Colorado Flat roof with gable on front facade Wood playground wall L 1 ARTHUR CHABON ARCHITECT AJCC Parsonage Looking from north-east street corner October 27, 2014 Aspen,Colorado Flat roof with gable on front facade Wood playground walls t 1 4. •�t � xr�}i�t'y}�i' r ;y,4}•t�r �i :��r fi..T: 5• n''R�; ^°�-, j � ��.�,� � $1 � V.._},a;.i�; 'MINVIOR.M -. .. - . 0 ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Looking from north-west street corner Flat roof with gable on front facade Wood playground walls October 27, 2014 0 0 j'I I I I i I I 4CCF,, 99� a I ' I g4 a o II I II r� o In � I II I I I I 11 U� r l I I Q Q Q Y Y q II j. I I I O — o- II II I I C� rj CI7 C N a a a I ! m v m m - {� c o o I I a V n 0 0 0 • Q Q a y O 00 � q N o o O VI � O q U a c U y U o. ¢ Q ip" MINA-71, a O Q n 0 a a Q -jI 4 _ ¢ Q 0 9 0 ¢ Q 0 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING A SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. 19, SERIES OF 2014 PARCEL ID: 2735-124-81-100 WHEREAS, the applicant, The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, architect and Alan Richman Planning Services, requested a Substantial Amendment to the Major Development approval for a parsonage at 435 W. Main Street, Lots A- I, Block 38, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070.E.2 of the Municipal Code states that " all changes to approved plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment;" and WHEREAS, Amy Simon, in her staff report dated July 9, 2014, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines" were met, and recommended approval; and WHEREAS, at their regular meeting on July 9, 2014 the HPC considered the application, found the application was consistent with the review standards and the "City of Aspen Historic Preservation Design Guidelines," and approved a Substantial Amendment to the Development Order, with conditions, by a vote of 3 to 1. NOW, THEREFORE, BE IT RESOLVED: HPC grants approval for a Substantial Amendment to the Major Development approval for the parsonage at 435 W. Main Street with the following conditions: 1. The approved option has a gable roof over the entry element. 2. Reduce the use of stone as an exterior material to the foundation level of the building, to be reviewed and approved by staff and monitor. 3. Restudy the continuous band of windows on the front facade, upper floor, for review and approval by staff and monitor. 4. The approval of this Substantial Amendment does not extend the three year period of Vested Rights established in the Development Order granted after Final HPC approval, effective April 25, 2013. RECEPTION#: 611820, 07/15/2014 at 01:50:18 PM, 1 OF 2, R $16.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO APPROVED BY THE COMMISSION at its regular meeting on the 9th day of July, 2014. Jay Maytin, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Stri and, Chief Deputy Clerk • 0 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2014 Chairperson, Jay Maytin, called the meeting to order at 5:00 p.m. Commissioners in attendance were Sallie Golden, Willis Pember, John Whipple and Patrick Sagal. Nora Berko and Jim DeFrancia were absent. Staff present: Debbie Quinn, Assistant Attorney Sara Adams, Senior Planner Amy Simon, Historic Preservation Officer Kathy Strickland, Chief Deputy Clerk MOTION: Willis moved to approve the minutes of June 25th second by John. All in favor, motion carried. Brian McNellis talked about the Red Butte Cemetery and its inappropriateness to have a review in front of City Council without HPC approval. Brian requested that the HPC submit a letter recommending denial of the application of the Red Butte proposal for an ADU. The ADU diminishes the character of the cemetery. Chris Bendon, Community Development Director said HPC doesn't get involved in use. City Council is reviewing the use Monday night. Amy said there are no exterior changes to the proposed ADU building. Patrick asked that the commission continue to ensure the preservation of Aspen's character as an historic mining town, early ski resort and culture center. John will recuse himself on 435 W. Main Street. Debbie Quinn said there is a quorum but to proceed three 3 affirmative votes are required for approval. 435 W. Main Street — Substantial Amendment to Major Development approval — cont'd public hearing. Amy said there is an approved design for the parsonage building. Now that the sanctuary building is up there is concern that the parsonage building will ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2014 take away the view from the view out of the sanctuary. There is now a gabled element over the entry into the structure. We would like to see a longer ridge line but it doesn't work well with their program. The footprint of the project has not changed. We are only looking at a height reduction and some changes to the materials. Staff supports the gabled roof option and that the stone be held to the foundation level like it is on the sanctuary. The design does have a nice relationship to the man building. We are also suggesting that one set of windows be reviewed by staff and monitor. Arthur Chabon, architect presented comparisons of the different designs. What was successful and is carried through all the design is the scale. We achieved a good relationship between the voids of the cabins. There is a descending scale of the mass from the sanctuary, parsonage and down to the cabins. The building is three or four feet away from Main Street and the interior floor plan is identical as to what was approved. Chairperson, Jay Maytin opened the public hearing. There were no public comments. The public hearing was closed. Exhibit I — Colored rendering Patrick said the design has morphed from Aspen's character as a mining town. From the distance of the peak to the gable you would still see the mountain. Guideline 10.09 flat roofs should be avoided. The horizontal windows are also not in keeping with the guidelines. Sallie was seated at 5:30 p.m. Willis said he is willing to approve this and the design works well. The same detailing and thickness of the wall on the sanctuary should carry over to the parsonage. The windows can be worked out with staff and monitor. Sallie agreed that staff and monitor should take a look at the stone and windows. Jay said he also believes staff and monitor can handle the windows and cladding and I would include the entire building. The approved project looked like a home and this looks like a mixed use building and that confuses what is going on. The matching gable works well. I would 2 0 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 9, 2014 request that staff and monitor look at all the cladding on the building to make it more like a residence rather than a mixed use building. MOTION: Jay moved to approve resolution # 19 and to change condition #2 that staff and monitor would approve all exterior materials. No second. Motion died for lack of a second. Debbie suggested a language change: exterior material to be approved by staff and monitor. MOTION: Willis moved to approve resolution # 19 as written; second by Sallie. Roll call vote: Sallie, yes; Willis, yes; Jay, no; Patrick, no. Jay said Willis wants the stone used at the foundation level of the building to be reviewed and approved by staff and monitor and mine was to include that part but expand it to include looking at the entire building exterior. Willis said if you give them the ability to restudy siding the monitor will get confused and it will end up coming back to the entire board. If you lessen the stone it will feel more residential and I propose we approve it as written. Sallie said if you allow the siding on the entire building to be reviewed again it is opening up too many problems and you get the same thing accomplished if we approve it as written. MOTION: Willis moved to approve resolution #19, 2014 as written; second by Sallie. Roll call vote: Patrick, no; Jay, yes; Willis, yes; Sallie, yes. Motion carried 3-1. 301 Lake Avenue — AspenModern negotiation for voluntary landmark designation, conceptual major development and variances, continued public hearing. John was seated. Debbie Quinn said letters were received regarding this application, one in particular from Paul Taddune on behalf of the Block's raised an issue of improper ex parte contacts based on a work session and a site visit by members of this board. Mr. Taddune did not request that anyone step down. He did raise the issue that it was arguable an unsalvageable ex parte contact and I felt it necessary to inquire each member of this commission whether or 3 A MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 435 W. Main Street, Aspen Jewish Community Center- Substantial Amendment to Major Development Approval- Continued Public Hearing DATE: July 9, 2014 SUMMARY: 435 W. Main Street is located within the Main Street Historic District, and is a designated landmark due to the presence of a group of 1940s era lodging cabins on the site. The Jewish Resource Center Chabad of Aspen (AJCC), owner of the property, has been in the land use review process since 2004 seeking approvals for a sanctuary, preschool, and administrative building on the west portion of the lot (currently under construction), preservation of the historic cabins for use as affordable housing and lodging for visitors related to church events and programming, and a parsonage so that the Rabbi and family can live on site and receive the congregation. The design of the parsonage received HPC Final approval in 2013. The applicant requests an amendment to change the roof form and exterior materials on the parsonage in order to lower the building height and provide views from the sanctuary towards Independence Pass. The building footprint is to remain essentially the same. For the June 11 th public hearing before HPC, the applicant provided two shallow pitched roof options and two flat roof options (flat roof concept shown below). �� Jr; , IF 0 0 The hearing was continued with the recommendation that the applicant pursue the flat roof, but restudy proposed materials, in particular the use of less stone and windows that are more residential in character. Attached are two new designs. One is the restudied flat roof concept and one includes a gable roof over the entry element into the home. APPLICANT: The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, architect and Alan Richman Planning Services. PARCEL ID: 2735-124-81-100. ADDRESS: 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen, Colorado. ZONING: MU, Mixed Use. MAJOR DEVELOPMENT- SUBSTANTIAL AMENDMENT The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. Staff Response: The relevant design guidelines include the HPC guidelines for new development on a landmark lot, and the Main Street District guidelines found in the Commercial, Lodging and Historic Districts design document. They are attached as "Exhibit A." Planning staff has attempted to provide the applicant with various suggestions for roof forms and materials that might ensure that the revised parsonage is a successful fit for the site. Staff understands the purpose for the redesign and, while we supported the approved project, we also acknowledge that the steeply pitched roof created a substantial mass on the site. A lower profile building could have merit as well. In terms of the pitched roof concepts . that were proposed on June I I th, staff found the very shallow pitch to be out of character with both the cabins on the property and the new main building. Staff suggested that the applicant consider plan form changes that would allow for a different roof plan, but a "starting from scratch" approach is beyond the scope of what the applicant hopes to take on. The footprint and placement of the house were discussed at length and deemed appropriate by HPC. Staff suggested the applicant consider a flat roof, which could create a "quiet" building that did not conflict with the roof pitches already established by the other buildings on the property. We suggested that, if a flat roof was used, the whole building should have a more modern approach than what was presented to HPC last month. The board seemed to agree and requested a restudy along those lines. Staff finds that the entirely flat roof design still lacks the residential character that has been recommended. In preparation for this meeting, we suggested that the applicant continue to try to incorporate a gable form into the house, which is now proposed. Staff finds that the gable, although minimal, does help to meet the guidelines by including forms that are common in the surrounding buildings, at a degree of pitch that is traditional in the neighborhood. The scale of the revised parsonage has a good relationship to the adjacent cabins. The rustic detailing that was represented on June 1 lih has been removed. Staff still recommends that stone be minimized as an exterior material. On the approved design, stone is primarily limited to the foundation of the building. We recommend this be revised for review and approval by staff and monitor. Overall, the windows have been redesigned as directed by the board. Staff recommends the band of windows on the front facade, upper floor, be amended since this window pattern is not found elsewhere on the site or in the district. Staff and monitor review would be appropriate. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC grant approval for a Substantial Amendment to the Major Development approval for the parsonage at 435 W. Main Street with the following conditions: 1. The approved option has a gable roof over the entry element. 2. Reduce the use of stone as an exterior material to the foundation level of the building, to be reviewed and approved by staff and monitor. 3. Restudy the continuous band of windows on the front facade, upper floor, for review and approval by staff and monitor. 4. The approval of this Substantial Amendment does not extend the three year period of Vested Rights established in the Development Order granted after Final HPC approval, effective April 25, 2013. 3 0 Exhibits: Resolution #_, Series of 2014 A. Relevant guidelines B. Minutes of June 11, 2014 C. Application "Exhibit A: Relevant Design Guidelines for 435 W. Main Street, Final Major Development" 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. ❑ The front porch should be "functional," in that it is used as a means of access to the entry. ❑ A new porch should be similar in size and shape to those seen traditionally. ❑ In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 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 structure. ❑ 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. 11.6 Use roof forms that are similar to those seen traditionally in the block. ❑ Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. ❑ Flat roofs should be used only in areas where it is appropriate to the context. ❑ On a residential structure, eave depths should be similar to those seen traditionally in the context. ❑ Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A -frames. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. ❑ Roof materials should have a matte, non -reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. ❑ Materials that appear similar in scale and finish to those used historically on the site are encouraged. ❑ Use of highly reflective materials is discouraged. 4 0 • 11.9 Use building components that are similar in size and shape to those of the historic property. ❑ These include windows, doors and porches. ❑ Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. ❑ Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 7.16 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally on Main Street. ❑ These include windows, doors and porches. ❑ Overall, details should be modest in character. 7.17 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. ❑ Highly complex and ornately detailed revival styles that were not apart of Aspen's history are especially discouraged. 7.20 Use building materials that are similar to those used historically. ❑ When selecting materials, reflect the simple and modest character of historic materials and their placement. 7.21 Use roofing materials that are similar in appearance to those seen historically. 5 0 • A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING A SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO. _, SERIES OF 2014 PARCEL ID: 2735-124-81-100 WHEREAS, the applicant, The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, architect and Alan Richman Planning Services, requested a Substantial Amendment to the Major Development approval for a parsonage at 435 W. Main Street, Lots A- I, Block 38, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070.E.2 of the Municipal Code states that " all changes to approved plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment;" and WHEREAS, Amy Simon, in her staff report dated July 9, 2014, performed an analysis of the application based on the standards, found that the review standards and the "City of Aspen Historic Preservation Design Guidelines" were met, and recommended approval; and WHEREAS, at their regular meeting on July 9, 2014 the HPC considered the application, found the application was consistent with the review standards and the "City of Aspen Historic Preservation Design Guidelines," and approved a Substantial Amendment to the Development Order, with conditions, by a vote of _ to NOW, THEREFORE, BE IT RESOLVED: HPC grants approval for a Substantial Amendment to the Major Development approval for the parsonage at 435 W. Main Street with the following conditions: 1. The approved option has a gable roof over the entry element. 