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HomeMy WebLinkAboutagenda.hpc.20150826 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING August 26, 2015 5:00 PM City Council Meeting Room 130 S. Galena St. 130 S Galena Street, Aspen I. SITE VISITS A. Please meet at St. Mary’s front entrance at 12:00 p.m. for a group site visit. Please visit 827 E. Dean on your own II. INTRODUCTION (15 MIN.) A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. None. IV. NEW BUSINESS A. 533 E. Main Street- Conceptual Major Development, Growth Management, Special Review and Viewplane Review, PUBLIC HEARING (5:10) B. 827 Dean St. - Conceptual Major Development, Demolition, Variations (6:20) V. ADJOURN Next Resolution Number: Resolution #25, 2015 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. C:\Program Files (x86)\Neevia.Com\Document Converter\temp\7417.doc 8/20/2015 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 332 W. Main 1102 Waters 1006 E. Cooper 100 E. Main 417/421 W. Hallam 602 E. Hyman 61 Meadows Road ________________________________________________________________________________________________ Bob Blaich Lot 2, 202 Monarch Subdivision 232 E. Bleeker 609 W. Smuggler ________________________________________________________________________________________________ Jim DeFrancia 435 W. Main, AJCC 420 E. Cooper 420 E. Hyman 407 E. Hyman Rubey Park Sallie Golden 206 Lake 114 Neale 212 Lake 400 E. Hyman 517 E. Hyman (Little Annie’s) Hotel Aspen Gretchen Greenwood 28 Smuggler Grove 135 E. Cooper 1280 Ute ________________________________________________________________________________________________ Willis Pember 204 S. Galena Aspen Core 120 Red Mountain 233 W. Hallam 101 E. Hallam 229 W. Smuggler 407 E. Hyman Patrick Segal 204 S. Galena 701 N. Third 612 W. Main 206 Lake 212 Lake Holden Marolt derrick 333 W. Bleeker John Whipple Aspen Core 201 E. Hyman 549 Race 208 E. Main 420 E. Cooper 602 E. Hyman Hotel Aspen 610 E. Hyman 301 Lake Michael Brown 223 E. Hallam P1 II.F. TYPICAL PROCEEDING Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P2 II.K. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer Sara Nadolny, Planner Technician RE: 533 E. Main– Conceptual Major Development, Growth Management, Special Review and Viewplane Review, PUBLIC HEARING DATE: August 26, 2015 ______________________________________________________________________________ SUMMARY: St. Mary’s Church requests approval for an addition to accommodate events and other church needs, a remodel of the front entry of the church, and an update to trash and utility areas. The property is in the Commercial Core Historic District. Required review topics include architectural design, utility/delivery/trash, transportation impact, parking, growth management, and view plane. Between Conceptual and Final hearings, the project will be presented to City Council, who will review HPC’s recommendation on growth management/affordable housing mitigation. Council will also have the authority to call up any aspect of HPC’s determination and require the board to reconsider the project based on any Council concerns. APPLICANT: The Archdiocese of Denver/St. Mary’s Church, represented by Charles Cunniffe Architects. ADDRESS: 533 E. Main Street, Lots A-I, Block 93, City and Townsite of Aspen, Colorado . PARCEL ID: 2737-073-31-801 ZONING: CC, Commercial Core. CONCEPTUAL MAJOR DEVELOPMENT REVIEW The procedure for a Major Development Review, at the Conceptual level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project’s conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development P3 IV.A. 2 Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. The St. Mary’s application entails construction of a new 3,000 square foot stair/elevator and pavilion at the southwest corner of the church along with a 3,700 square foot basement, alterations to the front entry to the church, and relocation of trash and utility areas along the alley. The property is zoned Commercial Core. St. Mary’s is a civic use and is therefore theoretically permitted development of up to 2.75 x the lot size, or up to 74,250 square feet of floor area. The existing floor area is approximately 16,300 square feet and the proposed new floor area is just under 3,000 square feet, making the total development well below the maximum possible. There are no setback requirements applicable to this property and no minimum public amenity or open space required. The design guidelines for conceptual review are listed in “Exhibit A.” In addition to the HPC design review process, there are several other Municipal Code regulations that will affect the proposal. First, the height and placement of new development on the site is impacted by two viewplanes which originate from the Courthouse and project towards Aspen Mountain as seen in the illustration below. The height limit for the addition is 28’ according to the zone district, but the trajectory of the viewplane which is not to be breached ranges from 10-14’, depending on location on the site. The Subject property P4 IV.A. 3 proposal is 21-25’ tall. HPC must determine whether the impact on the viewplanes is minimal or not. Criteria are addressed later in this memo. The addition to the church is located along the alley, consuming an area that would be appropriate for on-site parking, should the application be determined to require it. New development on the site triggers parking review, which will be discussed below. Site Plan From a design guidelines perspective, the siting of the addition affects the west façade of the church, physically attaching to approximately 1/3 the length of the west wall on both floors and obstructing the view of approximately half of that façade. The pavilion stretches along the alley and links to the existing employee housing/garage making for a total addition that is equal or greater to the footprint of the historic structure. The new addition is shoe-horned into the property in a way that is inconsistent with the history of the site as a composition of detached residential and civic structures. Given the tight quarters available for possible expansion in the proposed area, staff finds the resulting height and architectural character of the addition to be inappropriate in terms of the historic preservation guidelines. The pavilion, though one story above grade, does not relate to the floor to ceiling height of the church. The first floor of the church is approximately 12’ high. The pavilion is 16’ floor to ceiling. Staff finds that the following guidelines are not met: St. Mary’s, constructed in 1891, is not the first church built on this property. St. Stephen’s Catholic Church, seen in the photo below, was built in the 1880s and torn down sometime in the early 1900s. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. P5 IV.A. 4 1904 Today The 1904 Sanborne map below shows St. Stephens located on Lot E, which is directly east of the driveway shown on the current survey at the bottom of this page. P6 IV.A. 5 Staff suggests the applicant reconsider their site plan and study creating a free standing meeting space approximately straddling Lots D and E. This would limit the architectural impacts on St. Mary’s church, preserve view corridors between buildings on the lot, site development so that it addresses Main Street and frames outdoor areas, and preserve alley access for utilitarian functions. An enclosed route from St. Mary’s into the new pavilion could be provided below grade. Building Code To the extent that an elevator/stair is still needed at the rear corner of the building, the impact and design of this addition must be carefully studied. HPC approved an elevator at the front corner of the structure in the early 1990s, likely assuming that accessibility needs had been addressed. New alterations to the church should be minimized or internalized to the greatest extent possible. The church has an elevator, two stairs to the sanctuary on the north side and one stair on the south end of the space. The building code requirements for upgrades to this historic structure must be explained in greater detail by the applicant. Curb Cut Aside from the possible negative impacts of an addition to the west side of the church, there is another reason for the site plan to be restudied. The scope of the proposed redevelopment causes Engineering to require the removal of the existing curb cut on Main Street. The reason is threefold: 1) According to Section 26.16.060 of the Municipal Code, “No driveway or curbcut shall be allowed on State Highway 82 or other designated arterial where alley access exists, anything to the contrary notwithstanding,” 2) Even on properties that do not abut the highway, curb cuts are not allowed on properties with alley access, and 3) The City is considering relocation of the bus stop currently in front of “Local’s Corner” to a position along the north side of the St. Mary’s property. This would address safety concerns of the current bus stop, but would exacerbate the current conflicts between vehicles, pedestrians and bikes at the existing driveway. The applicant was informed of Engineering’s Determination in July, but is understandably concerned with re-working access into the existing garage so that vehicles enter the structure from the alley instead of the existing driveway. There is a grade change from the alley to the floor of the garage of approximately 2’6”. The applicant uses the driveway area to stage church events and memorials. Removal of the curb cut is a safety issue which HPC does not have the authority to decide. Though the curb cut appears to have been in place since at least the 1960’s when garage stalls existed on the rear façade of the rectory building, the application for expanded activity on the site must meet today’s criteria. HPC review of this project must be continued to a future date for the applicant to address elimination of the curb cut. Front Entry The review of this project also includes proposed alterations to the front entry of the church. Historically, the church doors opened directly onto a stoop, with no roof. In the 1960s, an enclosed entry was built. The current entry design is from the early 1990s and extends past the property line 6’ 3” into the public right of way. The applicant previously received a revocable encroachment license from the City’s Engineering Dept. for the location of this feature and will need Engineering approval for any new work. P7 IV.A. 6 St. Stephen’s Rectory The applicant proposes to remodel the entry, raising the roof in order to expose the original half round window over the entry doors. New timber posts and a glass guardrail are also drawn. The steps themselves will remain unchanged, and the entryway will not extend any further into the right-of-way than currently approved. The original entry design is seen below. P8 IV.A. 7 Existing entry Proposed entry Staff recommends the entry stoop be restudied. The proposal does not reflect the original design of the building and interferes with the reading of the steeple element as a dramatic vertical column. There is a lobby area within the church for people to gather before stepping into the elements. The applicant should investigate more minimal roof options that address safety concerns without adding a significant architectural feature that was never part of the primary façade of the building. Moving the roof higher on the façade will create new damage to the historic brick. Introduction of non- historic materials, such as unpainted timber posts and glass rails do not meet these guidelines. 2.1 Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. P9 IV.A. 8 Referral Comments As part of the preparation of this project for HPC review, staff and the applicant met with other City Departments to discuss any conditions for the redevelopment. It was this meeting that generated the Engineering requirement for the current driveway to be removed. Although many of the concerns of other departments will be resolved as part of the building permit review process, HPC may wish to be aware of the topics. The Parks Deptartment has required the existing sidewalk along Hunter Street, from the alley to Main Street, be moved at a minimum one foot further away from the trees that border Hunter Street. Excavation for the new sidewalk is to be the minimum necessary to avoid additional disturbance to the trees. Engineering will require that sidewalks on Main and Hunter be repaired, improved and widened to current standards. Environmental Health has reviewed the property for provision of adequate area for trash and recycling. The church currently has an unenclosed dumpster located along the alley. The plans show a new, larger enclosure for trash, recycling and compost. The applicant has been asked to install wildlife proof doors and roof the area as well. The trash area may or may not be able to accommodate some of the utility meters or the project. The applicant must indicate how these elements will be addressed. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. P10 IV.A. 9 The Utilities Department has suggested that an on-site transformer may be needed. The transformer must be located along the alley and must be open to the sky. Parks has reviewed the proposed location of the transformer on the west side of the employee housing/garage and notes that care must be exercised to ensure minimal damage to the roots of the nearby aspen tree during any excavation in this location. Finally, the Engineering and Transportation Departments have reviewed the Transportation Impacts Analysis provided in the application. Development proposals must include an assessment of impacts on the transportation infrastructure and services and determine if mitigation measures are required. This is considered to be a minor development (located inside of the roundabout), and the total new trips that must be mitigated for were estimated at 25.05. Most of the actions proposed involve improvements to the right of way rather than on-site features. The applicant has suggested improvements to the pedestrian environment that include providing on-site bicycle parking, increasing the size of sidewalks and enhancing pedestrian access points to the site. Engineering has noted discrepancies between what is selected on the TIA worksheet and what is explained in the narrative. Staff recommends a restudy of this document in accordance with Engineering’s comments, attached. PARKING There is no standard parking requirement for civic uses. Instead, parking related to new or expanded net leasable area is subject to Special Review to determine a site specific solution. St. Mary’s Church currently has three garage parking spaces that serve the staff and residents of the site. The driveway provides a staging area for vehicles that need to enter the property for various church functions. The project will expand not only the footprint of the building but also the church’s programming. The proposed addition will provide a number of classrooms and meeting rooms as well as a large social hall intended to be used for conferences, seminars and special events such as weddings. The applicant has proposed no new on-site parking as part of this application. The applicant indicates the church typically holds up to five multi-day conferences on its campus yearly, and looks to expand to six to eight conferences yearly. The applicant plans for out-of-town attendees to be bused to the church site. There is currently no parking provided for visitors to the church, and furthermore the parking needs for conferences (estimated 50 people) are less than the parking needs for Sunday Mass (estimated 200 - 300 people). The applicant concludes that St. Mary’s is centrally located and within walking distance to local lodging and bus routes. Therefore, the applicant finds no need for additional on-site parking. In determining whether any on-site parking is required, HPC must consider the proposed uses for the parcel and projected traffic generation, expected schedule of parking demands, impacts on neighborhood street parking, and proximity to mass transit. The project is located in the Commercial Core which has limited on-street parking opportunities, particularly during weekdays; however, the church is a block from the Rio Grande parking garage, and enjoys frequent bus service, which may help to off-set some of the parking concerns. P11 IV.A. 10 To provide the HPC some reference to the code’s parking requirements, a commercial business in this area requires one parking space for every 1,000 sq. ft. of net leasable floor area, which in this case would be 6.37 parking spaces. While Staff does not expect the church to mitigate at the same rate as a commercial business, attention should be paid to the additional impacts imposed by the addition. As mentioned previously, City Engineering is requiring the elimination of the property’s Main Street curb cut. The only available area for additional parking will be along the alley. The removal of the Main St. curb cut creates an issue for accessing the employee garage because the floor level of the garage is lower than the alley and cars won’t be able to pull in without a remodel of the space. The church may need to assign a different use to the garage and develop new covered or uncovered parking on the alley. At this time the applicant has not commissioned a professionally prepared parking study to understand the Church’s current and future needs, nor has the applicant taken into account design changes that may be required due to the loss of the Main St curb cut. Staff recommends a formal parking study be undertaken. Both Crossroads Church and Christ Episcopal Church recently underwent expansions, and both performed this assessment. Once HPC has more detailed information about the impacts of the project and parking availability in the area, the board can establish an appropriate on-site parking requirement. Because the property is landmarked, parking reductions and waiver of payment-in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district. In addition, HPC must apply the review criteria set forth below. 26.515.040. Special review standards Whenever the off-street parking requirements of a proposed development are subject to special review, an application shall be processed as a special review in accordance with the common development review procedures set forth in Chapter 26.304 and be evaluated according to the following standards. Review is by the Planning and Zoning Commission. If the project requires review by the Historic Preservation Commission and the Community Development Director has authorized consolidation pursuant to Subsection 26.304.060.B, the Historic Preservation Commission shall approve, approve with conditions or disapprove the special review application. A. A special review for establishing, varying or waiving off-street parking requirements may be approved, approved with conditions or denied based on conformance with the following criteria: 1. The parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on the on-street parking of the neighborhood, the proximity to mass P12 IV.A. 11 transit routes and the downtown area and any special services, such as vans, provided for residents, guests and employees. 2. An on-site parking solution meeting the requirement is practically difficult or results in an undesirable development scenario. 3. Existing or planned on-site or off-site parking facilities adequately serve the needs of the development, including the availability of street parking. GROWTH MANAGEMENT Expanding this civic use requires Growth Management review. Civic uses are typically determined to be “Essential Public Facilities” and are provided with the opportunity for Council to “assess, waive or partially waive affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. The employee generation rates may be used as a guideline, but each operation shall be analyzed for its unique employee needs, pursuant to Section 26.470.100, Calculations.” HPC will make a recommendation to City Council, who will make the final decision on mitigation requirements. The church is zoned Commercial Core. The code states that for every 1,000 square feet of new net leasable commercial area developed above grade, 4.7 employees are generated. The proposed new above-grade net leasable area is approximately 2,470 square feet which generates 11.6 employees, or FTE’s. In the basement, there is a reduction in the calculation as the space is less desirable, so every 1,000 square feet generates 3.2 employees. The proposed basement new net leasable is approximately 3,600 sq. ft. 11.52 employees are generated at this level. According to Section 26.470.070 of the code, the enlargement of a historic landmark may qualify the application for a reduction in mitigation requirements. The first four employees generated by the project shall not require mitigation. The fourth through eighth employees generated are mitigated at a rate of 30%. For the ninth through final employee the mitigation rate rises to a rate of 60%. The table below outlines the employee mitigation rate that is generated by utilizing this method. Total FTE’s generated by the project = 11.6 + 11.52 = 23.12 Employees Rate of Calculation Mitigation Required Employees 1 - 4 0% 0 employees Employees 5 - 8 30% 1.2 employees Employees 9 – 15.66 60% 9.07 employees The total mitigation required is 0 + 1.2 + 9.07 =10.27 FTE’s. The applicant represents there will be no new employee generation for which they should be required to mitigate. They state that they do not need any new employees to staff the additional space which is just providing more elbow room for programs already taking place. However, P13 IV.A. 12 with the new conferences and special events that have been discussed in the application, Staff has concerns about the reality of no additional employees generated. Aspen Pitkin County Housing Authority (APCHA) notes the current St. Mary’s staff, at three full-time and two part-time employees, equates to 3.575 FTE’s. The parish relies on volunteers for managing large events and maintains its cleaning needs with a full-time maintenance person. APCHA staff supports some mitigation for the proposed project; however the Housing Board has recommended no mitigation requirements at this time, based on the applicant’s claim of no additional employees. The Board recommends an employee audit be conducted two years after receiving the certificate of occupancy to ensure employee mitigation is being properly met. At that time, if any additional employees have been generated, the applicant will need to provide additional on-site employee housing or mitigation through the purchase of an additional Certificate of Affordable Housing Credit. Planning staff appreciates the Housing Board’s referral, but recommends some mitigation be required at this time, consistent with other essential public facility reviews. While the employee generation rates used above may be too high for this project (the same rate is used for retail, restaurant and office space in the Commercial Core), reducing the requirement from mitigation of 10.27 new employees to zero is significant. The church property currently provides a home for the priest, an ADU in the same structure, and an affordable unit above the garage. ADU’s are not required to be rented. Planning staff recommends that, at the least, the ADU be converted to a mandatory occupancy deed-restricted unit as on-site mitigation. Council should consider whether additional mitigation with credits is appropriate. Planning staff does not support future auditing as a means of addressing employee generation. HPC will make a recommendation to Council on this topic. The criteria are as follows: Sec. 26.470.090.4. Essential public facilities. The development of an essential public facility, upon a recommendation from the Planning and Zoning Commission, shall be approved, approved with conditions or denied by the City Council based on the following criteria: a. The Community Development Director has determined the primary use and/or structure to be an essential public facility (see definition). Accessory uses may also be part of an essential public facility project. b. Upon a recommendation from the Community Development Director, the City Council may assess, waive or partially waive affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. The employee generation rates may be used as a guideline, but each operation shall be analyzed for its unique employee needs, pursuant to Section 26.470.100, Calculations. MOUNTAIN VIEW PLANE As stated above, this project is subject to view plane review. No mountain view plane may be infringed upon, except as provided below. P14 IV.A. 13 When any mountain view plane projects at such an angle so as to reduce the maximum allowable building height otherwise provided for in this Title, development shall proceed according to the provisions of Chapter 26.445 as a Planned Development so as to provide for maximum flexibility in building design with special consideration to bulk and height, open space and pedestrian space and similarly to permit variations in lot area, lot width, yard and building height requirements and view plane height limitations. HPC, after considering a recommendation from the Community Development Department, may exempt a development from being processed as a Planned Development when the board determines that the proposed development has a minimal effect on the view plane. When any proposed development infringes upon a designated view plane, but is located in front of another development which already blocks the same view plane, the Planning and Zoning Commission shall consider whether or not the proposed development will further infringe upon the view plane and the likelihood that redevelopment of the adjacent structure will occur to re- open the view plane. In the event the proposed development does not further infringe upon the view plane and redevelopment to reopen the view plane