2. Reduce the use of stone as an exterior material to the foundation level of the building, to be reviewed and approved by staff and monitor. 3. Restudy the continuous band of windows on the front fagade, upper floor, for review and approval by staff and monitor. 4. The approval of this Substantial Amendment does not extend the three year period of Vested Rights established in the Development Order granted after Final HPC approval, effective April 25, 2013. 0 0 APPROVED BY THE COMMISSION at its regular meeting on the 9th day of July, 2014. Jay Maytin, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk • ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2014 Vice -chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Sallie Golden, John Whipple, Patrick Sagal, Nora Berko and Jim DeFrancia. Absent was Jay Maytin. Staff present: Debbie Quinn, Assistant Attorney Amy Simon, Historic Preservation Officer Kathy Strickland, Chief Deputy Clerk Disclosure: John stated that he will recuse himself because he was public noticed on 435 W. Main Street. Sallie said she has spoken to some of the principles of 301 Lake about contracting work and has not been engaged in anything. She can be impartial and has not had any financial gain. Nora said Derek did a collective family lot split and it has nothing to do with these projects. 435 W. Main Street — Aspen Jewish Center - Substantial Amendment to Major Development approval, Public Hearing Exhibit I — Public Notice Amy said the proposal is a substantial amendment to the project. Half of the project is currently under construction. We have six original tourist cabins that are being preserved as part of this project along the alley and on Third Street. We are here to discuss the parsonage house which will be the residence for the Rabi and his family and other functions with the congregation. HPC granted approve a year ago for this new home. The approved version was a very steeply pitched gabled roof which is around 38 feet high. The applicant would like to look at ways to drop that height down. In the packet are concepts for a flatter roof and a flatter but still gabled roof. Our concern is how the building is ending up reading. Staff suggested the possibility of a flat roof building which could be the lowest profile solution but it is also different than the other structures on the site. Staff is concerned with the material and detailing. We are looking for some 0 • ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2014 kind of residential expression, possibly a porch. Staff is recommending continuance until July 9". This is a residential structure and needs to read that way. Rabi Mintz said when construction of the main building happened and we looked out the second floor we found fantastic views that we didn't have before to the east. The changes in the roof are being triggered by the people in the community. Arthur Chabon, architect Arthur showed the approved footprint of the parsonage. The footprint to cabin 19 is 27'4"and the front has an added porch. We developed a shallow pitch design with a gable that is entirely in stone. Another design was to have the gable entirely in wood. Both of these schemes retain the idea of double gables, the main gable of the sanctuary diminishing down to the scale of the parsonage and the smallest scale the cabins. The porch is now applied to the front instead of a wrap around. Another design we explored is a flat roof which is an expression of the parsonage. It unifies the parsonage to the sanctuary. It ends the length of the sanctuary and repetition of the gables. We also feel the flat roof relates better to the scale of the cabins. The detailing would be the same as the sanctuary, the siding is the same siding and the stone would be the same and the windows the same. The fagade of the flat roof design relates to the sanctuary and it keeps the block unified. Willis said it is admirable to want to collect the views and bring them into the sanctuary. Jim asked staff what specifically should be restudied. Amy said a little more work on the fenestration and materials to make sure they are related to the fact that this has become a modernized flat roof with the heavy lintel posts on the front porch. Arthur said the building reads as a modern building. You can now see into the building from the courtyard. Willis said the eastern window of the sanctuary has been enlarged. Amy said it received staff and monitor approval to slightly enlarge that window to become a view window. 2 0 0 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2014 Vice -chair Willis Pember opened the public hearing. There were no public comments. The public hearing was closed. Jim said he fundamentally supports the requests. I would defer to staff to sort out some of the details. Willis said the existing construction looks very good. The design is close but not there yet. I agree that some of the rustic detailing in a modern structure is a little conflicted. If the flat wall and flat roof is western I am confused. Here we have stone representing Western as opposed to being contemporarily expressed. It looks a little unauthentic with the heavy timbers. I'm not sure Western should be pursued. The scale is there. Sallie said she agrees with staff that the primitive Western detailing is confusing because it is not on the main building. Nora said the board struggled hard to make the block cohesive. I am feeling a huge incongruity. Is the benefit to the congregation of having a view at the expense of the public who doesn't go in there. The windows do not relate to the cabins. The stone is also a concern. I do support the scale as it steps up. Sallie said it could be accomplished with more glass and less stone. Willis said staff mentioned that the fenestration should relate more strongly to the synagogue. Nora said guideline 11.2, 11.3, 11.6 and 11.8 are not met. Patrick said the pitched roof really fit in well and was designed well. I see the compromise because of the views wanting to lower the roof. The low pitch is more in keeping with the guidelines. Flat roofs are discouraged in residential areas in the guideline. It might flow better if there was a soffit around the parsonage. The stone looks too non-residential. If you look at the east end of the sanctuary one sees the tall window with the wood and the stone below it, the stone doesn't overwhelm. I would like to see a wrap around porch that was originally done. Willis said he supports staff recommendation and they are very close. There are minor tweaks such as cladding and I think with a lighter touch and 0 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JUNE 11, 2014 maybe less stone this would be successful so that it doesn't look like the Alamo you will get the residential vibe that you are looking for. MOTION: Jim moved to continue 435 W. Main until July 9" to allow dialogue with staff and the applicant; second by Patrick. All in favor, motion carried 5-0. Arthur asked for a little more definitive direction. HPC direction: Less stone Windows to look more residential and relate better to the sanctuary. The flat roof is OK. Jim said staff knows what the HPC is looking for. 301 Lake Avenue — AspenModern Negotiation for Voluntary Landmark Designation, Conceptual Major Development and Variances, Public Hearing John was seated. Debbie said the affidavit of notice has been provided. Exhibit I. Amy said the AspenModern program has been in place since 2011 and it is on a voluntary basis. The Lundy family has owned the house for 40 years. This is a negotiation to keep this building as part of the community. We have an application for voluntary designation and then we will talk about the design review for the proposed addition, variances and incentive to be proposed to City Council. Council will make the decision on the entire package. Designation: Amy said Victor Lundy lives in Texas and is a highly respected master architect. He set up his practice in Sarasota Florida and made a huge impact on the architecture in Florida at the time. He then moved to New York City and did work for the Smithsonian and world's fair. Two of his buildings are listed on the National Register of Historic Places. In 1980 this building was photographed and it was only 8 years old. The building is completely unaltered and the family has just recently made the decision to sell the property. The building meets all of the designation 4 0 i ARTHUR CHABON ARCHITECT AJCC Parsonage Looking from North-east street corner June 25. 2014 Aspen. 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(n (v O 0o v m � C � O O O � U d c U a) U d Q Q I 4------- ------------ — — — — -0 Q----------- -----I— -- - — — ----------------� �—I -- — — — — - - - i II i I I--- i --------------i ----------------- i i I a----------- II II II II II I I I I I I I I I I I I I -I----------------- I I I I 1 I I I 1 I I' I I I I II II II I I I I I ®I I I I I I I I I I I I I I I I II I ®I I I I I I -----------� II II I I I I I I I I I I 0-----------� o-----------a II II ---------- ---I— I I — - - — - - -J-- ---- — I ----------------- —----------------- I I I I I -�-1 --------o —Q i i i i i i i i ii i i j i i i i i U Ld F- S U �Z 0 m Q U D S H Q • 0 ARTHUR CHABON ARCHITECT AJCC Parsonage Looking from North-east street corner June 25, 2014 Aspen,Colorado Flat Roof Option Stone playground walls ARTHUR CHABON ARCHITECT -A S AJCC Parsonage Aspen,Colorado Looking from North-west street corner Flat Roof with gable on front facade Stone playground walls July 07, 2014 r oaf { EXHIBIT ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado ( /3scv #A,�, Looking from North-east street corner Flat Roof Option Stone playground walls 0 June 25, 2014 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 435 W. Main Street, Aspen Jewish Community Center- Substantial Amendment to Major Development Approval- Public Hearing DATE: June 11, 2013 SUMMARY: In 2013, the Jewish Resource Center Chabad of Aspen (AJCC) received approval to construct a parsonage on the eastern half of their property at 435 W. Main Street. The AJCC site is a designated landmark within the Main Street Historic District. The parsonage replaced earlier approvals for a social hall that was intended to supplement the special function space available in the main sanctuary structure. AJCC determined that being able to have the Rabbi and family live on site and receive the congregation in a smaller setting was a higher priority need. The complex has been in the land use review process since 2004 and includes a sanctuary, preschool, and administrative building on the west portion of the lot and preservation of 6 historic 1940s era tourist cabins along the alley and Third Street, to be used as affordable housing and lodging for visitors related to church events and programming. Construction of the project was initiated in June 2012 and the main building is expected to be completed this year. The applicant would like to change the roof form and exterior materials on the parsonage in order to lower the building height and provide views from the sanctuary towards Independence Pass. The applicant provided two pitched roof options in the original submittal, and provided two flat roof revisions in response to initial staff comments. The building footprint remains essentially the same, although in the flat roofed options, the porch is under living space rather than projecting from the front of the building. APPLICANT: The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, architect and Alan Richman Planning Services. PARCEL ID: 2735-124-81-100. ADDRESS: 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen, Colorado. ZONING: MU, Mixed Use. 6 11 MAJOR DEVELOPMENT- SUBSTANTIAL AMENDMENT The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. Staff Response: The relevant design guidelines include the HPC guidelines for new development on a landmark lot, and the Main Street District guidelines found in the Commercial, Lodging and Historic Districts design document. They are attached as "Exhibit A." Planning staff has discussed the various options for the project and is unable to find that the revised designs meet the guidelines at this point. We understand the purpose for the changes and, while we supported the approved design, acknowledge that the steeply pitched roof created a substantial mass on the site. A lower profile building could be a good fit for the historic district and site. In terms of the pitched roof concepts that are proposed, staff finds the very shallow pitch to be out of character with both the cabins on the property and the new main building. A steeper pitch for the main gable could be achieved at the same height if the roof wasn't spanning such a large width. Staff had suggested that the applicant consider plan form changes that would allow for a different roof plan, but we understand that is beyond the scope of what they hope to take on. We also recognize that the footprint and placement of the house were discussed at length and deemed appropriate by HPC. Staff suggested the applicant consider a flat roof, which could create a "quiet" building that did not conflict with the roof pitches already established by the other buildings on the property. We suggested that, if a flat roof was used, the whole building should have a more modern approach. The flat roofed proposals that are presented continue to feature what we perceive as a more rustic detailing. The use of the building seems very unclear, where in the approved design the building clearly read as a home. Images illustrating the general direction that staff has proposed might be successful are seen at right. We would recommend that fenestration be similar to that on the main building. 2 0 • Staff finds that the proposal conflicts to some degree with all of the guidelines below. We find that a projecting porch should still be featured, materials and detailing should be more characteristic of the neighborhood and site, and the building should overall be more clearly tied to the architectural quality of the main structure. The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC continue the review to July 9t' for additional study. The applicant may also submit information for review at the June 11 h hearing if it is delivered to staff by noon on Tuesday, June 100'. Exhibits: A. Relevant guidelines B. Application "Exhibit A: Relevant Design Guidelines for 435 W. Main Street, Final Major Development" 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. ❑ The front porch should be "functional," in that it is used as a means of access to the entry. ❑ A new porch should be similar in size and shape to those seen traditionally. ❑ In some cases, the front door itself may be positioned perpendicular to the street; nonetheless, the entry should still be clearly defined with a walkway and porch that orients to the street. 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 structure. ❑ 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. 3 11.6 Use roof forms that are similar to those seen traditionally in the block. ❑ Sloping roofs such as gable and hip roofs are appropriate for primary roof forms. ❑ Flat roofs should be used only in areas where it is appropriate to the context. ❑ On a residential structure, eave depths should be similar to those seen traditionally in the context. ❑ Exotic building and roof forms that would detract from the visual continuity of the street are discouraged. These include geodesic domes and A -frames. 11.7 Roof materials should appear similar in scale and texture to those used traditionally. ❑ Roof materials should have a matte, non -reflective finish. 11.8 Use building materials that contribute to a traditional sense of human scale. ❑ Materials that appear similar in scale and finish to those used historically on the site are encouraged. ❑ Use of highly reflective materials is discouraged. 11.9 Use building components that are similar in size and shape to those of the historic property. o These include windows, doors and porches. ❑ Overall, details should be modest in character. 11.10 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. ❑ Highly complex and ornately detailed revival styles that were not a part of Aspen's history are especially discouraged on historic sites. 7.16 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally on Main Street. ❑ These include windows, doors and porches. ❑ Overall, details should be modest in character. 7.17 The imitation of older historic styles is discouraged. ❑ This blurs the distinction between old and new buildings. ❑ Highly complex and ornately detailed revival styles that were not apart ofAspen's history are especially discouraged. 7.20 Use building materials that are similar to those used historically. ❑ When selecting materials, reflect the simple and modest character of historic materials and their placement. 7.21 Use roofing materials that are similar in appearance to those seen historically. 4 4� 0 E 0 N I LLLl Z D c O m a� w I 1 7 0 J 0 ® _1 fir• =CNJ =C�=O '"'-- �■�■� Illlll oil • I 1 1 I I 1 1 1 I 1 J 1 I 1 I I I I 1 I I I I I I I C O t/1 1° a W O O O O O V) O CL m O O d W (n N O 1D mm O C U O U Q Q Q . i l" rnimi • lm 0 0 0 s c O N LLLJ U w F- M: U z 0 m U D 2 H Q r hoe-i o------------- ------------ -- — I I I a----------------------i ---- r------- o- ---- ---�- — - — - — - — - — — — ------ I h o— - II T TTT ----------------- - - ------0 _—_—_—_—_—_—_—_—__1 _ _I ----- -- --------- - -- ---------- - - -- --� II I;I L___________________________________________�_. gm I I;. I --------------------------- � Ali -----i -- - ----- -- — — ----- _ ------0 L---� I I 1 I I II I I I I I , Ir I I L-------- L____________________________J ___________________ =--=:T ------------------- _1-------------------------------- J _-4--- ------- IPA C R Eo N " M O o JI a)o N o 0 of� a o O (U (d — U d w (n U O txo-0 M� C 2 O O N 0 U C c� y c� a Q Q • P i 0 ra • 0 0 in TT o------------ -------- o--------- --- I -- - -------- ---� ---- I - - - - - - - - -- - --------------------- I bb � TTT W. o- - - - ----------- I ------- -I------- ------------ ------- 1--------- -----_----------------- L -0 I I I I I I a- ----------- ------- 4 4 ------- o- - - -- -f- - - ---..-.----- 1 FTxl n n i 0� U ------ ------ — — - - --»--- - —---------i- J h V- - - - - - - - - - - - - - - - - V------------- 0 o- I I _I I I I II I ---------------- II II • 0 0 o---------- o---------- `J - - - - - - - - _ - 1I LJ I% 0 _ O o } O C:� O o -0 O _ N \ O of O � cu '- — U d LL (n KCVI,IVN I ARTHUR CHABON ARCHITECT AJCC Parsonage Looking from North-east street corner Aspen,Colorado Flat Roof Option June 03. 2014 • 0 • W:VlbluN 7 ARTHUR CHABON ARCHITECT AJCC Parsonage Looking from North-west street corner June 03, 2014 Aspen,Colorado Flat Roof Option w 0 W 0 0 0 0 4 m ui t �a s I 0 I LJ • 0 I I I I I �I I I I I I II I I I I I �I 0 m a) R L c .. O O d U) o 0 0 II a) to O O ~ O — U IL LL (n 0 0 �o N r c O cc a> w N a) o OD B ca a c o ° V) o � U c U � U a N ¢ Q w D 2 H 0 0 U --------------- 4 ----------I ----------- - ----- --- - --- ------------- ---- - ------- ---------------- - - - - -------- - - - - - --- - - - - - - - - - - - ----------------------- ----------- - ------------ -- - - - - - - - - - -- L L--T. II II II -------------I, ---------------- - - - - - --bib - a) E O • Lo o- ------------F----------i - -- ` o- - - - ------------ - - i o--------- -- - ------ ---------- --_- - - - - - --- - ----------- ----------- • 0 II T b b b TTT bbb N Z D y Y 0 0 C, Tq T T ------------- ---------- ------- 4------ o------------- - ! -- — --- —! --- -- ! -- - --------- ------_ i i h _ _ ____________ _______ _' ____ O _ ----------- —4-- — — -----fi — — — o------------ ------- - o------------__ S— - — - — - — - — - — - - — - — - — - — - -------------I- -I --------- co- --- i 4T4 i I I C (1-� --- — - — - — - — - — — - — - — - — - — - — --_ — _— _ — _ — _ — • T T � T b b b 117 3r A v,- 0A, 24 A3, ;lt A$ _Z_:_ llllmlf-�= • 0 • * KtzVlblUN Z ARTHUR CHABON ARCHITECT Ok- 4L AJCC Parsonage Aspen,Colorado Looking from North-east street corner Flat Roof Option Alp June 03, 2014 s 0 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CO11 ADLlSS OF PROPERTA'Y: RE� �' C U X( DDO'.'? S 4 , Aspen, CO HEDULED PUBLIC HEARING DATE: 1/0 �un4P- 11 3204 STATE OF COLORADO ) ss. County of Pitldn ) I, E: + r� (name, please print) being or representing an Aplyficant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: V Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, wluch form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the _ day of , 20_, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, sunumarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued 077 next page) Mineral Estate D>timer Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty. (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection ,in the planning, agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The foregoing "Affidavit of Noti " was ack�npwled ed before me this 23day of , 20)4, byl�- PUBLIC NOTICE RE: 435 W. MAIN STREET, ASPEN JEWISH COMMUNITY CENTER- SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 11, 2014, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Cham- bers, City Hall, 130 S. Galena St., Aspen, to con- sider an application submitted by Jewish Resource Center Chabad of Aspen, 435 W. Main Street, As- pen, CO, 81611. represented by Arthur Chabon Architects. The subject property is legally de- scribed as 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen, Parcel ID8 2735.124-81-100, and the request is for design changes to the parsonage that has been approved to be constructed on the eastern portion of the site. For further information, contact Amy Simon at the City of Aspen Community Development Depart- ment, 130 S. Galena St., Aspen, CO, (970) 429.2758, amy.simonQcityofaspen.00m. WITNESS MY HAND AND OFFICIAL SEAL My pir s: )0149 No P li CHRISTOPHERLUNDGREN A nMHstorChair cPrreservationCommission MENTS AS APPLICABLE: NOTARY PUBLIC STATE OF COLORADO NOTARY ID 20144000722 COMMISSION EXPIRES JAN. 09, 2018 • Published in the Aspen Times on May 22, 2014 rION (10203485) •pB o z *u ur POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65. 5-103.3 i 0 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 43 S .� "4r 14-1 `" f , Aspen, CO SCHEDULED PUBLIC HEARING DATE: %1 , 20 STATE OF COLORADO ) ss. County of Pitkin n) I, � Ur,-, � (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ✓ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 7.3 day of Y`"� , 20 14, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. h`q Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) 0 • Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The forego' "Affidavit of Not' c " was ac Qwledge before me this day of g , 20, by Iai u � n4ajj TARA L. NELSON NOTARY PUBLIC STATE OF COLORADO NOTARY ID 20014030017 MY COMMISSION EXPIRES 09/26/2017 WITNESS MY HAND AND OFFICIAL SEAL My commission expires: Notaiy Public ATTACHMENTS AS APPLICABLE: • COPY OF THEPUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE (SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 PUBLIC NOTICE RE: 435 W. MAIN STREET, ASPEN JEWISH COMMUNITY CENTER- SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, June 11, 2014, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Jewish Resource Center Chabad of Aspen, 435 W. Main Street, Aspen, CO, 81611, represented by Arthur Chabon Architects. The subject property is legally described as 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen, Parcel ID# 2735-124-81-100, and the request is for design changes to the parsonage that has been approved to be constructed on the eastern portion of the site. For further information, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2758, ainy.simon@cityofaspen.com. s/Jav Maytin, Chair Aspen Historic Preservation Commission Published in the Aspen Times on May 22, 2014 City of Aspen Account tasy lleplv Labels i • Bend along line to We Aver;D Template 51600 40 Feed Papers expose Pop-up EdgeTM 320 W MAIN LLC 331 W BLEEKER LLC 2020 CALAMOS CT 2727 ALLEN PKY STE 1400 NAPERVILLE, IL 60563 HOUSTON, TX 77019 501 WEST MAIN LLC 532 E HOPKINS AVE ASPEN. CO 81611-1818 AMIRA ASPEN LLC 2521 BROADWAY #A BOULDER, CO 80304 ASPEN HOMEOWNERS ASSOCIATION A COLO NON PROFIT CORPORATION 311 W MAIN ST ASPEN. CO 81611 BAILEY MIRANDA TRUST 50% BAKER & HOSTETLER LLP 303 E 17TH AVE #1100 DENVER, CO 80203 BOND RICHARD CAREY 320 JULIA ST NEW ORLEANS, LA 70130 BRIEN ALICE 110 NEALE AVE ASPEN, CO 81611 CARINTHIA CORP 45 E LUPINE DR ASPEN. CO 81611 CHOOKASZIAN DENNIS 1100 MICHIGAN AVE WILMETTE, IL 60091 CLEANER EXPRESS 435 E MAIN ST ASPEN, CO 81611 ALLAN ANDREW S 154 MARION ST DENVER, CO 80218 ASPEN FAMILY HOLDINGS LLC 137 WESTVIEW DR ASPEN. CO 81611 ASPEN MESA STORE LLC C/O ASPEN BLUE SKY HOLDINGS LLC PO BOX 8238 ASPEN, CO 81612 BANK OF NEW YORK MELLON 8742 LUCENT BLVD #300 HIGHLANDS RANCH, CO 80129 BOOKBINDER FISHDANCE & DELANEY LLC 164 LITTLE PARK RD GRAND JUNCTION, CO 81503 BROOKS NORMAN A & LESLEE S 16311 VENTURA BLVD #690 ENCINO, CA 91436 CARTER RICHARD P PO BOX 2932 TELLURIDE, CO 81435 CHRISTIANA UNIT D101 LLC 795 LAKEVIEW DR MIAMI BEACH. 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A Repliez A la hachure afin de i www.avery.com Utilisez le gabarit AVERY® 5160® chaergement r6v6ler le rebord Pop-upTM� 1-800-GO-AVERY i tasy Heel" labels i A Bend along line to i w AVERY@ 51600 Use Avery@' M Template 5160® Feed Paper � expose Pop-up EdgeT' 1 JACOBY FAMILY LP JOHNSTON FAMILY TRUST • KARP MICHAEL 700 20TH ST 2018 PHALAROPE 1630 LOCUST ST #200 VERO BEACH, FL 32960 COSTA MESA, CA 92626 PHILADELPHIA, PA 19103 KASPAR THERESA D KATZMAN LORI ANN KENDIG ROBERT & SUE PO BOX 1637 301 MERCER BLVD PO BOX 4649 ASPEN, CO 81612 CHARLEVOIX, MI 49720 ASPEN, CO 81612 LAMBERT HENRY M LEVY ROBERT I LORENTZEN AMY L 320 JULIA ST 2099 NW PINE TREE WY 26 GREENVIEW WAY NEW ORLEANS, LA 70130 STUART, FL 34994 MONTCLAIR, NJ 070432532 MACDONALD BETTE S TRUST MARION BRANDON & ANGELA MARTEN RANDOLPH 15 BLACKMER RD PO BOX 8837 129 MARTEN ST ENGLEWOOD, CO 80110 ASPEN, CO 81612 MONDOVI, WI 54755 MCCARTY DANIEL L MONARCH III LLC MOUNTAIN LODGE HOLDINGS LLC PO BOX 4051 4601 COLLEGE BLVD #300 PO BOX 5109 ASPEN, CO 81612 LEAWOOD, KS 66211 ASPEN, CO 81612 MURPHY JULIANNE & WILLIAM R JR REV NAVIAS CRAIG & ESTHER TRUST NEWTON BARBARA TRUST PO BOX 4390 PO BOX 9410 9833 SHORELINE DR ASPEN, CO 81612 ASPEN, CO 81612 LONGMONT, CO 80504 NORTH AND SOUTH ASPEN LLC NORTHWAY LLC PERRY EMILY V 200 S ASPEN ST 106 S MILL ST #202 1497 ISABELLA LN ASPEN, CO 81611 ASPEN, CO 81611 SANTA BARBARA, CA 93108 PIONEER PARTNERS LTD PRICE DOUGLAS RAINBOW CONNECTION PROPERTIES LLC 617 W MAIN ST PO BOX 220 4475 NORTH OCEAN BLVD #43A ASPEN, CO 81611 CABIN JOHN, MD 20818 DELRAY BEACH, FL 33483 RICKEL DAVID RISCOR INC ROSENTHAL DIANNE 275 GOLDENROD DR 2651 N HARWOOD ST #580 PO BOX 10043 LANDSDALE, PA 19446 DALLAS, TX 75201-1576 ASPEN, CO 81612-7311 SCHALL FAMILY TRUST SCHULMAN WILLIAM PAUL SCRUGGS DAVID C & PHYLLIS R 3841 HAYVENHURST DR 301 MERCER BLVD 365 RIVERBLUFF PL ENCINO, CA 91436 CHARLEVOIX, MI 49720 MEMPHIS, TN 38103 ttiquettes faciles a peler ; A Repliez a la hachure afin de ; www.avery.com Sens de Utilisez le gabarit AVERY® 51600 chargement rev6ler le rebord Pop-upTM� 1-800-GO-AVERY 1 Easy Peel' Labels i • r Bend along line to AVERY® 51600 We Avery' Template 51600 � Feed Paper expose Pop-up EdgeTA° � 1 SEAL MARK SHEEHAN WILLIAM J SHERWIN ENTERPRISES LLC PO BOX 9213 SHEEHAN NANCY E C/O JENNIFER SHERWIN ASPEN, CO 81612 10 GOLF VIEW LN 1714 VISTA ST FRANKFORT, IL 60423 DURHAM, NC 27701 SILVERSTEIN PHILIP SMITH ANDREW C & DONNA G SNYDER GARY SILVERSTEIN ROSALYN 3622 SPRINGBROOK ST 8324 BROODSIDE RD 25 KNOLLS CRESCENT DALLAS, TX 75205 ELKINS PARK, PA 19027 BRONX, NY 10463 STASPEN LLP STUART DANIEL S & TAMARA B TAD PROPERTIES LLC 1180 PEACHTREE ST NE PO BOX 3274 PO BOX 9978 ATLANTA, GA 303093521 ASPEN, CO 81612 ASPEN, CO 81612 TEMPKINS HARRY & VIVIAN TOLER MELANIE S TRUST TOMS CONDO LLC 605 LINCOLN RD #301 6400 S CLIPPINGER DR C/O BRANDT FEIGENBAUM PC MIAMI BEACH, FL 33139 CINCINNATI, OH 45243 132 MIDLAND AVE #4 BASALT, CO 81621 TUCKER LUCY LEA TWIN COASTS LTD TYCHER DANA 2012 TRUST PO BOX 1480 433 PLAZA REAL #275 150 JOHN F KENNEDY PKWY ASPEN, CO 81611 BOCA RATON, FL 33432 SHORT HILLS, NJ 07078 TYCHER JACK 2012 TRUST ULLR CONDO LLC ULLR HOMEOWNERS ASSOCIATION ROSELAND PROPERTY CO / BARBARA 6450 AVENIDA CRESTA 600 E HOPKINS #304 MASCERA LA JOLLA, CA 92037 ASPEN, CO 81611 233 CANOE BROOK RD SHORT HILLS, NJ 07078 VERNER DANIEL A & MERYLE WAGNER HOLDINGS CORP LLC WARBLE ERIC 2577 NW 59TH ST C/O BILL POSS 0124 SPRING PL BOCA RATON, FL 33496 605 E MAIN ST EDWARDS, CO 81632 ASPEN, CO 81611 WENDT ROBERT E II WERLIN LAURA B TRUST WHIPPLE JOHN TAGGART 350 MT HOLYOKE AVE 2279 PINE ST 121 S GALENA ST PACIFIC PALISADES, CA 90272 SAN FRANCISCO, CA 94115 ASPEN, CO 81611 WINER CAROL G 50% 6740 SELKIRK DR BETHESDA. MD 20817 YOUNG PAUL III FAMILY TRUST 413 W HOPKINS AVE ASPEN, CO 816111603 k1cluettes faciles A peler ; A Repllez h la hachure afin de ; www.avery.com Utilisez le gabarit AVERY® 51600D S f chens dTM ent rcv6ler le rebord Pop-UpTM j 1-800-GO-AVERY i ui >m Ell tll co CD CO m 4-- 0 SEC APR -I2 2014 CITY 0 ASPEN ,OMWJNIP' TWOPME1 JEWISH COMMUNITY CENTER AMENDMENT TO PARSONAGE DESIGN MAJOR HPC DEVELOPMENT REVIEW SUBMITTED BY ALAN RICHMAN PLANNING SERVICES P.O. BOX 3613 ASPEN, COLORADO 81612 920-1125 MARCH, 2014 0 9 TABLE OF CONTENTS PAGE I. Application Request ............................................ 1 II. Summary of Prior Approvals/Description of Current Plans ............... 1 A. Development Plans for the Community Center Building ............ 1 B. Development Plans for the Parsonage ........................... 4 III. Conformance With Historic Preservation Design Guidelines ........... 6 A. Chapter 7 - Main Street Historic District Guidelines ................ 6 B. Chapter 11 - New Buildings on Landmarked Properties ........... 10 IV. Conclusion ................................................... 12 EXHIBITS #1. Proof of Ownership of Property #2. Letter Authorizing Submission of Application #3. Pre -Application Conference Summary #4. Ordinance #36, Series of 2006 #5. HPC Resolution #5, Series of 2007 #6. HPC Resolution #31, Series of 2007 #7. HPC Resolution #40, Series of 2007 #8. City Council Resolution #17, Series of 2010 #9. HPC Resolution #7, Series of 2011 #10. HPC Resolution #20, Series of 2012 #11. Ordinance #2, Series of 2013 #10. HPC Resolution #10, Series of 2013 DRAWINGS Viicinity Map Approved Site Plan Proposed Site Plan Proposed Elevations Proposed Floor Plans Renderings of Entire Block 0 0 I. Application Request This is an application for an amendment to the development approvals previously granted to the Aspen Jewish Community Center (AJCC). The purpose of the amendment is to alter the approved design of the Rabbi's parsonage, which will be located between the historic cabins and the new Community Center building. The parsonage will provide a place for the Rabbi and his family to live. The parsonage will also host important functions for the congregation. For example, the Rabbi will hold communal dinners with the congregation at the parsonage following Friday night services. Social activities for scholars, speakers and other guests of the congregation will also occur at the parsonage. The property on which the development is proposed to occur is Lots A through I, Block 38, City and Townsite of Aspen (more commonly known as 435 West Main Street). The Parcel ID # for the property is 273512481100. The property is approximately 26,981 sq. ft. in size and is zoned Mixed Use (MU). A vicinity map locating this property within the City of Aspen has been provided. The subject property is owned by The Jewish Resource Center Chabad of Aspen ("the applicant"). Proof of the ownership of the property is provided by Exhibit #1, the general warranty deeds. A letter from Rabbi Mendel Mintz of the Jewish Resource Center authorizing Alan Richman Planning Services and Arthur Chabon Architects to submit this application is attached as Exhibit #2. The applicant held several pre -application meetings with staff prior to the submission of this application. A pre -application conference summary was issued by the staff (see Exhibit #3, Pre -Application Conference Summary). This document indicates that the proposal is considered to be an amendment to a major development requiring final review and approval by the Historic Preservation Commission pursuant to Section 26.415.070 E of the Aspen Land Use Code. This application has been organized to respond to the applicable review standards of the Land Use Code. First, however, a summary of the prior approvals granted to the Jewish Community Center and a description of the current plans for the parsonage are presented to establish the context for this application. II. Summary of Prior Approvals/Description of Current Plans A. Development Plans for the Jewish Community Center Building The applicant purchased the subject property in 2004 and began the process of working with the City's review bodies on development plans for the Jewish Community Center. The applicant spent eighteen months working with the HPC on the original conceptual designs for this property. Formal public hearings or scheduled work sessions were held with the HPC in February, July, and October of 2004, and January, February, April, June, Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 1 and August of 2005, at which time conceptual approval for a new Jewish Community Center project was granted pursuant to HPC Resolution 31, Series of 2005. Following completion of the HPC conceptual review process the applicant submitted a land use application for review by the Planning and Zoning Commission and City Council. That application requested designation of the property as an historic landmark; growth management review for an essential public facility and for affordable housing; special review to establish the parking requirements; and subdivision review. The P&Z recommended that City Council approve the project pursuant to Resolution No. 24, Series of 2006, approved on July 18, 2006. City Council then approved the project pursuant to Ordinance 36, Series of 2006, adopted on September 25, 2006 (see Exhibit #4). The applicant then returned to HPC to obtain final approval of a major development. This approval was granted pursuant to HPC Resolution 5, Series of 2007 (see Exhibit #5). HPC later granted a side yard setback variance to the project pursuant to Resolution 31, Series of 2007 (see Exhibit #6). Finally, HPC granted an amendment to the final approval pursuant to