cannot be anticipated, HPC shall exempt the development from the requirements of this Section. Staff response: The view plane has a significant impact as it intersects the north lot line of the property at a height of approximately 10’ above grade and crosses the south lot line at about 14’ above grade. Both the existing and proposed development exceed the height of this plane. The proposed development is not prohibited from intruding into the view plane, but in order for this to be permitted, HPC must find that the effect of the new building (vs. the existing building, which is already out of compliance) has a minimal effect. Staff finds that the project needs more study on this topic. We have recommended the new development to be repositioned on the lots. The height of the proposed addition could be reasonably reduced to lessen the impact on the view plane. ______________________________________________________________________________ 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 hearing for the applicant to: • Study accommodating the new construction in a free standing building, approximately straddling Lots D and E. P15 IV.A. 14 • Study alternatives to the stair/elevator addition on the rear corner of the church. • Address removal of the Main Street curb cut. • Study the front entry into the church and restore the original condition or minimize impacts of any roof canopy and railings. • Work with Engineering and Transportation to resolve any deficiencies in the TIA. • Complete a formal parking study. • Provide an analysis of the number of employees that would be mitigated through a mandatory occupancy deed restriction of the existing ADU. • Reduce infringement into the view planes. EXHIBITS: A. Relevant Design Guidelines B. Referral comments C. Application Exhibit A, Relevant Design Guidelines 2.1 Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. P16 IV.A. 15 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. Some roof lines and porch eaves on historic buildings in the area may align at approximately the same height. An addition should not be placed in a location where these relationships would be altered or obscured. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. P17 IV.A. 16 14.1 These standards should not prevent or inhibit compliance with accessibility laws. All new construction should comply completely with the Americans with Disabilities Act (ADA). Owners of historic properties should comply to the fullest extent possible, while also preserving the integrity of the character-defining features of their buildings. Special provisions for historic buildings exist in the law that allow some alternatives in meeting the ADA standards. 14.2 Generally, a solution that is independent from the historic building and does not alter its historic characteristics is encouraged. 14.14 Minimize the visual impacts of service areas as seen from the street. When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. This includes locations for trash containers and loading docks. Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. Screen ground-mounted units with fences, stone walls or hedges. A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.17 Design a new driveway in a manner that minimizes its visual impact. Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted. If an alley exists, a new driveway must be located off of it. 14.18 Garages should not dominate the street scene. 14.19 Use a paving material that will distinguish the driveway from the street. Using a change in material, paving pattern or texture will help to differentiate the driveway from the street. Porous paving materials will also help to absorb potential water runoff typically associated with impervious surfaces such as asphalt or concrete. P18 IV.A. 17 14.20 Off-street driveways should be removed, if feasible. Non-historic parking areas accessed from the street should be removed if parking can be placed on the alley. 14.23 Parking areas should not be visually obtrusive. Large parking areas should be screened from view from the street. Divide large parking lots with planting areas. (Large parking areas are those with more than five cars.) Consider using a fence, hedge or other appropriate landscape feature. Automobile headlight illumination from parking areas should be screened from adjacent lots and the street. 14.24 Large parking areas, especially those for commercial and multifamily uses, should not be visually obtrusive. Locate parking areas to the rear of the property, when physical conditions permit. An alley should serve as the primary access to parking, when physical conditions permit. Parking should not be located in the front yard, except in the driveway, if it exists. COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN OBJECTIVES AND GUIDELINES, COMMERCIAL CORE HISTORIC DISTRICT- CONCEPTUAL REVIEW 6.1 Maintain the established town grid in all projects. The network of streets and alleys should be retained as public circulation space and for maximum public access. Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. 6.2 Public walkways and through courts, when appropriate, should be designed to create access to additional commercial space and frontage, within the walkway and/or to the rear of the site. See also: Public Amenity Space design guidelines. 6.3 Develop an alley façade to create visual interest. Use varied building setbacks and changes in materials to create interest and reduce perceived scale. Balconies, court yards and decks are also appropriate. Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. 6.4 Structured parking should be placed within a 'wrap' of commercial and/or residential uses. The exposure of auto entry areas should be minimized. P19 IV.A. 18 6.5 Structured parking access should not have a negative impact on the character of the street. The access shall be: Located on an alley or secondary street if necessary. Designed with the same attention to detail and materials as the primary building façade. Integrated into the building design. 6.18 Maintain the alignment of façades at the sidewalk’s edge. Place as much of the façade of the building at the property line as possible. Locating an entire building front behind the established storefront line is inappropriate. A minimum of 70% of the front façade shall be at the property line. 6.22 Rectangular forms should be dominant on Commercial Core façades. Rectangular forms should be vertically oriented. The façade should appear as predominantly flat, with any decorative elements and projecting or setback “articulations” appearing to be subordinate to the dominant roof form. 6.23 Use flat roof lines as the dominant roof form. A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form. Parapets on side façades should step down towards the rear of the building. False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear façade, using building forms that step down in scale toward the alley is encouraged. Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. Establish a two-story height at the sidewalk edge, or provide a horizontal design element at this level. A change in materials, or a molding at this level are examples. 6.26 Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories. If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in façade height by a minimum of 2 ft. 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. Refer to the zone district regulations to determine the maximum height limit on the subject property. A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) P20 IV.A. 19 - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: Variation in height of building modules across the site Variation in massing achieved through upper floor setbacks, the oofscape form and variation in upper floor heights Variation in building façade heights or cornice line 6.34 The setting of iconic historic structures shou ld be preserved and enhanced when feasible. On sites comprising more than two traditional lot widths, the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade. Step a building down in height adjacent to an iconic structure. Locate amenity space adjacent to an iconic structure. P21 IV.A. 533 E Main, St Mary’s Church Zoning comments Sheet A0.2 Floor area existing: Do not include proposed on existing plans. Basement has exposure, see hurricane or cellar doors. Calculate the sub grade given small amount of exposure. The shape of the basement is not accurate, amend the shape to the existing basement. Sheet A0.3 Existing Floor area for Rectory and employee housing: Provide directional arrows or indication of streets for orientation Rectory: at grade add the porch on Main Street, in images and square footage Do not exemp0t the stair 26.25 square feet at grade, stair exemption is taken at the top level Employee housing structure: Why was there a 249.94 exempt space in the garage? Section 26.575.020(D)(7) garages and carports: there is not exemption for garage space which does not access off the alley. Floor area for the structure should be 2,254.7 not 2,004.76 Sheet A0.4 Proposed Addition Provide grid lines Basement; some of what is proposed is already existing. Amend the basement level. 219.33 square foot trash enclosure is not exempt in this zone district. Proposed floor are should be 3,009.34 Count outdoor stairs in ‘deck exemption’ totals Sheet A1.1 Site Plan Door to trash swings over property line into ROW Stair tower door swings over property line into ROW Lacks information for location of mechanical equipment Lacks information about outdoor lighting Sheet A2.0 Main level: What is the “trash/ UT” dashed area? What happens to the hurricane/cellar door? It is not illustrated on the proposed plans. Sheet A2.1 Roof Plan: Provide details about mechanical equipment or other penetrations on the roof Sheet A2.4 Main Entry Detail The entry is beyond the property line Sheet A3.1 Elevations: Provide height information from the most restrictive grade Represent the structure pursuant section 26.575.020(F)Measuring Building Height. The church spire has an exception to height. The exception is not for the entire structure. P22 IV.A. In general: Zone district CC states: Maximum Height for building s on the sought side of the street 28’; is the height max Public Amenity Space, has it been addressed? Floor area summary sheet, allowable, existing, proposed Claude Salter Zoning Enforcement Officer Community Development Department City of Aspen 130 South Galena Street Aspen, CO 81611 970.429.2752 www.aspenpitkin.com P23 IV.A. ACSD Requirements-St. Mary’s Church 7-15-15 DRC Service is contingent upon compliance with the District’s rules, regulations, and specifications, which are on file at the District office. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. On-site utility plans require approval by ACSD. New sanitary sewer services lines will be required to serve this project. Oil and grease interceptors are required for establishments that install commercial grade kitchens. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. P24 IV.A. MEMORANDUM TO: APCHA Board of Directors FROM: APCHA Board of Directors THRU: Mike Kosdrosky, APCHA Executive Director Cindy Christensen, APCHA Operations Manager DATE: August 20, 2015 RE: EXPANSION OF ST. MARY’S CHURCH ISSUE: The applicant is seeking approval for an expansion the St. Mary’s Church. BACKGROUND: The application seeks approval for a reconfiguration to the front entry, interior remodeling to address building code issues, construction of a new exit stair on the southwest corner of the Church, and an addition for a conference/event space on the west side of the Church. The new pavilion is proposed to add an additional 8,000 square feet on the west side. Extending this civic use does require Growth Management review. This type of use typically is determined as an “Essential Public Facility.” City Council does have the right to assess, waive or partially waive affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. The current staff of St. Mary’s is three full-time (the pastor, a parish ministries coordinate and a maintenance man) and two part-time (15-hour per week secretary and an eight-hour per week bookkeeper) employees. At 2,080 hours = 1 FTE, the current staffing is at 3.575 FTE’s. The parish relies on volunteer work for set up and take down of large events and maintains its daily staffing and cleaning needs with a full-time maintenance man. DISCUSSION: The Church is zoned Commercial Core. Pursuant to Code Section 26.470.100, Calculations, for every 1,000 square feet of new net leasable developed above grade, 4.7 FTE’s are generated. Mitigation is required at 60%. The first floor net leasable is approximately 2,470 square feet – 2,470 ÷ 1,000 = 2.47 X 4.7 = 11.6 employees are generated; 11.6 X 60% = 6.96 FTE’s for the first floor. Additional square footage in a basement does get a break since the space is less desirable. Every 1,000 square feet generates 3.2 employees, again at 60%. The proposed