Resolution 40, Series of 2007 (see Exhibit #7). This amendment provided detailed responses to many of the conditions established in Resolution 5 of 2006. The approved project design included an eastern wing and a western wing, connected by a central lobby and courtyard. The western wing, along Fourth Street, was approved to contain a religious sanctuary, a pre-school with an outdoor play space, administrative offices, religious classrooms and a library. The eastern wing, along Third Street, was designed to be used as a social hall. The approved project also had six of the nine remaining original cabins remaining in place. Three cabins along Third Street would be used as affordable housing, while three cabins along the alley would be used as lodging for scholars and guests of the JCC. The other three original cabins were approved to be relocated off -site. The cabins have since been relocated, two to a site in the County and one to a site along Lake Avenue. The project that was originally approved by City Council was for a building that was approximately 19,655 sq. ft. in size. The amended project was approximately 2,345 square feet smaller, at a size of approximately 17,310 sq. ft. Once the necessary approvals were in place the applicant recorded the subdivision plat and agreement and applied for a building permit for the project. However, by that time the economy was beginning to slow down and descend into the Great Recession. It became apparent that funding for the project would not be available and so the applicant withdrew the building permit application. Subsequently, the applicant requested an extension of the vested rights for the project. City Council extended the vested rights to March 1, 2013 pursuant to Resolution 17, Series of 2010 (see Exhibit #8) providing the applicant with additional time to initiate Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 2 project construction. Then, as economic conditions began to improve the applicant began to re -think how to move forward with the project. Amended plans were submitted to HPC and in September, 2011 the applicant was granted approval to establish a two phase development plan for the project. That approval further reduced the project's floor area to 17,100 sq. ft. and was granted via HPC Resolution 7, Series of 2011 (see Exhibit #9). The approved Phase I involves the re -development of the site with a new building located along the Main Street/Fourth Street side of the property that will house a sanctuary/social hall, pre-school, religious school classrooms, and the administration area. Phase I also involves the restoration of the six historic cabins along Third Street and the alley, for use as affordable housing for employees of the AJCC and temporary guest/scholar lodging. Deed restrictions formalizing the use of these six cabins as affordable housing and temporary guest lodging are recorded as Reception No. 592066 and 592018, respectively. Phase I is now under construction, with occupancy scheduled to occur later this year. The approximate floor area being built in Phase I is 10,550 sq. ft. in the new building plus 1,975 sq. ft. for the 6 cabins, for a total of 12,525 sq. ft. Phase II of the project, as it was approved at that time, would have completed the development of the property with a building on the Third Street side, linked to the Phase I building by a loggia. The floor area of this building was limited to 4,575 sq. ft. (with the total Phase I and Phase II being 17,100 sq. ft.). As explained above, the original plan for the Phase II building was that it would be the social hall for the congregation. However, when HPC granted approval for the phased project, the applicant suggested that it would make more sense for the congregation to use the Phase I building for several years and see how the demands for its facilities evolve over time before settling on the uses for the additional space in Phase II. So the originally - approved Phase II site plan was, in fact, a "place holder" until such time as the applicant could determine the long term needs of the congregation. B. Development Plans for the Parsonage Early in 2012 the Jewish Resource Center reached a conclusion as to how best to utilize the remainder of the property. The applicant concluded that it is essential to provide a space for the Rabbi and his family to live on the property and for the Rabbi to be able to host important social functions of the congregation in this parsonage. Therefore, it was decided that the plans for the social hall would be abandoned and replaced by a new plan for the Rabbi's parsonage, in a similar location to the former Phase II building. A site plan and building elevations for the parsonage were prepared. The plans showed the parsonage being located to the east of the Jewish Community Center. The parsonage would cover significantly less of the eastern side of the property than the previously approved Phase II building and would not require a physical connector to the Phase I Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 3 0 0 building, allowing a playground to be established between the JCC and the parsonage. The playground will be used by children who attend the planned JCC pre-school. To the west of the parsonage is another open space area, which will be a yard for the Rabbi and his family. The yard creates a generous (more than 25') separation between the parsonage and the cabins along Third Street, as required by HPC. The Conceptual plans for the parsonage were approved by HPC on August 15, 2012 pursuant to HPC Resolution 20-2012 (see Exhibit #10). The plans then proceeded through the land use portion of the review process, with approval being granted by City Council pursuant to Ordinance 2, Series of 2013 (see Exhibit #11). Final approval was then granted by HPC pursuant to Resolution No. 10, Series of 2013 (see Exhibit #12). An amended Subdivision Agreement for the project was recorded as reception No. 598949 of the Pitkin County records to document the project. As the parsonage was being reviewed and approved by the City, the new Community Center building was emerging from the ground. As the building was framed and work began on the inside of the building, an important opportunity arose for the project. There had always been a small window planned and approved along the east side of the building, on the second floor, looking out from the sanctuary. As this window was cut into the structure, it became apparent to members of the congregation that the view from this window towards the mountains east of Aspen was quite spectacular, and would provide an inspiring backdrop for the sanctuary. Members of the congregation asked the Rabbi to pursue a minor change to the approved design, to allow a larger window to be placed on this side of the building. Staff concurred that this was an appropriate change and the new window was approved and is now in the process of being installed. Once this change was approved, members of the congregation next suggested that the architect should take another look at the design of the parsonage, to see how much impact it was going to have on the views from this new window. A field simulation was conducted using a crane that hoisted a roof form to the height of the approved parsonage. A computer simulation of the view was also prepared. Those who viewed the simulations concluded that the roof of the parsonage would have a drastic detrimental impact on the views from this window. Therefore, they asked the Rabbi and the architect to re -consider the design of the parsonage with an eye toward lowering the height of the roof, in order to protect this view for all members of the congregation to enjoy for generations to come. The amended design presented in this application is the outcome of that re -consideration process. The proposed changes are most easy to understand by examining Sheet 6, entitled "North Elevation", showing the view from Main Street. The peak height of the roof of the parsonage is proposed to be lowered by more than 12'. Where the peak of the approved roof was nearly 38' tall, the peak of the proposed roof is about 25.75' tall. The form of the roof has also been lowered, from an approved pitch of approximately 15:12 to a proposed pitch of 4:12. Other associated changes to the design are as follows: Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 4 1 • The window proportions have been modified to better fit the reduced scale of the proposed structure. • The front porch has been reduced in size (although it still exceeds the minimum 50 square foot residential design standard), so it too will better fit with the reduced scale of the proposed structure. • The material for the chimneys has been changed from masonry to metal flues. • The dominant material along the Main Street frontage has changed from wood siding to stone. While these changes have been made to protect the view from the sanctuary, the applicant believes that they also result in a better overall project that meets the needs of the community and remains consistent with the City's historic preservation design guidelines. Most notably, the changes will result in a lower overall mass for the parsonage and a less prominent building than was originally approved. Reducing the height by more than 12' will open up views towards Aspen Mountain for pedestrians and motorists along Main Street and will create a much less imposing mass than the previous design. Looking at the color renderings that have been submitted, which shows the entire block, one can see that the reduced scale of the parsonage is is more in keeping with the small scale of the adjacent historic cabins and provides a better transition across the block. With this proposed amendment, as a passer-by looks across the block from east to west, he or she will see the small scale of the cabins, transitioning to the modest scale of the parsonage and then transitioning to the larger scale of the community center. The building form along the east fagade of the parsonage speaks directly to and is reminiscent of the form of the east side of the Community Center building. The stone along the front of the parsonage also echoes the stone along the western frontage of the community center. A second option for the front fagade has also been provided, utilizing wood siding instead of the stone if this is preferable to the HPC. All of these design elements help to integrate the block into a unified project, and not just individual buildings clustered together on a small campus. The lower -sloping roof form that is proposed for the parsonage is a style that is present in many buildings along Main Street. Several buildings in the immediate vicinity, including the Mountain Rescue cabin across Main Street one of the cabins within the Christiana complex across Fourth Street share similar roof pitches to that proposed herein. A photo montage showing these roof forms has been provided in the drawing section of this application. The conformance of the amended parsonage with the City's applicable design guidelines is addressed in greater detail in the following sections of this application. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 5 0 Ill. Conformance With Historic Preservation Design Guidelines Since this is a substantial amendment to an approved project, the review will focus on the height, scale, massing, site plan, proportions and materials of the proposal. Amended final approval by HPC is requested. The applicable review standard for this review is a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter "the Guidelines"). In considering whether the proposed development is consistent with the Guidelines, the following statement, which appears in the introduction to the Guidelines, must be taken into consideration: "...not every guideline will apply to each project, and some balancing of the guidelines must occur on a case -by -case basis. The HPC must determine that a significant number of relevant guidelines have been adequately met in order to approve a project proposal." Based on the extent and type of development proposed for this site, Chapter 7 of the Commercial, Lodging and Historic District Guidelines, Main Street Historic District, (which supersedes Chapter 12 of the HPC Design Guidelines) and Chapter 11 of the HPC Design Guidelines, New Buildings on Landmark Properties, contain the guidelines applicable to the proposed development. The responses that follow demonstrate the applicant's compliance with "a significant number of the relevant guidelines" that apply to this project. A. Chapter 7 - Main Street Historic District Guidelines 7.1 Preserve the historic district's street plan. Response: No changes are proposed to the street grid for Main Street, Third Street, or the alley. 7.2 Maintain the traditional character and function of an alley where it exists. Response: No changes to the character or function of the alley will result from this amendment. The applicant anticipates that cars will access the parsonage from the alley. A one car garage will be attached to the rear of the structure and access will occur between two of the cabins that are being preserved along the alley. 7.3 Parking shall not be positioned between the building and the street. Visual impacts shall be minimized in one or more of the following ways: ♦ Parking shall be placed underground or in a structure wherever possible. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 6 0 0 ♦ Where surface parking must be provided, it shall be located to the rear or the interior of the property, behind the structure. ♦ Surface parking shall be externally buffered with landscaping, and internally planted and landscaped to soften parking areas. Response: Parking will be provided in a one car garage attached to the rear of the proposed parsonage. HPC previously established the parking required for the parsonage by special review. HPC required one parking space to be provided for the parsonage. There are also nine (9) spaces shown on the site plan that are dedicated to the Jewish Community Center pursuant to the prior land use approvals it received. 7.4 Underground parking access shall not have a negative impact on the character of the street. Response: Underground parking access is not proposed for this property. 7.5 Respect historic settlement pattems. Response: The proposed parsonage has been sited to respect historic settlement patterns. The building will be oriented toward Main Street and will be parallel to Third Street, with a covered front porch that faces directly toward Main Street. No change in the approved location of the parsonage is proposed as part of this amendment application. The parsonage has been sited mid -way between the cabins that line the site along Third Street and the sanctuary along Fourth Street. This will establish yards on either side of the parsonage, creating a play area for the children who are attending the pre-school and the religious school in the main building and a play area for the Rabbi's family. 7.6 Where a sidewalk exists, maintain its historic material and position. Response: The materials and position of the sidewalk that has been previously approved for construction along Main Street will be maintained. 7.7 Minimize the use of curb cuts along the street. Response: No new curb cuts are proposed along Main Street. 7.8 Provide a walk to the primary building entry, perpendicular from the public sidewalk. Response: There will be a stone walkway provided from Main Street to the front porch that is perpendicular to the sidewalk along Main Street. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 7 6 7.9 Orient a new building in a manner that is similar to the orientation of buildings during the mining era, with the primary entrance facing the street. Response: The parsonage has been oriented parallel to the lot lines so as to maintain the traditional grid pattern of this block. Its primary entrance faces and is visible from Main Street. The building will have a single level covered porch that is of a scale that is appropriate to a residence. 7.10 When constructing a new building, locate it to fit within the range of yard dimensions seen in the block historically during the mining era. Response: The applicant proposes a 16' front yard setback for the parsonage, which is identical to the setback from Main Street that was previously approved for the parsonage. 7.11 Locate a new secondary structure in a manner that is similar to those seen historically in the district. Response: There is not a secondary structure proposed for the parsonage. 7.12 A new structure should step down in scale where it abuts a single story historic structure. Response: The scale of the single story historic cabins presents a challenge for development of any new structure immediately to the west of the cabins. HPC appropriately required a significant setback (more than 27) between the cabins and the parsonage to help to establish a transition between these buildings. That setback is maintained with the proposed amendment to the parsonage and establishes the setting in which the compatibility of the scale of these buildings has been assured. There are at least two significant ways in which the proposed parsonage steps down in scale to meet the cabins. The approved parsonage included a one story covered porch that was similar in scale to the small historic cabins. While that feature has been re- designed in this proposal, it remains a one story element that is in scale with the cabins. Furthermore, the proposed north-east rendering shows that there will also be a one story element along the east facade of the parsonage, which steps down in scale to the cabins. Each of these one story roof forms have the same pitch as the roof of the historic cabins. Finally, it is important to point out that HPC previously found that the parsonage complied with this standard. The proposed parsonage will be more than 12' lower than the approved design, making the proposed parsonage design that much closer to the scale of the historic cabins. 7.13 A new building or addition should reflect the range and variation in building height of the Main Street Historic District. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 8 0 0 7.14 Design a new building to appear similar in scale to those traditionally in the district during the mining era. Response: This portion of Main Street contains buildings that vary widely in scale. It includes some of the larger historic residences in the Main Street Historic District and a number of more modern commercial and lodge buildings that are also of a larger scale. The Community Center building was designed to be compatible with the scale and height of these larger traditional and modern buildings. The western end of Main Street also includes a number of smaller, one story buildings, including the log cabin at 300 West Main Street, the historic structures at 604 and 612 West Main Street, and the Mountain Rescue cabin. The historic cabins on the subject property reflect this historic tradition of smaller Victorian and Rustic structures along Main Street. So the challenge for the parsonage is where it should fit within this wide range of very small and relatively larger structures. The approved parsonage was designed to fit on the upper end of this size spectrum. While it did not request any variations, it was designed to be close to maximum allowed height in the zone district (28', measured to the 1/3 point of the roof). So while the approved design provided a transition down from the scale of the Community Center, it was designed to be closer in scale to the Community Center than it was to the cabins or the other small scale buildings in the District. The currently proposed parsonage is intended to fit more in the mid -range of the scale between the height of the Community Center and the cabins and so clearly reflects the range and variation of building height found along Main Street. As noted above, it has a number of one story elements, which can be seen along its north, east and west facades. Its peak height will be just 25.75' measured to the top of the skylight, well below that allowed in the zone district and well within the range of heights found along Main Street. Please see Sheet #28, which looks at the Parsonage from the Third Street side of the alley and "airbrushes -in" the cabins, to get a sense of how the revised scale of the Parsonage with its one story elements fits well with the scale of the cabins. 7.15 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to single family residences or Victorian era buildings seen traditionally on Main Street. Response: The mass of the parsonage has been subdivided into smaller modules in several respects. First, the overall structure has been broken into two components — one that is on a north/south axis and one that is on an east/west axis. The component that is oriented east and west is set back from the front of the building by more than 25', giving it a subordinate feel and allowing the mass that faces Main Street to be in scale with the small cabins located along Third Street. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 9 The mass has also been broken into smaller modules along its primary facades. The Main Street fagade has the porch which presents a one-story form. The east and west -facing facades also utilize rooms that step down to just a single story to break down the overall mass of the project. The roof pitch of each of the one story elements has been designed to match the roof pitch of the cabins. B. Chapter 11 — New Buildings On Landmarked Properties 11.1 Orient the primary entrance of a new building to the street Response: The entrance is oriented to Main Street. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. Response: The front porch entrance has been clearly defined. 11.3 Construct anew building to appear similar in scale with the historic buildings on the parcel. 11.4 Design a front elevation to be similar in scale to the historic building. Response: It is not possible to build a residence for a family that is of the same scale as the small guest cabins on this site. However, the elevations show that the parsonage will have a one story covered porch that is similar in scale to the cabins. It will also have a one story element along its east -facing fagade that steps the building down to the scale of the historic cabins. Finally, as was pointed out with respect to standard 7.12 above, the approved parsonage was found to also meet this standard. The proposed parsonage will be considerably lower in height than the approved design, making it even more consistent with this standard. 11.5 Use building forms that are similar to those of the historic property. 11.6 Use roof forms that are similar to those seen traditionally in the block. 11.9 Use building components that are similar in size and shape to those of the historic property. Response: The amended parsonage design proposes simple forms and sizes that relate to those of the cabins. The one story elements on the north, east, west elevations are of similar scale to the cabins and have roof pitches that are similar. The architectural detailing is spare and simple relating to but not imitating the details of the cabins. The roof pitch of the one story east -facing element is the same as that of the historic cabins. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 10 11.7 Roof materials should appear similar in scale and texture to those used traditionally. Response: The applicant anticipates installing a standing seam metal roof on the parsonage. 11.8 Use building materials that contribute to a sense of human scale. Response: The parsonage will be made primarily of wood and stone materials. As labeled on the north elevation, the materials will include stained wood board and batten siding, mesa verde stone veneer, wood timber columns, metal clad wood doors and windows, metal flashing and copper gutters and a metal flue. The building will have a street facing porch and street facing windows that are of human scale. The eave line of the first story is articulated on all elevations. The applicant has provided two options for the Main Street facade, one in stone and one using wood siding, to allow the HPC to determine which creates a more appropriate image for this landmark property. Samples of the proposed materials will be brought to the HPC hearing. 11.10 The imitation of older historic styles is discouraged. Response: While the parsonage uses forms and materials that are reminiscent of the historic resources of Main Street it represents a contemporary design that does not imitate Victorian -era architecture. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 11 0 0 IV. Conclusion We believe the above responses and the attached exhibits and figures provide the information you require to process this application and demonstrate that the application complies with the applicable provisions of the Aspen Land Use Code. Please do not hesitate to contact us if there is anything else you need. Amendment to Rabbi's Parsonage, Aspen Jewish Community Center Page 12 0 E EXHIBITS CITY OF ASPEN U I Y LW ASPEN FROM WRI= E(EMPT FROM HR DATE REP EXHIBIT #1 RE q$E3 4i1��v4 (" bj �, Ili! y \ Recor ing requested by: The Jewish Resource Center Chabad of Aspen When recorded, mail to: The Jewish Resource Center Chabad of Aspen c/o Menachem Mintz 104 Robinson Road Aspen, Colorado 81611 GENERAL WARRANTY DEED ALH HOLDING COMPANY-GUNNISON ("Grantor"), with an address of 435 East Main Street, Aspen, Colorado 81611, for Ten Dollars and no/100 ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, hereby bargains, sells and conveys to THE JEWISH RESOURCE CENTER CHABAD OF ASPEN, whose address is c/o Menachem Mintz, 104 Robinson Road, Aspen, Colorado 81611, the real property situated in Pitkin County, Colorado, described as follows: CABIN UNITS 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28 AND 29, L'AUBERGE D'ASPEN CONDOMINIUMS, according to the Plat thereof recorded March 21,2000 in Plat Book 52 at Page 81 and as defined and described in the Amended and Restated Declaration of Conditions, Covenants and Restrictions for L'Auberge D'Aspen I recorded June 15, 2001 as Reception No. 455538 J together with all its appurtenances and WARRANTS the title against JJ, all persons, subject to those items set forth on Exhibit A attached �. hereto and incorporated herein by this reference. 3�. c Dated: April N , 2004 1` GRANTOR: �. ALH HO&,ora OMPANY- ISON, a Col By: Michael D.'U417sTield, as attorney in fact for Audrey STATE OF l0fach ) ) ss. COUNTY OF `PAIPA_ ) .The foregoing instrument was acknowledged before me April -d 2004 by Michael D. Haisfield, as attorney in fact for Audre ?� Heimiield, f ALH Holding Cgpany-Gunnison, a Colorado corporation. My commission expires 11 6 7 Witness my hand and official sea . .2 Notary Public 2805\2GWD.02 496576 1 I IIIIII IIIII IIIIII IIII IIII IIIIII IIIIIII III IIIII II 1, . 04// 16/2004 11 : 34 e SILVIA DAVIS PITKIN COUNTY CO R D 608.38 U O c"� ^•�, G :• O wOc COLO Icy CO= bn Eon 114i&� Page 1 of 2 496576 TRANSFER DECLARATION RECEIVED 04/16/2004 i • EXHIBIT A TO GENERAL WARRANTY DEED Reservations and exceptions as set forth in the Deed from the City of Aspen recorded to Book 59 at Pages 273, 316, 530 and Page 536 and In Book 79 at Page 61, providing as follows- `That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or tb any valid mining claim or possession held under existing laws' Easements, rights of way and all matters as disclosed on Plat of Perkins Subdivision recorded August 14, 1980 in Plat Book 10 at Page 25 and Condominium Plat of L'Auberge D' Aspen recorded March 21, 2000 in Plat Book 52 at Page 81. Terms, conditions, obligations and provisions of Statement of Exemption from the Definition of Subdivision for Perkins Subdivision as set forth in Instrument recorded July 11, 1980 in Book 391 at Page 574 Terms, conditions, obligations and provisions of Subdivision Agreement as set forth in instrument recorded August 14, 1980 in Book 393 at Page 49 Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Board of County Commissioners recorded June 10, 1996 as Reception No. 393526 as Resolution No 95-50 Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 29, Series of 1995 by Aspen City Council recorded July 24, 1995 in Book 788 at Page 43. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth in the Condominium Declaration for L'Auberge D' Aspen recorded June 15, 2001 as Reception No. 455538, deleting therefrom any restrictions indicating preference, limitation or discnmination based on race, color, religion, sex, handicap, familial status or national origin 496576 Page: 2 of 2 04/16/2004 11:34A SILVIA DAVIS PITKIN COUNTY CO R 11.00 0 505.36 Z CITY OF ASPEN GTY OF ASPEN T FROM WRETT EXEMPT FROM N � DA 6 y REP CO NO . � 4 S `DATE gEp C " • l� lI G lu yS6 Recording requested by: Y The Jewish Resource Center Chabad of Aspen When recorded, mail to: The Jewish Resource Center Chabad of Aspen c/o Menachem Mintz 104 Robinson Road Aspen, Colorado 81611 GENERAL WARRANTY DEED AUDREY LEA HAISFIELD ("Grantor"), with an address of 3204 Midway Pike, Versailles, KY, for Ten Dollars and no/100 ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, hereby bargains, sells and conveys to THE JEWISH RESOURCE CENTER CHABAD OF ASPEN, whose address is c/o Menachem Mintz, 104 Robinson Road, Aspen, Colorado 81611, the real property situated in Pitkin County, Colorado described as follows: "HOUSE UNIT A, L'AUBERGE D'ASPEN CONDOMINIUMS, according to the. Plat, thereof recorded March 21, 2000 in Plat Book 52 at Page 81 and as defined and described in the Amended and Restated Declaration of Conditions, Covenants and Restrictions for L'Auberge D'Aspen recorded June 15, 2001 as Reception No. 455538 together with all its appurtenances and WARRANTS the title against all persons, subject to those items set forth on Exhibit A attached hereto and incorporated herein by this reference. Dated: April ' 2004 ZG Michael D. ais'field, as attorney in fact for Audrey Lea Haisfield STATE OF 0 to ✓a o ) ss. COUNTY OF t 14 k- h✓ ) The foregoing instrument was acknowledged before me April 1`� 2004 by Michael D. Haisfield, as attorney in fact for Audrey Lea Haisfield. My commission expires I I 0 Witness my hand and official se �l J-1— Notary Public 2805\2GWD.02 o 496577 . TRANSFER DECLARATION RECEIVED 04/16/2004 Page 1 of 2 I IIIIII IIIII IIIIII IIII IIII IIIIII IIIIIII III IIIII II 11. Page:4/ 496577e4 11 :35A SILVIA DAVIS PITKIN COUNTY CO R 11.00 D 123.07 0 EXHIBIT A TO GENERAL WARRANTY DEED Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Pages 273, 316, 530 and Page 536 and In Book 79 at Page 61, providing as follows- 'That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or tb any valid mining claim or possession held under existing laws" Easements, rights of way and all matters as disclosed on Plat of Perkins Subdivision recorded August 14, 1980 in Plat Book 10 at Page 25 and Condominium Plat of L'Auberge D' Aspen recorded March 21, 2000 in Plat Book 52 at Page 81. 1 Terms, conditions, obligations and provisions of Statement of Exemption from the Definition of Subdivision for Perkins Subdivision as set forth In Instrument recorded July 11, 1980 in Book 391 at Page 574 Terms, conditions, obligations and provisions of Subdivision Agreement as set forth in instrument recorded August 14, 1980 in Book 393 at Page 49 Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Board of 1 County Commissioners recorded June 10, 1996 as Reception No. 393526 as Resolution No 95-50 Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 29, Series of 1995 by Aspen City Council recorded July 24, 1995 in Book 788 at Page 43. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth In the Condominium Declaration for L'Auberge D' Aspen recorded June 15, 2001 as Reception No. 455538, deleting therefrom any restrictions indicating preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin -- 496577 page. 2 of 2 04116/2004 11:350 123.67 SI LVIR DRVIS pITKIN COUNTY CO R 11.00 D F • 0 Ms. Amy Guthrie, Historic Preservation Planner Ms. Sara Adams, Senior Planner City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: LETTER OF AUTHORIZATION FOR PARSONAGE AT ASPEN JEWISH COMMUNITY CENTER Dear Amy and Sara, The Jewish Resource Center Chabad of Aspen is the owner of the Aspen Jewish Community Center located at 435 West Main Street. I hereby authorize Alan Richman Planning Services and Arthur Chabon Architects to submit an application to build a parsonage on the property. Mr. Richman and Mr. Chabon are authorized to submit this application on our behalf and to representing us in meetings with staff and the applicable decision -making bodies. Should you have any need to contact us during the course of your review of this application please do so by calling Mr. Richman at the phone number he has provided in the application. Sincerely, //'_ "z Rabbi Mendel ' tz 435 West Main Street Aspen, CO 81611 544-3770 EXHIBIT #3 PA qITY OF ASPEN �� PRE -APPLICATION CONFERENCE SUMMARY CITY OF ASPEN DWINTY DEMOPMENi PLANNER: Amy Simon, (970) 429-2758 DATE: 2.21.14 PROJECT: Aspen Jewish Community Center OWNER: Rabbi Mendel Mintz DESCRIPTION: HPC granted final design approval for a residential structure associated with the Aspen Jewish Community Center through Resolution #10, Series of 2013. The project has not been built and the property owner may wish to change the architecture in terms of form and materials. This is a Substantial Amendment which must be reviewed by HPC at a public hearing. HPC must determine that the revised project still meets the historic preservation design guidelines. For ease of review, the application for Substantial Amendment approval by HPC should clearly identify all aspects of the project that are to be changed. Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415.070.E Certificate of Appropriateness for Major Development, Amendments Land Use Code (including all code sections cited above): http://www.aspenpitkin.com/Departments/Communitv-Develor)ment/Plannina-and-Zonina[Title-26- Land-Use-Code/ HPC Design Guidelines: http://www.aspenpitkin.com/Departments/Community-Development/Historic-Preservation/Historic- Properties/ HPC application.- hftp://www. aspen p itki n. com/Po rta Is/O/docs/C itv/Comdev/Apps%20and %20 Fees/2 011 %20Historic%20L and %20 Use%20App%20 Form. pdf Review by: Staff for completeness, HPC for review Public Hearing: Yes, at HPC. Referral Agencies: None. Planning Fees: $1,950 deposit for up to 6 hours of review (additional billable hours, or hours to be refunded will be at the rate of $315 per hour) Referral Agency Fees: None Total Deposit: $1,950 To apply, please submit 1 copy of: ❑ Signed fee agreement and payment. ❑ Applicant's name, address and telephone number in a letter signed by the applicant which states the name, address and telephone number of the representative authorized to act on behalf of the applicant. ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 0 And 12 copies of: ❑ A revised site plan. ❑ Revised scaled elevations and drawings. ❑ Representations of building materials and finishes. ❑ Photographs and other exhibits to illustrate the proposed changes. ❑ Prior approvals. ❑ A written description of the proposal and an explanation of how the proposed development, complies with the review standards and design guidelines relevant to the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. I" I r� • EXHIBIT #4 • ORDINANCE NO. 36 • (SERIES OF 2006) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING A • SUBDIVISION, GROWTH MANAGEMENT REVIEW AS AN ESSENTIAL PUBLIC FACILITY AND HISTORIC LANDMARK DESIGNATION, FOR THE JEWISH COMMUNITY CENTER, ON THE PROPERTY LOCATED AT 435 W. • MAIN STREET, LOTS A-1, BLOCK 38, CITY AND TOWNSITE OF ASPEN, M PITKIN COUNTY, COLORADO. Parcel ID: 2735-124-81-001 • WHEREAS, the Applicant, Jewish Resource Center Chabad of Aspen, • represented by Alan Richman Planning Services, submitted an application (hereinafter "the application") requesting approval of Growth Management Review as an Essential Public Facility and Subdivision Review to construct the Jewish Community Center, . located at 435 W. Main St., Lots A -I, Block 38, City and Townsite of Aspen; and, • WHEREAS, Section 26.415.050 of the Aspen Municipal Code establishes the process for Designation and states that an application for listing on the Aspen Inventory of Historic Landmark Sites and Structures shall be approved if HPC and City Council determine sufficient evidence exists that the property meets the criteria; and • WHEREAS, the Community Development Department Director determined that the Jewish Community Center is an Essential Public Facility, and that the application met the applicable review standards, and recommended approval with conditions; and, WHEREAS, during a duly noticed public hearing on June 20, 2006, the Planning and Zoning Commission opened and continued the public hearing to July 11, 2006; and, • WHEREAS, during a continued public hearing on July 11, 2006, the Planning and Zoning Commission opened and continued the public hearing until July 18, 2006; ` and WHEREAS, during a continued public hearing on July 18, 2006, the Planning • and Zoning Commission approved Resolution No. 24, Series of 2006, by a five to one (5- 1) vote, approving with conditions, a Growth Management Review to determine • employee generation, and Special Review to establish off-street parking requirements; and recommended approval to City Council of a Growth Management Review as an Essential Public Facility, and Subdivision review; and, • WHEREAS, the Aspen City Council has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has • reviewed and considered the recommendation of the Planning and Zoning Commission, the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, Y. WHEREAS, during a duly noticed public hearing on September 25, 2006, the Aspen City Council reviewed the proposal and approved Ordinance No. 36, Series of 2006, by a 5-0 vote, approving with conditions the Jewish Community Center Subdivision, Growth Management Review for an Essential Public Facility and Historic • Landmark Designation; located at 435 West Main Street, Lots A -I, Block 38, City and Townsite of Aspen; and, • WHEREAS, the City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. • NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY • OF ASPEN, COLORADO THAT: Section 1• Pursuant to the procedures and standards set forth in Section 26 of the City of Aspen • Municipal Code, the City Council hereby approves with conditions, a Growth Management Review as an Essential Public Facility and Subdivision in order to construct the Jewish Community Center, located at 435 W. Main Street, Lots A -I, Block 38, City • and Townsite of Aspen. Section 2: Plat and Agreement • The Applicant shall record a subdivision plat and agreement that meets the requirements of Land Use Code Section 26.480, Subdivision, within 180 days of City Council approval. Section 3: Buildine Permit Application The building permit application shall include the following: • a. A copy of the final City Council Ordinance, 'Planning & Zoning Commission Resolution and Historic Preservation Commission Resolutions. b. The conditions of approval printed on the cover page of the building permit set. c. A completed tap permit for service with the Aspen Consolidated Sanitation District. • d. A drainage plan, including an erosion control plan, prepared by a Colorado licensed Civil Engineer, which maintains sediment and debris on -site during and after construction. If a ground recharge system is required, a soil percolation report will be required to correctly size the facility. A 5- year storm frequency should be used in designing any drainage improvements. • 2 d e. An excavation -stabilization plan, construction management plan, and drainage and soils reports pursuant to the Building Department's requirements. The construction management plan shall include an identification of construction hauling routes, construction phasing, and a construction traffic and parking plan for review and approval by the City Engineer and Streets Department Superintendent. The construction management plan shall also identify.that the adjacent sidewalks will be kept open and maintained throughout construction. f. A fugitive dust control plan to be reviewed and approved by the City Engineering Department. g. Accessibility and ADA requirements shall meet the building code requirements. Section 4: Dimensional Requirements The redevelopment of the site is limited to the dimensional requirements established in the Site Plan, Floor Plans, Building Sections and Exterior Elevations in the February 2006 Subdivision application, and further subject to Historic Preservation Commission Final Review. Section S: Trash/Utility Service Area The trash containers shall be wildlife proof. Section 6: Sidewalks. Curb. and Gutter The sidewalks shall be constructed as per Resolution No. 31, Series of 2005, of the Historic Preservation Commission, and shall be upgraded to meet City Engineer's requirements and ADA requirements prior to issuance of a certificate of occupancy on any of the units within the development. The Applicant shall also repair any curb and gutter adjacent to the property that is deemed to be in disrepair by the City Engineer before a certificate of occupancy is issued for any of the units within the development. Section 7: Affordable Housing The three (3) on -site affordable housing units shall be in compliance with the Aspen/Pitkin County Housing Authority's Employee Housing Guidelines. The Applicant shall record a deed restriction on each of the affordable housing units at the time of recordation of the subdivision plat and prior to the issuance of a Certificate of Occupancy for the units, classifying the units as Category 2 units. a) At least two parking spaces shall be allocated and reserved for the employee -housing units on site. b)The units will be deed -restricted as rental units but will allow for the units to become ownership units at such time the owners would request this change and/or at such time the APCHA deems the units out of compliance for a period of one year or more. At such time, the units will be listed for sale with the Housing Office as specified in the deed restriction at the Category 2 maximum sales price. 3 I"1 L-j c) APCHA or the applicant shall structure a deed restriction for the units such that • 1/10`h of 1 percent of the property is deed restricted in perpetuity to the • Aspen/Pitkin County Housing Authority; or until such time the units become ownership units; or the applicant may propose any other means that the Housing Authority determines acceptable. d)Due to the ability to have the employees live on -site, if such employee is employed • by the Community Center, the income and assets can be waived. e) The applicant shall conduct an employee audit two years after issuance of the • Certificate of Occupancy for the development under the following terms: • 1. The applicant shall retain an auditor and shall gain prior approval from the Housing Office for the selection of the auditor. 2. The applicant shall be fully responsible for all fees associated with retaining an auditor. 3. Should the audit show additional employees over the 9.63 FTE, the applicant shall mitigate at an identical rate established by this Ordinance • (44 percent) for those additional employees required under the Guidelines in effect at the time of the audit — either by providing units or by providing a payment -in -lieu fee. • Section 8: Relocation of Cabins Applicant may relocate three (3) cabins off -site only upon approval of the Historic Preservation Commission of a satisfactory receiver site and method of relocation. • Section 9: Determination of Employee Generation The Planning and Zoning Commission has determined that 9.63 FTEs shall be generated by the Jewish Community Center, based upon a review by the Aspen Pitkin Housing Authority. • The three Category 2 rental affordable housing units on site provide mitigation for 4.25 FTEs. • Section 10: Establishing Off -Street Parking Requirements • The Planning and Zoning Commission has established off-street parking requirements as follows: a) Nine (9) off-street parking spaces. • b) Of the nine (9) off-street parking spaces, two (2) shall be reserved for affordable housing users. c) The Center shall utilize at least one staff member to establish and facilitate a temporary off-street drop-off and pick-up area for the Pre -School operation, using • up to seven (7) parking spaces in the off-street parking area. The Center shall use these parking spaces and safety cones to create a one-way, continuous -movement drop-off program, and not as traditional parking spaces. The applicant shall be responsible for maintaining this area in a manner that provides for public safety in • the winter months, including snow and ice removal. d)Applicant shall submit a request to the City of Aspen to post the alley adjacent to the on -site parking area as one-way. The proposed direction of the one-way 0 4 • • 1 designation shall be decided in cooperation with the City and the neighbors on the • alley. Section 11: Transportation and Parking . a) Applicant shall pay the City of Aspen's Air Quality Impact Fee if said fee is in place by building permit submittal. Fee shall be paid prior to issuance of building • permit. b)Applicant shall print on all event flyers that on -site parking is not available, and • attendees are strongly encouraged to car pool, use bicycles, walk or take the bus. c) Applicant shall require any person who rents the social hall to print on their invitation that on -site parking is not available and attendees are strongly encouraged to car pool, • use bicycles, walk or take the bus. d) Applicant shall maintain information on its website regarding the lack of on -site • parking, and information regarding car-pooling or use of public transit. e) Applicant's daycare operation shall make a good faith effort to work with parents • of enrolled children to establish and maintain a carpool program. f) Applicant shall actively participate in the City's Transportation Options Program (TOP). • g) Applicant shall provide covered and secure bike storage. • h)Applicant shall provide free bus passes to employees who do not live on -site. i) Applicant shall cooperate with the City of Aspen and the Roaring Fork Transportation Authority regarding the upgrade of the bus stop/shelter adjoining • the subject property on Main Street; the upgrade of the bus stop/shelter may be subject to a City of Aspen Historic Preservation Commission review pursuant to Section 26.415. • Section 12: Fire Mitleation The Applicant shall install a fire sprinkler system and alarm system that meets the requirements of the Fire Marshal. • Section 13: Water Department Requirements 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. Section 14: Sanitation District Requirements • The Applicant shall comply with the Aspen Consolidated Sanitation District's rules and regulations. On -site utility plans require approval by ACSD. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service • line agreements will 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. 5 • • • Section 15: Exterior LiQhtin� • All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor lighting. • Section 16: School Lands Dedication Fee • Pursuant to Land Use Code Section 26.630, School lands dedication, the Applicant shall pay a fee -in -lieu of land dedication prior to building permit issuance. The City of Aspen Community Development Department shall calculate the amount due using the • calculation methodology and fee schedule in affect at the time of building permit • submittal. The Applicant shall provide the market value of the land including site improvements, but excluding the value of structures on the site. • Section 17: Park Development Impact Fee Pursuant to Land Use Code Section 26.610, Park Development Impact Fee, the Applicant shall pay a park development impact fee. The City of Aspen Zoning Officer shall calculate the amount due using the calculation methodology and fee schedule in effect at • the time of building permit submittal. Section 18: Landscapins a) Tree Protection_ A vegetation protection fence shall be erected at the drip line of • each individual tree or groupings of trees remaining on site. A formal plan • indicating the location of the tree protection will be required for the bldg permit set. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip line of any tree remaining • on site. This fence must be inspected by the city forester or his/her designee before any construction activities are to commence. • • b)Excavation: an excavation under the drip line permit will need to be approved along with the tree permit. Specific excavation techniques will be required for the excavation along Hopkins Ave and part of the South West corner located next to • the Large Cottonwood Tree. Vertical excavation will be required and over digging is prohibited in this zone. This note must be represented on the building permit set. c) The applicant will need to contract with a tree service, and have them on call in order to address all roots greater than 2 inches in diameter. Root trenching will be required around all trees with excavation next to and/or under the drip line. This • can be accomplished by an experienced tree service company or trained member of the contractor's team. d)An approved tree permit will be required before any demolition or significant property changes take place. Parks is requiring that the tree permit be approved prior to submission of the building permit. Mitigation for removals will be paid • cash in lieu or on site. • e) Planting in the Public Right of way will be subject to Landscaping in the ROW requirements. Improvements to the ROW should include new grass and irrigation. The ROW trees along 4`h and P streets should be of another species other than cottonwood. 6 f) Realignment of the ditch will require specific coordination between the Parks Department and the contractor. The realignment will have to take place during a time period when the ditch is closed for the off-season. Realignment will also require the use of a Bentomat type material in order to reestablish the integrity of the ditch. g)Utility connections: these connections will need to be designed on the plan in a manner that does not encroach into the tree protection zones h)Play Yard fence shall be installed on posts, all posts need to be hand dug. Any root greater than 2" encountered during the installation will require approval before removal. Play yard fence must be constructed according to State of Colorado standards for daycare centers. i) The installation of the new sidewalk at the comer of 4`h and Main Streets needs to be designed at grade bridging over the root systems of the existing cottonwood trees. Section 19: Historic Preservation Commission Aoarovals Required Final Development Plan approval by the Historic Preservation Commission must be obtained prior to issuance of a Building Permit for the Project. Section 20: Historic Landmark Designation Pursuant to Section 26.415.030.B of the Municipal Code, Criteria for listing on the Aspen Inventory of Historic Landmark Sites and Structures, the property is hereby designated on the Aspen Inventory of Historic Sites and Structures, as the site possesses sufficient integrity of location, setting, design, materials, workmanship and association and the site is related to designation criteria 26.415.030.B.2.a and 26.415.030.B.2.c. Section 21: Vested Rights The development approvals granted herein shall constitute a site -specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site -specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: 7 • Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 435 W. Main Street, Lots A — L Block 38, City and Townsite of Aspen, Pitkin County, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Section 22• All material representations and commitments made by the developer pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Aspen 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. Section 23• This Ordinance 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 24• If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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. Section 25• That the City Clerk is directed, upon the adoption of this Ordinance, to record a copy of this Ordinance in the office of the Pitkin County Clerk and Recorder. • Section 26: A public hearing on the Ordinance shall be held on the 25`h day of September, 2006, at 5:00 in the City Council Chambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which hearing a public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. Section 27: This ordinance shall become effective thirty (30) days following final adoption. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 28 h day of August, 2006. Attest: Kathryn S.'K ch, City Clerk FINALLY, adopted, passed and approved this 25th day of September, 2006. Attest: Kathryn S. I ch, Cipf Clerk Approved as to form: E 0 EXHIBIT #5 • RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING APPROVAL FOR MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.5, SERIES OF 2007 PARCEL ID: 2735-124-81-001 WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, architect, and Design Workshop, Inc., has requested Major Development (Final) for the property located at 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report dated January 24, 2007, performed an analysis of the application based on the standards, found that the review standards have been met, and recommended approval with conditions; and WHEREAS, at their regular meeting on January 24, 2007, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application with conditions by a vote of 5 to 0. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Major Development (Final) with the following conditions: 1. Final resolution of Relocation should be delayed until a site has been determined. To the extent that a new location site remains unresolved, this will not affect permit review and issuance, although an approved relocation site is ultimately a requirement. 2. The historic cabins are to have wood shingle roofs. 3. Alternative exterior light fixtures for the historic cabins must be provided for review and approval by staff and monitor. 4. The applicant is to study providing more green space around the base of the historic cabins, minimizing hardscape that meets the foundation of these buildings. 0 • 5. A structural report demonstrating that the buildings can be moved and/or information about how the cabins will be stabilized must be submitted with the building permit application. 6. A bond or letter of credit in the amount of $15,000 for each cabin must be submitted with the building permit application to insure the safe relocation of the structures. 7. A relocation plan detailing how and where the buildings will be stored and protected during construction must be submitted with the building permit application. 8. The original chimneys on the cabins should be carefully documented and reconstructed using the same material. 9. HPC must review and approve stone samples and mock-ups for the new structure. 10. Restudy the fence on Main Street and its wrap around to Fourth based on comments provided at the Final hearing. The design is to be reviewed and approved by staff and monitor. 11. HPC staff and monitor must approve any changes with regard to the type and location of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 12. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 13. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 14. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 15. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 16. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of January, 2007. Approved as to Form: David Hoefer, Assistant City Attorney Approved as to content: HISTORIC PRESERVATION COMMISSION Jeffrey Halferty, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk EXHIBIT #6 • RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING APPROVAL FOR A SETBACK VARIANCE FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.31, SERIES OF 2007 PARCEL ID: 2735-124-81-001 WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Design Workshop, Inc., has requested a west sideyard setback variance for the property located at 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen; and • WHEREAS, for approval of setback variances, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine that Section 26.415.110.B of the Municipal Code, is met; and WHEREAS, Amy Guthrie, in her staff report dated July 11, 2007, performed an analysis of the application based on the standards, found that the review standards were met, and recommended approval; and • WHEREAS, at their regular meeting on July 11, 2007, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application by a vote of 4 to 0. . NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves a setback variance within the required west sideyard of 435 W. Main r Street as represented in the application reviewed on July 11, 2007. • APPROVED BY THE COMMISSION at its regular meeting on the I1th day of July, 2007. App ve s to Form• • David Hoefer, Assistailt City Attorney Approved as to nten . HI C SE A ON C P EISSION Jeffrey Halferty, i • A EQ athy Stri dland, Chief Deputy Clerk RECEPTION#: 540887, 08/10/2007 at 09:55:01 AM, • 1 of 1. R $6.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO 0 EXHIBIT #7 • RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING APPROVAL FOR AN AMENDMENT TO MAJOR DEVELOPMENT (FINAL) FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.40, SERIES OF 2007 PARCEL ID: 2735-124-81-001 WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon, has requested an amendment to the Major Development (Final) approval granted for the property located at 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen; and WHEREAS, for approval of an amendment, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine that Section 26.415 of the Municipal Code, is met; and WHEREAS, Amy Guthrie, in her staff report dated November 14, 2007, performed an analysis of the application based on the standards, found that the review standards were met, and recommended approval; and WHEREAS, at their regular meeting on November 14, 2007, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application by a vote of 4 to 1. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves an amendment to the Major Development (Final) approval for 435 W. Main Street as represented with the following conditions: 1. The stone sample and mock-up provided, which is described as "Comanche", from Pueblo, Colorado, is approved for the new structure. 2. The use of cement board siding for the new structure is approved. 3. The east patio front wall will be aligned with the north wall of the meeting hall. Plantings will be placed in front of the east patio wall. 4. An updated landscape plan must be approved by staff and monitor. 5. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 6. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 7. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 0 8. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 9. All conditions of Major Development Final approval (see HPC Resolution # 5, Series of 2007) not inconsistent with those conditions set forth herein shall remain in full force and effect. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of November, 2007. Approved as to Form: Jim True, Special Counsel Approved as to content: HISTORIC PRESERVATION COMMISSION Michael Hoffman, Chair ATTEST: Kathy Strickland, Chief Deputy Clerk EXHIBIT #8 RESOLUTION NO. 17 (Series of 2010) . A RESOLUTION OF THE ASPEN CITY COUNCIL APPROVING AN . EXTENSION OF THE VESTED RIGHTS ESTABLISHED BY HPC RESOLUTION #5, SERIES OF 2007, FOR THE JEWISH COMMUNITY CENTER AT 435 W. MAIN M STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO • WHEREAS, the Community Development Department received an application from The Jewish Resource Center Chabad of Aspen, represented by Alan Richman Planning Services, requesting approval of a three-year extension of the vested rights • granted for the Jewish Community Center through HPC Resolution #5, Series of 2007; • and, WHEREAS, HPC adopted Resolution #5, Series of 2007, which approved • worship space, library, office and community areas, affordable housing, and a preschool until February 25, 2010; and WHEREAS, the subject property is described as 435 W. Main Street, lots A -I, . Block 38, City and Townsite of Aspen, Colorado; and, WHEREAS, pursuant to Section 26.308.010 Vested Property Rights of the Land Use Code, City Council may adopt a resolution granting an extension of vested rights after a duly noticed public hearing; and, WHEREAS, the Community Development Director has reviewed the application • and has recommended approval of the extension of vested rights for the Jewish • Community Center; and, WHEREAS, the Aspen City Council has reviewed and considered the requested extension of vested rights for the Jewish Community Center under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the M recommendation of the Community Development Director, and has taken and considered public comment at a public hearing; and, WHEREAS, the City Council finds that the extension of vested rights proposal meets or exceeds all applicable land use standards and that the approval of the extension of vested rights proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the City Council finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ASPEN, COLORADO, THAT: City Council Resolution No. 17, Series of 2010. Page 1 • i i • Section 1 The Aspen City Council does hereby extend the statutory vested rights as approved by . HPC Resolution #5, Series of 2007 for the Jewish Community Center at 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen, Colorado to March 1, 2013, with the following condition: 1. The statutory vested property right shall not preclude the applications or regulations which are general in nature and are applicable to all property subject to land use regulation by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical codes, and all adopted impact fees. The • developer shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, and impact fees that are in effect at the time of building permit, unless an exemption therefrom is granted in writing. * Section 2• 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 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 an authorized entity. • Section 3: 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 4• 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. • Section 6• A duly noticed public hearing on this Resolution was held on the 22"d day of February, 2010 at 5:00 PM in the City Council Chambers, Aspen City Hall, Aspen, Colorado. . FINALLY, resolved, adopted, passed, and approved by a 5 to 0 vote on this 22"d day of • February, 2010. r City Council Resolution No. 17, Series of 2010. Page 2 S . Approved as to form: Approved as to content: orces er, City Attorney Michael C. Ireland, Mayor Attest: Kathryn S. Kr4,76ty Clerk r f City Council Resolution No. 17, Series of 2010. Page 3 • EXHIBIT #9 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) . GRANTING APPROVAL FOR A SUBSTANTIAL AMENDMENT TO MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO . RESOLUTION NO. 7, SERIES OF 2011 PARCEL ID: 2735-124-81-001 WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon Architect and Alan Richman Planning Services, has requested a substantial amendment to Major Development approval granted for the property located at 435 W. Main Street, Lots A-1, Block 38, City and Townsite of Aspen; and • WHEREAS, for approval of an amendment, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine that Section 26.415 of the Municipal Code, is met; and WHEREAS, Amy Guthrie, in her staff report dated September 14, 2011, performed an analysis of the application based on the standards, found that the review standards were met, and recommended approval; and • WHEREAS, at their regular meeting on September 14, 2011, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application by a vote of 5 to 1. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves a substantial amendment to Major Development approval for 435 W. Main Street, as represented in the HPC packet and drawings presented at the HPC meeting and labeled Exhibit II, with the following conditions: I . The historic cabins remaining on the site are to have wood shingle roofs. 2. Alternative exterior light fixtures for the historic cabins remaining on the site must be provided for review and approval by staff and monitor. • 3. The applicant is to study providing more green space around the base of the historic cabins remaining on the site, minimizing hardscape that meets the foundation of these buildings. 4. The applicant is required to run advertisements in newspapers twice in an effort to find a site within the City of Aspen or outside of the City of Aspen for one or more of • the historic cabins that is approved to be moved off site. If that is unsuccessful for any or all of the cabins, the applicant will be required to run two advertisements in newspapers offering the remaining buildings for salvage of materials. If that is . unsuccessful, the applicant is permitted to dispose of the remaining cabins as they see fit. This process must be fully completed before issuance of a Certificate of Occupancy for Phase 1. w RECEPTION#: 583422, 10/11/2011 at • 03:36:21 PM, 1 OF 3, R $21.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO i 5. If any or all of the cabins described in Condition 44 are to be relocated, or if any of the historic cabins remaining on the site are to be temporarily moved during construction, a structural report demonstrating that the buildings can be moved and/or information about how the cabins will be stabilized must be submitted with the building permit application. 6. If any or all of the cabins described in Condition #4 are to be relocated, or if any of the historic cabins remaining on the site are to be temporarily moved during construction, a bond or letter of credit in the amount of $15,000 for each cabin must be submitted with the building permit application to insure the safe relocation of the structures. 7. If any or all of the historic cabins remaining on the site are to be temporarily moved during construction, a relocation plan detailing how and where they will be stored and protected during construction must be submitted with the building permit application. 8. The original chimneys on the historic cabins remaining on the site should be carefully documented and reconstructed using the same material. 9. HPC staff and monitor must approve any changes with regard to the type and location of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or installing the fixtures. 10. Information on all venting locations and meter locations not described in the approved drawings shall be provided for review and approval by staff and monitor when the information is available. 11. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 12. The conditions of approval will be required to be printed on the cover sheet of the building permit plan set and all other prints made for the purpose of construction. 13. The applicant shall be required to provide the contractor with copies of the HPC resolution applicable to this project. The contractor must submit a letter addressed to HPC staff as part of the building permit application indicating that all conditions of approval are known and understood and must meet with the Historic Preservation Officer prior to applying for the building permit. 14. The General Contractor and/or Superintendent shall be required to obtain a specialty license in historic preservation prior to receiving a building permit. 15. The stone sample and mock-up provided, which is described as "Comanche", from Pueblo, Colorado, is approved for the new structure. 16. The use of cement board siding for the new structure is approved. 17. The fenestration on the connector element in the Phase 2 construction must be restudied for review and approval by staff and monitor before submitting a building permit for Phase 2. APPROVED BY THE COMMISSION at its regular meeting on the 14th day of September, 2011. Approved as to Form: MAT, Special Counsel Approved as to content: HISTORIC PRESERVATION COMMISSION Ann Mullins, ice Chair ATTEST: Kathy Strickland, Chief Deputy Clerk "XHIBIT #10 REN#: 591629, 08/24/2012 at 03:45:42 PM, 1 OF 2, R $16.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, SPECIAL REVIEW AND SETBACK VARIANCE APPROVAL FOR THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION NO.20, SERIES OF 2012 PARCEL ID: 2735-124-81-100 WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon Architect and Alan Richman Planning Services, has requested Conceptual Major Development, Special Review for Parking and Setback Variance approval for the property located at 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, HPC may establish parking requirements for the project based on the Special Review standards of Section 26.430.040.D; and WHEREAS, the HPC may approve setback variances according to Section 26.415.110.C.I .a, Variances; and WHEREAS, Amy Guthrie, in her staff report dated August 15, 2012, performed an analysis of the application based on the standards, found that the review standards could be met with restudy and recommended that the public hearing be continued; and WHEREAS, at their regular meeting on August 15, 2012, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and approved the application with conditions by a vote of 4 to 3. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development, Special Review and a Setback Variance for 435 W. Main Street, with the following conditions: 0 • of 1. The approved site plan is represented in Option B, Exhibit II of the August 15, 2012 meeting record. 2. The roof over the dining room is to be restudied for Final. 3. The front door of the parsonage must face Main Street. APPROVED BY THE COMMISSION at its regular meeting on the 15th day of August, 2012. Approved as to content: HISTORIC PRESERVATION COMMISSION nn Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Stricidand, Chief Deputy Clerk 0• EXHIBIT # tT ORDINANCE NO. 2 (SERIES OF 2013) AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING A GROWTH MANAGEMENT REVIEW FOR AN ESSENTIAL PUBLIC FACILITY AND SUBDIVISION -OTHER AMENDMENT, FOR THE JEWISH COMMUNITY CENTER, ON THE PROPERTY LOCATED AT 435 W. MAIN STREET, LOTS A- I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2735-124-81-100 0 WHEREAS, the Applicant, Jewish Resource Center Chabad of Aspen, represented by Alan Richman Planning Services, submitted an application (hereinafter • "the application") requesting approval of a Growth Management Review to Determine Employee Generation, Subdivision and a Growth Management Review as an Essential Public Facility, to construct the Jewish Community Center, located at 435 W. Main St., • Lots A -I, Block 38, City and Townsite of Aspen; and, WHEREAS, the Community Development Department Director determined that the parsonage is accessory to the Jewish Community Center which is an Essential Public • Facility, and that the application met the applicable review standards, and recommended approval with conditions; and, WHEREAS, the subject property is a designated landmark and is located within . the Main Street Historic District; and, WHEREAS, the Aspen Planning and Zoning Commission adopted Resolution 24, Series of 2006 approving 9 parking spaces and an employee generation of 9.63 FTEs for the project including a sanctuary, preschool, administrative building, social hall, and the historic preservation of six historic 1940s era tourist cabins along the alley and Third Street; and, 40 WHEREAS, the Aspen City Council adopted Ordinance 36, Series of 2006 approving Subdivision and Growth Management for an Essential Public Facility, including a mitigation rate of 44% for the 9.63 FTEs generated, for the project with a total of 19,665 square feet for a sanctuary, preschool, administrative building, social hall, and the historic preservation of six historic 1940s era tourist cabins along the alley and Third Street; and, S WHEREAS, the Aspen Historic Preservation Commission adopted the following resolutions related to the design of the project: HPC Resolution 19, Series of 2006 (conceptual approval); HPC Resolution 5, Series of 2007 (final approval); HPC • Resolution 40, Series of 2007 (substantial amendment); HPC Resolution 7, Series of 2011 (substantial amendment); and HPC Resolution 20, Series of 2012 (conceptual approval for parsonage and parking); and, Ordinance No. 2, Series of 2013 . Page 1 of 4 00 M WHEREAS, Aspen Historic Preservation Commission Resolution 7, Series of 2011 reduced the size of the social hall and reduced the total floor area for the entire project to 17,100 square feet; and, WHEREAS, the Aspen City Council adopted Resolution 17, Series of 2010 extending the vested rights of the project to March 1, 2013; and, WHEREAS, the Aspen Planning and Zoning Commission adopted Resolution 23, Series of 2012 determining an employee generation rate for the subject application and recommending approval of a growth management review; and, WHEREAS, the Aspen City Council has reviewed and considered the application under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment at a public hearing; and, WHEREAS, the Aspen City Council finds that the development proposal meets or exceeds all applicable development standards and that the approval of the development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, at a public hearing, which was legally noticed and held at a regular meeting of the City Council on February 11, 2013, at which time the Council considered and found the application to meet the review standards, and approved a Growth Management Review of an Essential Public Facility and Subdivision — Other Amendment with conditions, by a vote of five to zero (5 — 0); and WHEREAS, the Aspen City Council finds that this Ordinance furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ASPEN CITY COUNCIL AS FOLLOWS: Section 1 General Approvals: Pursuant to the procedures and standards set forth in Section 26 of the City of Aspen Municipal Code, the City Council hereby approves with conditions a Growth Management Review for an Essential Public Facility and Subdivision — Other Amendment to amend the approved project located at 435 W. Main Street by replacing the 4,575 square foot social hall with an approximately 4,000 square foot parsonage. The total Floor Area for the Essential Public Facility is 16,525 square feet (12,525 square feet for Phase 1 including the sanctuary and six cabins, and 4,000 square feet for Phase 2 including the parsonage) Ordinance No. 2, Series of 2013 Page 2 of 4 • • • Section 2: Affordable Housing The City Council hereby determines that maintaining the 9.63 FTEs determined by the • Planning and Zoning Commission via Resolution 24, Series of 2006 for the original project remains valid as well as the mitigation rate of 44% to be provided on -site. • An employee audit consistent with the recorded Subdivision Improvement Agreement for • the project (Pitkin County Clerk and Recorder reception # 543901), Section 5, part d, remains a requirement. Section 3• Amendment to the Subdivision Improvements Agreement The Applicant, within 180 days of this ordinance's approval, commits to amending the • existing Subdivision Improvements Agreement, to the satisfaction of the city attorney, requiring the parsonage to be an accessory use to the Aspen Jewish Community Center and prohibit its use as a single family residence unrelated to the center. Section 4: The approvals set forth in City Council Ordinance 36, Series of 2006 and Planning and Zoning Commission Resolution 24, Series of 2006 remain valid unless specified herein. • Section 5• 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 Planning and Zoning Commission or 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 an authorized entity. • Section 6: 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 7: 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. • Section 8: A public hearing on this ordinance shall be held on the 11 m day of February, 2013, at a meeting of the Aspen City Council commencing at 5:00 p.m. in the City Council Chambers, . Aspen City Hall, Aspen, Colorado, a minimum of fifteen days prior to which hearing a public • notice of the same shall be published in a newspaper of general circulation within the City of Aspen. • Ordinance No. 2, Series of 2013 • Page 3 of 4 • • • 08 INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council of the City of Aspen on the 28`h day of January, 2013. Attest: "� *Kathryn ch, City Clerk Michael C. Ireland, Mayor FINALLY, adopted, passed and approved this 11TH day of February, 2013. Attest: Kathryn S. Yh; City Clerk Michael C. Ireland, Mayor Approved as to form: ity Attorney Ordinance No. 2, Series of 2013 Page 4 of 4 I� L� • • • • ! • RECEPTION#: 598769, 04/18/2013 at EXHIBIT #12 09:52:06 AM, 1 OF 2, R $16.00 Doc Code RESOLUTION • Janice K. Vos Caudill, Pitkin County, CO RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY • LOCATED AT 435 W. MAIN STREET, LOTS A -I, BLOCK 38, CITY AND TOWNSITE OF ASPEN, COLORADO • RESOLUTION NO. 10, SERIES OF 2013 PARCEL ID: 2735-124-81-100 • WHEREAS, the applicant, Jewish Resource Center Chabad of Aspen, represented by Arthur • Chabon Architect and Alan Richman Planning Services, has requested Final Major Development approval for the property located at 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen; and • WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted • to the Community Development Director and approved in accordance with the procedures • established for their review;" and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information inecessary to make a decision to approve or deny; and WHEREAS, Amy Guthrie, in her staff report dated April 10, 2013, performed an analysis of the . application based on the standards, found that the review standards were met and recommended • approval; and 'S WHEREAS, at their regular meeting on April 10, 2013, the Historic Preservation Commission considered the application, found the application was consistent with the review standards and • approved the application with conditions by a vote of 7 to 0. a NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Final Major Development as proposed. Vested Rights are established M as follows: r, The development approvals granted herein shall constitute a site -specific development tplan vested for a period of three (3) years from the date of issuance of a development • order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development • order shall also result in the forfeiture of said vested property rights and shall render the • • • • development order void within the meaning of Section 26.104.050 (Void permits). site -specific development plan shall not result in Zoning that is not part of the approved the creation of a vested property right. . No later than fourteen (14) days following final approval of all requisite reviews set forth in this Ordinance, the City Clerk •necessary to obtain a development order as shall cause to be published in a newspaper of general circulation within the jurisdictional i • boundaries of the City of Aspen, a notice advising the general public of the approval of a development and creation of a vested property right pursuant to this site specific plan • Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, Land Use Code of the City of Aspen and Title 24, Article 68, Colorado • pursuant to the Revised Statutes, pertaining to the following described property: 435 W. Main Street, Lots A -I, Block 38, City and Townsite of Aspen. • Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial for the exercise of such rights shall not begin review; the period of time permitted by law to run until the date of publication of the notice of final development approval as required forth in the under Section 26.304.070(A). The rights of referendum shall be limited as set • Colorado Constitution and the Aspen Home Rule Charter. • APPROVED BY THE COMMISSION at its regular meeting on the loth day of April, 2013. • • Approved as to content: HISTORIC RESERV ON COMMISSION • • Ann Mullins, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: lathCy Stric nd, Chief Deputy Clerk • 40 DRAWINGS N M ' Figure 1 0 Vicinity Map North Aspen Jewish Community Center 04.037 6121/04 a i 0 0 a� j� wP t.s,s- m.sna,a 1� a C O a7 Q) W a) O C c6 0 -0 O ~ f� a m a) a U L - (n (n • a • 0 0 0 rl C O a-+ M N W N C O O N d O C - Q7 f6 � O U co II O LL 00 O 0 O i O O R O L - U L CL 0 w 0 F- U w H S U a z 0 m a x U rY D 2 F cr Q W N C N i O �Q C O M N 70 0 M ri 60 o ~ Ln OL a� o i O U L a U) cn • • of � mIF 6 n � r i • N N 7 to a� E O N y — bD U O O L rn N E U 00 N N C O � C U E E O in ._ C in a L O L U N a T O O a a — 3 c O O N N 'r N to C C O c to- C O O — to — C d' L.L to m L U -4 N M It LO i� N cn O a O IL > O a a U w 2 U Z O 00 2 U 2 RR4 LL FQO Wa� LL � AIL �I� �QQ N m �Q wu ry rl 09000*••• ••!Q 0••��••41••••rLL 0990109499000000000 • 0 0 0 N N 7 R au E O -O N y _ bD .~ C � R O L N N U bD (n C C R O N = L O _ C d L O U N 3 O_ T R O a _ 3 c O O O N OD -0 tn C N C C O c m N R L U N M %t d H U w H 2 U Ir Q Z O m Q 2 U cr D 2 I � I � I Q LL LL � � Iz o � oi01 w� ��•��e�� •4Loo;*** •409000909*00•*0000 • • • • • • is • y N 7 N E O N y 00 w C m O L (n U CD E 00 y C C T f0 O O L � C U E c o _ (n d L O U N L O a _ 3 c O O y N to U) c a) c 00 � 0 c 3 U) �a L C 0 m > o a� r. w L i 00 — N N y O U .0 (n N U) H U LU H S U Q Z O m S U w D 2 H cr i�d� S LL 3iLL m� a • • is OR is • N N 7 Y� m N E O N N 00 _ C m 0 L N CD E U 00 (n C C T m O O L E 0 _ C to a L O U N d � 3 a T 0 _ 3 c a O O N d0 En C O C bD C O m L U i N M �t IL N 0 W 'O m m C � O O to 0 L m U C c U y U p. fn Q Q s s I I I I I I II I III - I I III III I III I I �I II al 0 I r I • C� • • • • • Q c O O ._ Iz > O a� w '° co U + M In LL M W +• C � O ~ O LL. 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Z _ �o N LL O CL O O — CD U L F- U LL1 H 2 U cr Q Z O m Q 2 U 2 H af Q f s 0 C O O N — N W l0 N � fQ U- LLJ +' O p O N � � N U- \ Lo O a 'D m +� O 0 — m o U L d 3: 0 0 o • • • • • • • 0 0 • 0 • 0 0 • • • • • • 0 • • • • • • 0 0 • 0 0 • 0 • • 0 • • • o -8 r 4 7 C O (O CD W w _0 m +J U N N li O N � � (n U- \ l0 O ti ~ a -0 O O O O O M N • U C a � U 09000*000000000000000ol •000000000000900000 0 4 T a T b b b T" bbb 0 Q Q r, 0 b b b b b bbb a C m a O O LL N i L� O N�00 O M U L CL (f) Ln I I I I I I I I o---f---- • y O no -U co R c:- O O cna L R U IL U U a En Q Q • • 0 C a H U w H 2 U Q ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Looking from North-west street corner Stone Front Facade Sheet 22 March 31, 2014 ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Looking from North-west street corner Wood Front Facade Sheet 23 March 31 , 2014 ' ARTHUR CHABONARCH|TECT AJCC Parsonage Aopon.Co|nrodo Looking from North-east street corner Stone Front Facade Option Sheet 24 March 81. 2014 ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Looking from North-east street corner Stone Front Facade Option B Sheet 25 March 31. 2014 ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado t Looking from North-east street corner Wood Front Facade Sheet 26 March 31, 2014 ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Looking from South-east alley corner Stone Front Facade Sheet 27 March 31, 2014 ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Looking from South-east alley corner Wood Front Facade Sheet 28 March 31, 2014 Cabins between 4th and 5th Street VLLR Commons between 4th and 5th Street A flat roof building across the AJCC ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado R Cabin between 4th and 5th Street VLLR Commons between 4th and 5th Street Annabelle Inn between 1st and 2nd Street Aspen Mountain Rescue between 5th and 6th Street Aspen Mountain Lodge between 2nd and 3rd Street Annabella Inn between 1st and 2nd Street Various low roof pitch buildings on Main street Sheet 29 March 31, 2014 The Innsbruck between 1st and 2nd Street Hotel Aspen at Garmisch and Main Street ARTHUR CHABON ARCHITECT AJCC Parsonage Aspen,Colorado Flat roof buildings between 1st and 2nd Street Medical office at Garmisch and Main Street Tyrolean Lodge at 1st and Main Street Molly Gibson Lodge at Garmisch and Main Street Various low roof pitch buildings on Main street Sheet 30 March 31, 2014 LAND USE APPLICATION CIl Y OF ASPEN APPLICANT: omwNn DMOMN i Name: V-tA*"CC CarJt,.. Location: 'ksS & t k k.--•-- (; (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) o 0 REPRESENTATIVE: Name: UA -• Q. c �. �.�w., Q `...,.. �t ..a. �c �► Address: 0 9O,0- are t 3 Phone #: Pm re._. t 4 q'1a R-Lo PROJECT: Name: pd- Address: w.o.., 5�-.u3t ram. Phone#: �1�10 5`-kK 3"770 TYPE OF APPLICATION: (please check all that apply): ❑ Conditional Use ❑ Conceptual PUD ❑ Conceptual Historic Devt. ❑ Special Review ❑ Final PUD (& PUD Amendment) ❑K Final Historic Development ❑ Design Review Appeal ❑ Conceptual SPA ❑ Minor Historic Devt. ❑ GMQS Allotment ❑ Final SPA (& SPA Amendment) ❑ Historic Demolition ❑ GMQS Exemption ❑ Subdivision ❑ Historic Designation ❑ ESA - 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑ Small Lodge Conversion/ Margin, Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane ❑ Lot Split ❑ Temporary Use ❑ Other: ❑ Lot Line Adjustment ❑ Text/Map Amendment EXISTING CONDITIONS: ;cription of existing buildi StA- 4A6 J-J PROPOSAL: (description of uronosed buildi etc. etc. Va you attached the following? FEES DUE: S. Pre- Application Conference Summary [� Attachment # 1, Signed Fee Agreement ❑ Response to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards Agreement to Pay Application Fees An agreement between the City of Aspen ("uity") ana Property Jewish Resource Center Owner ("I"): Address of 435 West Main Street Property'Aspen, CO 81611 (subject of application) Phone No.: 970-544-3770 Email: rabbimintz@gmail.com Billing 435 West Main Street Address: Aspen CO 81611 (send bills here) iECEIVED - 2 2014 F ASPEN 'q UI 1MITY DEALO MEK I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ 0 flat fee for Select Dept $ 0 flat fee for -Select Dept $ 0 flat fee for Select Dept $ p flat fee for Select Review For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 1 ,950 deposit for 6 hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $ 0 deposit for 0 hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $265 per hour. City of Aspen: Chris Bendon Community Development Director Property Owner: Y�_� ' XZk Name: Mendel Mintz City Use: 1950 Title: Rabbi January, 2013 City of Aspen 1 1 30 S. Galena St. 1 (970) 920-5090