basement net leasable is approximately 3,940 square feet – 3,940 ÷ 1,000 = 3.94 X 3.2 = 12.6; 12.6 X 60% = 7.6 FTE’s for the basement level. Total employee mitigation due under the Land Use Code for the pavilion would be 14.56 FTE’s. P25 IV.A. More than likely, City Council will give them a reduction. It is also highly unlikely that the pavilion will actually create 14.56 FTE’s. The Church is saying that their employee generation will be zero. They have voluntarily provided housing for the priest and caretaker. There is a deed-restricted accessory dwelling unit located within the single-family home at 104 South Galena. Another section of the Code that City Council could take into consideration is related to historic properties. This specific section would calculate to a mitigation of 10.92 employees. Up to four employees generated by the additional commercial/lodge development shall not require the provision of affordable housing. Thirty percent (30%) of the employee generation above four and up to eight employees shall be mitigated through the provision of affordable housing or cash-in-lieu thereof. Sixty percent of the employee generation above eight employees shall be mitigated through the provision of affordable housing or cash-in-lieu. 11.6 (generated by 1st floor dev.) + 12.6 (generated by basement dev.) = 24.2 First 4 employees 0 Next 4 – 8 at 30% (4 X 30%) 1.2 Above 8 at 60% (16.2 X 60%) 9.72 TOTAL 10.92 The use that the applicant is proposing for the pavilion will more than likely not create an additional 14.56 FTE’s, or even the 10.92 FTE’s. St. Mary’s tries to satisfy two needs – those of the parish community and for other community meetings/events. One of the events that the Church hopes to accommodate are for wedding receptions as there are many weddings held in the church with no large space for the receptions. The new pavilion is proposed to be used for Catholic conferences and seminars as well. Although the applicant states that no additional employees will be needed to maintain the facility, the pavilion will allow for more conferences, etc., which does create the need for more employees in other areas; e.g., catering. RECOMMENDATION: The APCHA Board reviewed the application at their regular meeting held August 19, 2015 and recommend the following: 1. At this time, no additional FTE’s should be required for mitigation purposes. 2. Two years upon completion of the addition, an employee audit shall be conducted by the applicant. At such time, if any additional employees have been generated, the Church will mitigate by providing additional on-site housing or by the purchase of the Affordable Housing Credit Certificates. Memorandum P26 IV.A. From: Hailey Guglielmo, EIT Civil Engineer I City of Aspen Engineering Department To: Amy Simon City of Aspen Historic Preservation 130 S. Galena St Aspen, CO 81611 Date: July 27, 2015 RE: DRC Review – St Mary’s Church – Engineering Comments These comments are not intended to be exclusive, but an initial response to the project packet submitted for purpose of the DRC meeting. 1. To meet City standards the curb cut on Main St shall be removed. Curb cuts are not allowed where there is alley access. Access to the property must be relocated off the alley. 2. The City is considering relocation of the bus stop which currently resides on the southwest side of the Main St and Galena intersection to the southeast side of the intersection. This relocation will involve discussion with the applicant team. 3. All sidewalks along Main St and Hunter St shall be 6 feet in width with a 5 foot buffer between the sidewalk and road. Please work with the Parks and Engineering Departments to ensure sidewalk alignment does not cause damage to existing trees. 4. The walkway surrounding the front porch has shifted. It is a requirement to correct the drainage in this area, remove and replace paving. TIA What is selected on the EXCEL sheets does not match up with what is explained in the narrative. Please correct. MMLOS 1. Replacing the existing sidewalk with a 6’ wide sidewalk and 5’ buffer will receive 5 credit points under measure number 2 (Is the proposed effective sidewalk width greater than the standard minimum width?). This measure must be demonstrated on a site plan within the submittal. 2. Explain how the project proposes to enhance pedestrian access points (measure number 13). No information is provided at this time to meet this criteria. 3. The project does not propose any measures which would enhance pedestrian or bicycle interaction with vehicles at driveway areas. Please explain or unselect this measure (number 14). 4. The project does not propose any changes that would result in a directness factor less than 1.2, it is an existing condition that cannot receive credit. Unselect this measure number 16. 5. Removing the curb cut on Main St would receive credit for measure number 11 and 14, as it would enhance pedestrian and bicycle interaction with vehicles. 6. A significant amount of TIA credit points would be granted for the relocation and improvement of the bus stop. P27 IV.A. TDM 1. Please correct the narrative to match the measures that were selected. Rerun the “Generate Narrative” button after the correct measures have been selected. 2. Currently the application states the project will consider two options, an emergency ride home program and a bike share membership but neither are being “committed to at this time.” To receive mitigation credit the applicant must be committed to two TDM measures. At the time of detailed review these measures must be solidified and confirmed. 3. The emergency ride home program is not one of the most appropriate and effective measures for this project as the employees live onsite. The City would like to see more creative options selected to accommodate conference attendees rather than residents in order to reach a larger audience. The applicant should consider the marketing option and communicate to conference attendees regarding transportation options via conference material. P28 IV.A. P29 IV.A. From: David Radeck Sent: Monday, July 27, 2015 12:46 PM To: Amy Simon <amy.simon@cityofaspen.com> Subject: RE: DRC comments for St. Mary's Church Hi Amy, The Parks Department is requesting that the existing sidewalk along Hunter Street between the alley and Main Street be moved, at a minimum, one foot further away from the trees and that excavation for the new sidewalk be kept to a minimum as well. The Main Street sidewalk that is being replaced requires that no further encroachment into towards the trees. There is room for the sidewalk to be widened along the existing fence. The sidewalk along Main Street will require some type of floating system on piers or reinforced concrete that will require minimal excavation. There are too many large diameter cottonwoods that will be impacted to allow for normal sidewalk construction. Tree protection fencing will be required for all trees along both Main and Hunter Streets. Please use above ground fence stands for the fencing posts to prevent damage to the root zones of the trees. The driveway into the ADU/Parish is of concern due to the location of the cottonwood on the east side of the existing drive. Further encroaching into the dripline of this tree will need to be discussed with the City Forester. The transformer relocation onto the west side of the ADU units is okay, however, care should be exercised during excavation to minimize damage to the roots of the aspen tree close by. Thanks for allowing us to comment…. David Radeck Project Technician City of Aspen Parks & Open Space 585 Cemetery Lane Aspen, CO 81611 P: 970-429-2025 * F: 970-920-5128 Email: david.radeck@cityofaspen.com http://aspenrecreation.com P30 IV.A. P 3 1 I V . A . P 3 2 I V . A . P 3 3 I V . A . P 3 4 I V . A . VICINITY MAP St. Mary’s Catholic Church 533 E. Main Street Aspen, Co P35 IV.A. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon DATE: 4.13.2015 PROJECT: 533 E. Main, St. Mary’s Church REPRESENTATIVE: Charles Cunniffe Architects REQUEST: Historic Preservation Major Development, View Plane, Growth Management Review, Special Review, Planned Development DESCRIPTION: The applicant is interested in upgrading the various safety and exiting conditions in St. Mary’s Church, and would like to make an addition to the west for special events and other church needs. The property is a designated landmark and is located in the Commercial Core Historic District. Civic uses are permitted in the zone district. The stated height limit is 28’, the maximum floor area is 2.75:1. There are no setback requirements and no public amenity space required. There are numerous regulations which may affect the shape and placement of the proposed new work. Because of the landmark designation, HPC will conduct design review based on the Historic Preservation Design Guidelines. A 3D model must be submitted prior to the first public hearing. The site is located within the two Courthouse view planes, which may restrict the height of development in this location. The applicant must provide documentation showing how the view planes cross the property as well as how the existing and proposed buildings are seen from the view planes’ point of origination. Development that infringes on a view plane is subject to review as a Planned Development, unless the HPC determines that the expansion has a “minimal effect on the view plane.” At this time, staff recommends the applicant include detailed information explaining why they believe the proposal will have only a minimal impact on the view planes. Once the application is submitted staff will make a determination regarding if a full Planned Development review for the view plane is required. If it is, it is a two-step process with HPC and City Council. Expanding this civic use requires Growth Management review. Civic uses are typically determined to be “Essential Public Facilities” and are provided with the opportunity for Council to “assess, waive or partially waive affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. The employee generation rates may be used as a guideline, but each operation shall be analyzed for its unique employee needs, pursuant to Section 26.470.100, Calculations.” HPC will make a recommendation to City Council, who will make the decision on mitigation requirements. The church expansion will require a Special Review to establish the off-street parking need that will be generated. HPC may vary or waive the requirements if appropriate. The application must address the Special Review criteria including projected traffic generation, expected schedule of parking demands, impacts on street parking, proximity to mass transit, etc. A professionally prepared parking study may be required before the project proceeds to HPC review. The application must include a response to the City’s new guidelines for Traffic Impact mitigation. The existing on-site utility/trash/recycling area will be impacted by the proposed addition. The applicant must work with the Environmental Health Department to provide an acceptable plan for HPC review. P36 IV.A. 2 The project affects the front entry to the church, which encroaches into the public right of way. Coordination with the Engineering Department will be required prior to the HPC hearing. Neighborhood Outreach, which is an increased requirement to inform the public of the project review, is required pursuant to Section 26.304.035 as part of the public notice requirements. REVIEW PROCESS: Step 1: HPC Review Conceptual Major Development View Plane Growth Management Review. Essential Public Facility Special Review for Parking Recommendation on Planned Development, Project Review if needed for View Plane encroachment City Council has an optional call-up of the conceptual design review. Step 2: Council Review Growth Management Review, Essential Public Facility Planned Development Review, Project Review if needed for View Plane encroachment Step 3: HPC Review Final Major Development Planned Development, Detail Review if needed for View Plane Encroachment Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use Code: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26- Land-Use-Code/ Land Use Application: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%20Fees/2011%20Historic%20L and%20Use%20App%20Form.pdf Commercial, Lodging and Historic District Design Objectives and Guidelines: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/Comm%20Desgn%20Stnds/Commercial% 20Design%20Guidelines_Commercial%20Core%20Historic%20District.pdf Transportation Impact Analysis Requirements: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Current- Planning/ Land Use Code Section(s) 26.304 Common Development Review Procedures 26.304.035 Neighborhood Outreach 26.415.070 Historic Preservation 26.435.050 Mountain view plane P37 IV.A. 3 26.470.050 Growth Management General Requirements 26.470.070.4 Affordable Housing 26.470.090 Growth Management, Essential Public Facilities 26.470.100 Growth Management Employee Generation (for EPF review only) 26.515.040 Special Review for off-street parking 26.575.020 Calculations and Measurements 26.610 Impact Fees 26.630 Transportation Impact Analysis Guidelines 26.710.140 Commercial Core and Municipal Code Section 12.10 Space Allotment for Trash and Recycling Storage Review by: Staff for completeness and recommendation Review agencies for recommendation HPC and Council for decisions Public Hearing: Yes, at HPC and Council Neighborhood Outreach: Yes Planning Fees: $4,550 for 14 hours of staff time. Any unbilled portion of this deposit will be refunded at the conclusion of the case. Additional staff hours, if needed, will be billed at $325 per hour. Referrals: Engineering ($275/hour) APCHA ($975 flat fee) Environmental Health ($975 flat fee) Total Deposit: $6,775 To apply, first submit one printed copy of the following information:  Completed Land Use Application.  An 8 1/2” x 11” vicinity map locating the subject parcel within the City of Aspen.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, 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. P38 IV.A. 4  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  A site improvement survey (no older than a year from submittal) including topography and vegetation and any view planes that cross the property showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado.  Documentation showing the proposal meets all Transportation Mitigation Requirements as outlined in the City’s Transportation Impact Analysis Guidelines and Mitigation Tool, available online at: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and- Zoning/Current-Planning/. A copy of the tool showing trips generated and the chosen mitigation measures should be included with the application.  HOA Compliance form (Attached).  List of adjacent property owners within 300’ for public hearing.  Prior approvals.  A proposed site plan.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  At Conceptual application only, provide graphics identifying preliminary selection of primary exterior building materials.  At Final application only, drawings of the street facing facades must be provided at ¼” scale.  At Final application only, provide final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  At Final application only, provide a lighting plan and landscape plan.  Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations.  A written description of the proposal and an explanation of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  Visual documentation of existing view and proposed view as seen from the beginning of the Courthouse View Plane.  Existing and proposed floor area calculations. P39 IV.A. 5  An analysis of existing and anticipated employee needs for review of employee generation. Once the copy is deemed complete by staff, the following items will then need to be submitted:  Signed fee agreement and total deposit for review of application.  A complete copy of the application, including all items listed above, provided by email to the assigned planner in .pdf format.  12 sets of the project graphics.  A sketch up model will be required for the public hearings. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P40 IV.A. C O M M I T M E N T f o r T I T L E I N S U R A N C E issued by as agent for CHICAGO TITLE INSURANCE COMPANY Reference: C2005760 Commitment Number: 0704383-C2 Commitment Ordered By: Stephanie Taylor Chicago Title Insurance Company 1875 Lawrence Street, Suite 1300 Denver, CO 80202 Phone: 303-291-9989 Fax: 303-291-9997 email: stephanie.taylor@ctt.com Inquiries should be directed to: Susan Hass Title Company of the Rockies 132 W. Main St. Ste. B Aspen, CO 81611 Phone: (970) 920-9299 Fax: (970) 920-5352 email: Reference Property Address: St Mary's Catholic Church 104 S Galena St. A/K/A 533 Main Street, Aspen, CO 81611 SCHEDULE A 1.Effective Date: April 05, 2015, 7:00 am Issue Date: April 20, 2015 2.Policy (or Policies) to be issued: ALTA Owner's Policy (6-17-06)Policy Amount:Amount to be Determined Premium:Amount to be Determined Proposed Insured:A Buyer To Be Determined 3.The estate or interest in the Land described or referred to in this Commitment is: Fee Simple and Title to said estate or interest is at the Effective Date vested in: The Archdiocese of Denver 4.The Land referred to in this Commitment is located in the County of Pitkin, State of Colorado, and is described as follows: Lots A, B, C, D, E, F, G, H and I, Block 93, CITY AND TOWNSITE OF ASPEN Alta Commitment - 2006 Schedule A P41 IV.A. Commitment No. 0704383-C2 Schedule B-I Requirements COMMITMENT FOR TITLE INSURANCE SCHEDULE B - SECTION I REQUIREMENTS THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record, to wit: Deed from The Archdiocese of Denver to A Buyer To Be Determined.1. NOTE: Duly executed real property transfer declaration, executed by either the Grantor or Grantee, to accompany the Deed mentioned above, pursuant to Article 14 of House Bill No. 1288- CRA 39-14-102. Evidence satisfactory to the Company or its duly authorized agent that all dues and/or assessments 2. levied by the Homeowners Association have been paid through the date of closing. Evidence satisfactory to the Company or its duly authorized agent either (a) that the "real estate 3. transfer taxes" imposed by Ordinance No. 20 (Series of 1979), and by Ordinance No. 13, (Series of 1990), of the City of Aspen, Colorado have been paid, and that the liens imposed thereby have been fully satisfied, or (b) that Certificates of Exemption have been issued pursuant to the provisions thereof. THE COMPANY RESERVES THE RIGHT TO CONDUCT AN ADDITIONAL SEARCH OF THE RECORDS IN THE OFFICE OF THE CLERK AND RECORDER FOR PITKIN COUNTY, COLORADO FOR JUDGMENT LIENS, TAX LIENS OR OTHER SIMILAR OR DISSIMILAR INVOLUNTARY MATTERS AFFECTING THE GRANTEE OR GRANTEES, AND TO MAKE SUCH ADDITIONAL REQUIREMENTS AS IT DEEMS NECESSARY, AFTER THE IDENTITY OF THE GRANTEE OR GRANTEES HAS BEEN DISCLOSED TO THE COMPANY. NOTE: THIS COMMITMENT IS ISSUED UPON THE EXPRESS AGREEMENT AND UNDERSTANDING THAT THE APPLICABLE PREMIUMS, CHARGES AND FEES SHALL BE PAID BY THE APPLICANT IF THE APPLICANT AND/OR ITS DESIGNEE OR NOMINEE CLOSES THE TRANSACTION CONTEMPLATED BY OR OTHERWISE RELIES UPON THE COMMITMENT, ALL IN ACCORDANCE WITH THE RULES AND SCHEDULES OF RATES ON FILE WITH THE COLORADO DEPARTMENT OF INSURANCE. Alta Commitment - 2006 Schedule B-I Requirements P42 IV.A. Commitment No. 0704383-C2 Schedule B-II Exceptions COMMITMENT FOR TITLE INSURANCE SCHEDULE B - SECTION II EXCEPTIONS Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. Any loss or damage, including attorney fees, by reason of the matters shown below: Any facts, rights, interests, or claims which are not shown by the Public Records but which could be 1. ascertained by an inspection of said Land or by making inquiry of persons in possession thereof. Easements or claims of easements, not shown by the Public Records.2. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that 3. would be disclosed by an accurate and complete land survey of the Land. Any lien, or right to a lien for services, labor or material heretofore or hereafter furnished, imposed by 4. law and not shown by the Public Records. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the 5. Public Records or attaching subsequent to the effective date hereof, but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority 6. that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. Any mine of gold, silver, cinnabar or copper, or any valid mining claim or possession held under 7. existing laws, as reserved by M. G. Miller, County and Probate Judge of Pitkin County, Colorado, in the Deed to Edward Downey recorded October 24, 1887, in Book 59 at Page 55. Notice of Historic Designation recorded January 13, 1975,in Book 295 at Page 515.8. Resolution No. 2 (Series of 1993) A Resolution of the Aspen Historic Preservation Committee 9. Vesting The Site Specific Final Development Plan for St. Mary's Church recorded March 1, 1993, in Book 704 at Page 874. Encroachment Agreement between the City of Aspen and Saint Mary's Catholic Church, Diocese of 10. Denver recorded July 1, 1993, in Book 716 at Page 622. Resolution No. 41 (Series 2000) Resolution of the Aspen Preservation Commission Approving an 11. Application for Conceptual Development and Variances from the Residential Design Standards for St. Mary's Church recorded September 5, 2000, at Reception No. 446665. Revocable Encroachment License recorded December 8, 2000, at Reception No. 449522.12. Terms, agreements, provisions, conditions and obligations as contained in Resolution No. 57 (Series 13. Alta Commitment - 2006 Schedule B-II Exceptions P43 IV.A. Commitment No. 0704383-C2 Schedule B-II Exceptions (continued) 2000) Resolution of the Aspen Preservation Commission Approving an Application for Final Review of a Significant Development for St. Mary's Church recorded February 1, 2001, at Reception No. 451129. Ordinance 54 (Series 2000) Ordinance of the Aspen City Council recorded June 25, 2001, at 14. Reception No. 455760. Terms, agreements, provisions, conditions and obligations as contained in Accessory Dwelling Unit 15. Deed Restriction recorded March 9, 2001, at Reception No. 452236. Alta Commitment - 2006 Schedule B-II Exceptions (continued) P44 IV.A. DISCLOSURE STATEMENTS Note 1: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII, requires that "Every Title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the Title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed.” (Gap Protection) Note 2: Exception No. 4 of Schedule B, Section 2 of this Commitment may be deleted from the Owner's Policy to be issued hereunder upon compliance with the following conditions: A. The Land described in Schedule A of this commitment must be a single-family residence, which includes a condominium or townhouse unit. B. No labor or materials may have been furnished by mechanics or materialmen for purpose of construction on the Land described in Schedule A of this Commitment within the past 13 months. C. The Company must receive an appropriate affidavit indemnifying the Company against unfiled mechanic's and materialmen's liens. D. Any deviation from conditions A though C above is subject to such additional requirements or Information as the Company may deem necessary, or, at its option, the Company may refuse to delete the exception. E. Payment of the premium for said coverage. Note 3: The following disclosures are hereby made pursuant to §10-11-122, C.R.S.: (i) The subject real property may be located in a special taxing district; (ii) A certificate of taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent; and (iii) Information regarding special districts and the boundaries of such districts may be obtained from the County Commissioners, the County Clerk and Recorder, or the County Assessor. Note 4: If the sales price of the subject property exceeds $100,000.00, the seller shall be required to comply with the disclosure or withholding provisions of C.R.S. §39-22- 604.5 (Non-resident withholding). Note 5: Pursuant to C.R.S. §10-11-123 Notice is hereby given: (a) If there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate then there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property, and (b) That such mineral estate may include the right to enter and use the property without the surface owner's permission. Note 6: Effective September 1, 1997, C.R.S. §30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one-half inch the clerk and recorder may refuse to record or file any document that does not conform. Note 7: Our Privacy Policy: We will not reveal nonpublic personal customer information to any external non- affiliated organization unless we have been authorized by the customer, or are required by law. Note 8: Records: Regulation 3-5-1 Section 7 (N) provides that each title entity shall maintain adequate documentation and records sufficient to show compliance with this regulation and Title 10 of the Colorado Revised Statutes for a period of not less than seven (7) years, except as otherwise permitted by law. Note 9: Pursuant Regulation 3-5-1 Section 9 (F) notice is hereby given that “A title entity shall not earn interest on fiduciary funds unless disclosure is made to all necessary parties to a transaction that interest is or has been earned. Said disclosure must offer the opportunity to receive payment of any interest earned on such funds beyond any administrative fees as may be on file with the division. Said disclosure must be clear and conspicuous, and may be made at any time up to and including closing.” Be advised that the closing agent will or could charge an Administrative Fee for processing such an additional services request and any resulting payee will also be subjected to a W-9 or other required tax documentation for such purpose(s). Be further advised that, for many transactions, the imposed Administrative Fee associated with such an additional service may exceed any such interest earned. Therefore, you may have the right to some of the interest earned over and above the Administrative Fee, if applicable (e.g., any money over any administrative fees involved in figuring the amounts earned). Note 10: Pursuant to Regulation 3-5-1 Section 9 (G) notice is hereby given that “Until a title entity receives written instructions pertaining to the holding of fiduciary funds, in a form agreeable to the title entity, it shall comply with the following: 1. The title entity shall deposit funds into an escrow, trust, or other fiduciary account and hold them in a fiduciary capacity. 2. The title entity shall use any funds designated as “earnest money” for the consummation of the transaction as evidenced by the contract to buy and sell real estate applicable to said transaction, except as otherwise provided in this section. If the transaction does not close, the title entity shall: a. Release the earnest money funds as directed by written instructions signed by both the buyer and seller; or b. If acceptable written instructions are not received, uncontested funds shall be held by the title entity for 180 days from the scheduled date of closing, after which the title entity shall return said funds to the payor. 3. In the event of any controversy regarding the funds held by the title entity (notwithstanding any termination of the contract), the title entity shall not be required to take any action unless and until such controversy is resolved. At its option and discretion, the title entity may: a. Await any proceeding; or b. Interplead all parties and deposit such funds into a court of competent jurisdiction, and recover court costs and reasonable attorney and legal fees; or c. Deliver written notice to the buyer and seller that unless the title entity receives a copy of a summons and complaint or claim (between buyer and seller), containing the case number of the lawsuit or lawsuits, within 120 days of the title entity’s written notice delivered to the parties, title entity shall return the funds to the depositing party.” Disclosure Statements P45 IV.A. P 4 6 I V . A .         1 RESPONSE TO RELEVANT LAND USE CODE SECTIONS 26.304 COMMON DEVELOPMENT REVIEW PROCEDURES 26.304.010 GENERAL Generally, all proposed development shall be subject to the following six (6) step approval process. 1. A pre-application conference between the applicant and a staff member of the Community Development Department. 2. Submission of the development application and fees by the applicant. 3. Determination of completeness and review of the development application by the Community Development Director. 4. Review of the development application by the relevant decision-making body. 5. Receipt of a development order or certificate of zoning compliance; and 6. Receipt of a building permit. Response: The pre-application conference summary and review fees are included with this application. The remainder of the process will follow in due course. 26.304.035 NEIGHBORHOOD OUTREACH A. Purpose. In order to facilitate citizen participation early in the development review process, the City requires development applications to conduct neighborhood outreach. The purpose of the outreach is to inform neighbors and interested members of the public about the project. The applicant must show a concerted effort inform neighbors and the public about the application prior to the first public hearing. B. Applicability. A neighborhood meeting shall be required on any development proposal that is subject to City Council review unless the Community Development Department determines as a part of the pre- application conference that the development proposal is limited in nature. In addition, the Community Development Department may make a determination that neighborhood outreach is required for significant development applications reviewed by the Planning and Zoning Commission or Historic Preservation Commission. C. Appropriate forms of public outreach. The applicant must choose to do one or more of the following forms of neighborhood outreach. Community Development Department staff may, as part of the pre- application conference, suggest certain forms of neighborhood outreach that would be most appropriate for a development application. In addition, Community Development Department staff may identify specific aspects of the project or potential impacts of the project that should be addressed as part of the neighborhood outreach. City of Aspen Land Use Code Part 300 – Common Development Review Procedures Page 5 1. Information meeting. The applicant must hold a neighborhood meeting to gain input from neighbors and citizens. The meeting must be open and accessible to the general public and held in a location in proximity to the proposed development or in a publicly accessible building such as City Hall or the Public Library. The applicant or applicant's representative shall attend the neighborhood meeting and be available to answer questions from the public. The applicant shall be responsible for scheduling and coordinating the neighborhood meeting. Renderings, modeling, or other visual representations of the project within its context is required. The applicant must conduct a minimum level noticing, pursuant to Section 26.304.060.E.3.c, to ensure the public is aware of the meeting. Additional noticing beyond that called for in Section 26.304.060.E.3.c may be provided. P47 IV.A.         2 Response: A neighborhood outreach information meeting will be held in accordance with the guidelines prior to the HPC conceptual hearing. 26.415.070. DEVELOPMENT INVOLVING DESIGNATED HISTORIC PROPERTY OR PROPERTY WITHIN A HISTORIC DISTRICT. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated, or improved involving a designated historic property or a property located within a Historic 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. An application for a building permit cannot be submitted without a development order. Response: Please see attached HPC guideline responses. No changes to the property will be made without a development order. 26.435.050. MOUNTAIN VIEW PLANE REVIEW. A. Applicability. The provisions of mountain view plane review shall apply to all development located within the following established mountain view planes, unless exempted pursuant to Subsection 26.435.050.B. 4. Courthouse view plane. There are hereby established two (2) view planes originating from the sidewalk on the northerly side of Main Street easterly of Galena Street above which planes no land use or building shall project. a) View plane number one. The reference point bears S. 79° 43' 29" E. 69.00 feet from the southwesterly property corner of Block 92 original Aspen Town site; a plastic survey cap. Elevation of the reference point is 7,912.32 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 27° 58' 40" described by two (2) radial lines which bear S. 16° 59' 48" E. and S. 10° 58' 52" W. respectively from the reference point and above a plane which passes through the reference point at an inclination of 4° 25' above the horizontal. b) View plane number two. The reference point bears S. 74° 14' 26" E. 131.46 feet from the southwesterly property corner of Block 92 original Aspen Town site. Elevation of the reference point is 7,913.02 feet above mean sea level. The view plane consists of spatial components more particularly described as follows: All that space which is within the projection of a sector of 26° 04' 38" described by two (2) radial lines which bear S. 03° 26' E. and S. 22° 28' 12" W. respectively from the reference point and above a plane which passes through the reference point at an inclination of 4° 58' 20" above the horizontal. C. Mountain view plane review standards. No development shall be permitted within a mountain view plane unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below. 1. No mountain view plane is infringed upon, except as provided below. When any mountain view plane projects at such an angle so as to reduce the maximum allowable building height otherwise provided for in this Title, development shall proceed according to the provisions of Chapter 26.445 as a Planned Development so as to provide for maximum flexibility in P48 IV.A.         3 building design with special consideration to bulk and height, open space and pedestrian space and similarly to permit variations in lot area, lot width, yard and building height requirements and view plane height limitations. The Planning and Zoning Commission, after considering a recommendation from the Community Development Department, may exempt a development from being processed as a Planned Development when the Planning and Zoning Commission determines that the proposed development has a minimal effect on the view plane. When any proposed development infringes upon a designated view plane, but is located in front of another development which already blocks the same view plane, the Planning and Zoning Commission shall consider whether or not the proposed development will further infringe upon the view plane and the likelihood that redevelopment of the adjacent structure will occur to re-open the view plane. In the event the proposed development does not further infringe upon the view plane and re-redevelopment to reopen the view plane cannot be anticipated, the Planning and Zoning Commission shall exempt the development from the requirements of this Section. Response: Please see attached view plane analysis (page 5.1 and 5.2 in drawing set). We are requesting a 6’-11” variance in to the courthouse view plane #1 and a 6’- 10” variance into courthouse view plane #2. The existing employee housing building was granted a view plane variance in 2000 for protruding 4’-9” into the courthouse view plane. The front-most fascia of the proposed pavilion is 3” lower than the existing adjacent employee housing building. There is a stair tower and a clerestory with solar panels set back form the fascia that further extend into the view plane, however are not visible from the street. 26.470.050. GENERAL REQUIREMENTS. A. Purpose: The intent of growth management is to provide for orderly development and redevelopment of the City while providing mitigation from the impacts said development and redevelopment creates. Different types of development are categorized below, as well as the necessary review process and review standards for the proposed development. A proposal may fall into multiple categories and therefore have multiple processes and standards to adhere to and meet. B. General requirements: All development applications for growth management review shall comply with the following standards. The reviewing body shall approve, approve with conditions or deny an application for growth management review based on the following generally applicable criteria and the review criteria applicable to the specific type of development: 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. P49 IV.A.         4 3. The development conforms to the requirements and limitations of the zone district. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Conceptual Planned Unit Development approval, as applicable. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. Response: The proposed structure is compliant with the above general requirements; the variance we seek is for projection into a view plane comparable to the existing view plane variance for the employee housing building granted in 2000. P50 IV.A.         5 26.470.070. MINOR PLANNING AND ZONING COMMISSION APPLICATIONS. 4. Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the following criteria: a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of Directors. b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or more units, a cash-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods. c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430 d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such non- mitigation affordable housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540. P51 IV.A.         6 Response: No additional employees are generated for the proposed structure; an employee housing building exists on site that will continue to house the employees of St. Mary’s church. SEC. 26.470.090.CITY COUNCIL APPLICATIONS. 4. Essential public facilities. The development of an essential public facility, upon a recommendation from the Planning and Zoning Commission, shall be approved, approved with conditions or denied by the City Council based on the following criteria: a. The Community Development Director has determined the primary use and/or structure to be an essential public facility (see definition). Accessory uses may also be part of an essential public facility project. b. Upon a recommendation from the Community Development Director, the City Council may assess, waive or partially waive affordable housing mitigation requirements as is deemed appropriate and warranted for the purpose of promoting civic uses and in consideration of broader community goals. The employee generation rates may be used as a guideline, but each operation shall be analyzed for its unique employee needs, pursuant to Section 26.470.100, Calculations. Response: The proposed addition is an essential public facility as defined in Sec.  26.104.100 - A facility which serves an essential public purpose is available for use by or benefit of, the general public and serves the needs of the community. 26.470.100. CALCULATIONS. A. Employee generation and mitigation. Whenever employee housing or cash-in-lieu is required to mitigate for employees generated by a development, there shall be an analysis and credit for employee generation of the existing project, prior to redevelopment, and an employee generation analysis of the proposed development. The employee mitigation requirement shall be based upon the incremental employee generation difference between the existing development and the proposed development. 1. Employee generation. The following employee generation rates are the result of the Employee Generation Study, an analysis sponsored by the City during the fall and winter of 2012 considering the actual employment requirements of over one hundred (100) Aspen businesses. This study is available at the Community Development Department. Employee generation is quantified as full-time equivalents (FTEs) per one thousand (1,000) square feet Response: There is no net leasable space planned for the new building. It is part of a historically civic property designed to be used for civic/religious purposes and open to the public. P52 IV.A.         7 SEC. 26.515.030 REQUIRED NUMBER OF OFF-STREET PARKING SPACES. Off-street parking spaces shall be provided for each use according to the schedule, below. Whenever the off-street parking is subject to establishment by adoption of a planned unit development final development plan, that review shall be pursuant to Chapter 26.445, Planned unit development. Whenever the parking requirement shall be established through a special review, the standards and procedures set forth at Section 26.515.040, Special review standards, below, shall apply. Whenever the parking requirement may be provided via a payment-in-lieu the standards and procedures set forth at Section 26.515.050, Cash-in-lieu for mobility enhancements, below, shall apply. An existing deficit of parking may be maintained when a property is redeveloped. FROM THE CHART IN SEC. 26.515.030: ALL OTHER USES (CIVIC, CULTURAL, PUBLIC USES, ESSENTIAL PUBLIC FACILITIES, CHILD CARE CENTERS, ETC.) Established by special review according to the review criteria of Section 26.515.040. Established by special review according to the review criteria of Section 26.515.040. For properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, fewer spaces may be provided and/or a waiver of cash-in-lieu fees may be approved, pursuant to Chapter 26.430, Special review and according to the review criteria set forth below. A. A special review for establishing, varying or waiving off-street parking requirements may be approved, approved with conditions or denied based on conformance with the following criteria: 1. The parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on the on-street parking of the neighborhood, the proximity to mass transit routes and the downtown area and any special services, such as vans, provided for residents, guests and employees. 2. An on-site parking solution meeting the requirement is practically difficult or results in an undesirable development scenario. 3. Existing or planned on-site or off-site parking facilities adequately serve the needs of the development, including the availability of street parking. Response: St. Mary’s is a Historic Landmark Site and currently has no parking devoted to the use of the church itself. Of the five existing spaces, 2 will be eliminated except for hearses and emergency vehicles; the remaining three are within the employee housing garage. There are no expected traffic demands beyond the existing patterns. Please see Traffic Analysis attached in this application. 26.575.020 CALCULATIONS AND MEASUREMENTS A. Purpose. This section sets forth methods for measuring floor area, height, setbacks, and other dimensional aspects of development and describes certain allowances, requirements and other prescriptions for a P53 IV.A.         8 range of structural components, such as porches, balconies, garages, chimneys, mechanical equipment, projections into setbacks, etc. The definitions of the terms are set forth at Section 26.104.100 – Definitions. Response: Please see pages A0.2, A0.3, and A0.4 in the attached drawing set for FAR allowable, existing, and proposed. No variances on FAR or height are being requested as the project is well within the allowable numbers.      CHAPTER 26.610 IMPACT FEES 26.610.030. EXEMPTIONS. This Chapter does not apply to: A. Development involving a property listed on the Aspen Inventory of Historic Landmark Sites and Structures. This exemption is solely for an historic structure and its accessory structures. Development on an historic landmark property involving a non-historic or new building shall not be exempt. B. Alteration, expansion or replacement of a structure which does not create additional floor area or net leasable commercial space. Response: St. Mary’s has no net leasable space and none is proposed for the addition of a pavilion. CHAPTER 26.630 TRANSPORTATION IMPACT ANALYSIS GUIDELINES      Response: Please see attached spreadsheet. 26.710.140 COMMERCIAL CORE (CC). A. Purpose. The purpose of the Commercial Core (CC) Zone District is to allow the use of land for retail, service commercial, recreation and institutional purposes within mixed-use buildings to support and enhance the business and service character in the historic central business core of the City. The district permits a mix of retail, office, lodging, affordable housing, free-market housing, and short term vacation rental uses oriented to both local and tourist populations to encourage a high level of vitality. Retail and restaurant uses are appropriate for ground floors of buildings while residential and office uses are not permitted on ground floors. B. Permitted uses. The following uses are permitted as of right in the Commercial Core (CC) Zone District: 4. Uses allowed on basement, ground and second floors: Retail and restaurant uses, neighborhood commercial uses, service uses, arts, cultural and civic uses, public uses, P54 IV.A.         9 recreational uses, academic uses, child care center, accessory uses and structures, storage accessory to a permitted use, uses and building elements necessary and incidental to uses on other floors, including parking accessory to a permitted use, and farmers' market, provided that a vending agreement is obtained pursuant to Section 15.04.350(B). Response: The historically designated property of St. Mary’s occupies a half- block within the Commercial Core. The church itself is dedicated to civic use and open to the public, as will be the pavilion. The existing and proposed structures meet all the requisite dimensional requirements (see pages A0.2, A0.3, and A0.4 in the attached drawing set) in terms of allowable FAR and heights. P55 IV.A.       1 ST. MARY CATHOLIC CHURCH REMODEL AND ADDITION HISTORIC PRESERVATION GUIDELINES AND RESPONSES CHAPTER 1: STREETSCAPE AND LOT FEATURES FENCES 1.1 Preserve original fences.  Replace only those portions that are deteriorated beyond repair. Replacement elements should match the existing fence. Response: The original iron fence will be preserved and uninterrupted 1.2 A new replacement fence should use materials that appear similar to that of the original. Not relevant to this project 1.3 A new replacement fence should have a “transparent” quality allowing views into the yard from the street. Not relevant to this project 1.4 New fence components should be similar in scale with those seen traditionally. Not relevant to this project 1.5 A side yard fence that extends between two homes should be set back from the street-facing facade. Not relevant to this project 1.6 Replacement or new fencing between side yards and along the alley should be compatible with the historic context. Not relevant to this project RETAINING WALLS 1.7 Preserve original retaining walls. Not relevant to this project 1.8 Maintain the historic height of a retaining wall. Not relevant to this project WALKWAYS 1.9 Maintain the established progression of public-to-private spaces when considering a rehabilitation project. P56 IV.A.       2  This includes a sequence of experiences, beginning with the "public" sidewalk, proceeding along a "semi-public" walkway, to a "semi-private" porch or entry feature and ending in the "private" spaces beyond.  Provide a walkway running perpendicular from the street to the front entry. Meandering walkways are discouraged, except where it is needed to avoid a tree.  Use paving materials that are similar to those used historically for the building style. Concrete, wood or sandstone may be appropriate for certain building styles. Response: All existing walkways will be preserved, maintained, and brought to code where the concrete has shifted. New walkways will lead from the proposed patio to the existing employee housing units and rectory. PRIVATE YARD 1.10 Preserve historic elements of the yard to provide an appropriate context for historic structures.  The front yard should be maintained in a traditional manner, with planting material and sod, and not covered with paving, for example. Response: The lawn in the center of the property will be preserved and expanded; the existing concrete parking lot will be destroyed and replaced with grass pavers to allow vehicle access while still being part of the lawn 1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs.  Protect established vegetation during construction to avoid damage. Replacement of damaged, aged or diseased trees must be approved by the Parks Department.  If a tree must be removed as part of the addition or alteration, replace it with species of a large enough scale to have a visual impact in the early years of the project. Response: all trees along Main Street will be preserved. All lilac bushes along Main Street will be preserved. Minimal disruption of the lilac bushes and young aspen trees along the alley is necessary to relocate the transformer to make room for the trash enclosure. 1.12 Preserve and maintain historically significant planting designs.  Retaining historic planting beds, landscape features and walkways is encouraged. Response: Historically significant mature lilac bushes that line Main Street and Galena Street will be preserved 1.13 Revisions or additions to the landscape should be consistent with the historic context of the site. P57 IV.A.       3 Not relevant to this project 1.14 Additions to the landscape that could interfere with historic structures are inappropriate. Not relevant to this project PRIVATE YARD   1.15 Minimize the visual impacts of site lighting.  Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. Response: No additional site lighting is planned at this time STREETSCAPE   1.16 Preserve historically significant landscape designs and features. Not relevant to this project 1.17 Maintain historic irrigation ditches as an integral component of the streetscape. Not relevant to this project CHAPTER 2: HISTORIC BUILDING MATERIALS TREATMENT OF MATERIALS   2.1 Preserve original building materials.  Do not remove siding that is in good condition or that can be repaired in place.  Only remove siding that is deteriorated and must be replaced.  Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved.  Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building that no longer retains its historic integrity. Response: all original building materials will be undisturbed. The addition will add an exterior stair that will transparent in nature and intersect the building at existing openings. 2.2 Protect wood features from deterioration. Not relevant to this project 2.3 Plan repainting carefully. Not relevant to this project P58 IV.A.       4 2.4 Brick or stone that was not painted historically should not be painted. Not relevant to this project REPAIR OF MATERIALS   2.5 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. Not relevant to this project 2.6 Maintain masonry walls in good condition. Not relevant to this project CHAPTER 3: WINDOWS TREATMENT OF WINDOWS   3.1 Preserve the functional and decorative features of a historic window.  Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operation and groupings of windows.  Repair frames and sashes rather than replacing them, whenever conditions permit.  Preserve the original glass, when feasible. Response: The existing historic windows as proposed will remain intact; the stained glass windows on the sanctuary level will be repaired by an historic glazier to rectify the cracks and fissures that have developed over the decades and will restore them to their original state 3.2 Preserve the position, number and arrangement of historic windows in a building wall.  Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature.  Greater flexibility in installing new windows may be considered on rear walls.  Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. Response: all existing windows and doors will remain in number. On the sanctuary level, to comply with egress, one window will become a door to access the new egress stair. The door will have the same stained glass light as the existing window, and will open to allow passage to the new stair. P59 IV.A.       5 REPLACEMENT WINDOWS   3.3 Preserve the historic ratio of window openings to solid wall on a facade. Not relevant to this project 3.4 Match a replacement window to the original in its design. Not relevant to this project 3.5 In a replacement window, use materials that appear similar to the original. Not relevant to this project 3.6 Preserve the size and proportion of a historic window opening. Not relevant to this project 3.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. Not relevant to this project ENERGY CONSERVATION   3.8 Use a storm window to enhance energy conservation rather than to replace a historic window. Not relevant to this project CHAPTER 3: WINDOWS TREATMENT OF EXISTING DOORS 4.1 Preserve historically significant doors.  Maintain features important to the character of a historic doorway. These may include the door, doorframe, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights.  Do not change the position and function of original front doors and primary entrances.  If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position.  If the secondary entrance is sealed shut, the original entrance on the primary facade must remain operable. Response: all historical doors will be preserved. In addition, one of the two side doors that were used historically to enter the church, will be revitalized and used as an access to the church. P60 IV.A.       6 4.2 Maintain the original size of a door and its opening. Not relevant to this project 4.3 When a historic door is damaged, repair it and maintain its general historic appearance. Not relevant to this project 4.4 If a new screen door is used, it should be in character with the primary door. Not relevant to this project REPLACEMENT DOORS   4.5 When replacing a door, use a design that has an appearance similar to the original door or a door associated with the style of the house.  A replica of the original, if evidence exists, is the preferred replacement.  A historic door from a similar building also may be considered.  Simple paneled doors were typical.  Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. Response: the front, north facing, entry door will remain intact. The proposed new entry porch will allow for a better view of the full door and its historic transept. ENERGY CONSERVATION   4.6 If energy conservation and heat loss are concerns, consider using a storm door instead of replacing a historic entry door. Not relevant to this project CHAPTER 5: PORCHES TREATMENT OF PORCHES 5.1 Preserve an original porch.  Replace missing posts and railings when necessary. Match the original proportions and spacing of balusters when replacing missing ones.  Unless used historically on the property, wrought iron, especially the "licorice stick" style that emerged in the 1950s and 1960s, is inappropriate.  Expanding the size of a historic porch is inappropriate. Response: St. Mary’s had no front porch when it was built in 1892; however, over the last 120 years, there have been several porches built over the front entry, all of which encroach into the right-of-way. This design proposes an entry porch that P61 IV.A.       7 elevates the roof and lightens the structure, allowing the historic front door and stained glass window to be visible. The proposed design uses the existing stairs and landing, which have an encroachment license and have been approved by the Engineering department. 5.2 Avoid removing or covering historic materials and details on a porch.  Removing an original balustrade, for example, is inappropriate. Response: the historic windows and doors will be more evident with the proposed design. Currently the historic elements are hidden inside the heavy front porch built in 1995. 5.3 Avoid enclosing a historic front porch. Not relevant to this project 5.4 The use of a porch on a residential building in a single-family context is strongly encouraged. Not relevant to this project PORCH REPLACEMENT   5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail.  Use materials that appear similar to the original.  While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered.  Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it.  When constructing a new porch, its depth should be in scale with the building.  The scale of porch columns also should be similar to that of the trim work.  The height of the railing and the spacing of balusters should appear similar to those used historically as well. Response: See response for 5.1 above. CHAPTER 6: ARCHITECTURAL DETAILS TREATMENT OF ARCHITECTURAL FEATURES   6.1 Preserve significant architectural features.  Repair only those features that are deteriorated. P62 IV.A.       8  Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible.  Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used.  Removing a damaged feature when it can be repaired is inappropriate. Response: All significant architectural features will be preserved, inside and out. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. Not relevant to this project 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. Not relevant to this project 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. Not relevant to this project 6.5 Do not guess at "historic" designs for replacement parts. Not relevant to this project 6.6 Replacement of missing elements may be included in repair activities. Not relevant to this project CHAPTER 7: ROOFS TREATMENT OF ROOFS   7.1 Preserve the original form of a roof.  Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street.  Retain and repair roof detailing. Response: The existing church roof will not be altered. The proposed addition is by design distinct and separate. 7.2 Preserve the original eave depth.  The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. Response: the proposed egress stair will adjoin the historic structure beneath the eave line, leaving it undisturbed P63 IV.A.       9 7.3 Minimize the visual impacts of skylights and other rooftop devices. Not relevant to this project 7.4 A new chimney should be the same scale as those used historically. Not relevant to this project 7.5 Preserve original chimneys, even if they are made non-functional. Not relevant to this project 7.6 When planning a rooftop addition, preserve the overall appearance of the original roof. Not relevant to this project 7.7 A new dormer should remain subordinate to the historic roof in scale and character. Not relevant to this project MATERIALS   7.8 Preserve original roof materials. Not relevant to this project 7.9 New or replacement roof materials should convey a scale, color and texture similar to those used traditionally. Not relevant to this project 7.10 If it is to be used, a metal roof should be applied and detailed in a manner that is compatible and does not detract from the historic appearance of the building. Not relevant to this project 7.11 Avoid using conjectural features on a roof. Not relevant to this project CHAPTER 8: SECONDARY STRUCTURES SECONDARY STRUCTURES 8.1 If an existing secondary structure is historically significant, then it must be preserved.  When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, doors and architectural details. P64 IV.A.       10  If a secondary structure is not historically significant, then its preservation is optional. Response: The existing rectory building is a historic landmark and it will be preserved in its present state. The existing employee housing building is not historically significant and will also not be modified. 8.2 If an existing secondary structure is beyond repair, then replacing it is encouraged. Not relevant to this project 8.3 Avoid attaching a garage or carport to the primary structure. Not relevant to this project 8.4 A garage door should be compatible with the character of the historic structure. Not relevant to this project 8.5 Avoid moving a historic secondary structure from its original location. Not relevant to this project CHAPTER 9: BUILDING RELOCATION AND FOUNDATIONS PRESERVING BUILDING LOCATIONS AND FOUNDATIONS 9.1 – 9.7 Not relevant to this project as no building or portion of a building is proposed to be relocated CHAPTER 10: BUILDING ADDITIONS EXISTING ADDITIONS   10.1 Preserve an older addition that has achieved historic significance in its own right.  Such an addition is usually similar in character to the original building in terms of materials, finishes and design. Not relevant to this project. The most recent addition to the church is an elevator tower and the front porch, building in 1995, neither of which has any historical significance. 10.2 A more recent addition that is not historically significant may be removed. P65 IV.A.       11 Response: as stated above, the heavy front porch column and roof are proposed to be removed and replaced with a lighter, more elegant structure, allowing the historic front door and transom to be visible. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained.  A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate.  An addition that seeks to imply an earlier period than that of the primary building also is inappropriate.  An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided.  An addition that covers historically significant features is inappropriate. Response: the proposed pavilion is designed to be light and transparent so that the distinction between old and new is evident and so that the historic church is clearly visible as its’ own original form. There is a new egress stair tower required by code, but it has been designed as a glass and steel structure so that the church is visible as much as possible through the structure. The pavilion itself has a sloping roof atop glass walls supported by thin timber columns, clearly distinguishing it from the brick mass of the historic structure. 10.4 Design a new addition to be recognized as a product of its own time.  An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features.  A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic and more current styles are all techniques that may be considered to help define a change from old to new construction. Response: The proposed pavilion will be made distinguishable from the historic church with a more contemporary architectural style and materials. It will be set back to the rear property line to preserve the integrity of the existing historic church and yard to the greatest extent possible. 10.6 Design an addition to be compatible in size and scale with the main building.  An addition that is lower than or similar to the height of the primary building is preferred. Response: The proposed pavilion will be substantially lower than the historic church and similar in height to the non-historic employee housing building. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. P66 IV.A.       12  A 1-story connector is preferred.  The connector should be a minimum of 10 feet long between the addition and the primary building.  The connector also should be proportional to the primary building. Response: the pavilion is designed to be shorter than the church. The connecting piece, which is a stair tower, will adjoin the historic brick building just under the eaves, as minimally as possible. 10.8 Place an addition to the rear of a building or set it back from the front to minimize the visual impact of the historic structure and to allow the original proportions and character to remain prominent.  Locating an addition at the front of a structure is inappropriate.  Additional floor area may also be located under the building in a basement that will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. Response: As stated above, the proposed pavilion will be set back to the rear of the property, along the alley. The area of attachment to the historic church will be set back about 80 feet from the front façade of the church at the upper level, thus leaving as much of the west façade intact as possible. 10.9 Roof forms should be similar to those of the historic building.  Typically, gable, hip and shed roofs are inappropriate.  Flat roofs are generally inappropriate for addition on residential structures with sloped roofs. Response: The proposed pavilion roof will be a curved shed roof that slopes toward the back of the property. The front fascia line will be horizontal and thus subordinate to the gable roof forms of the historic church and non-historic apartment building. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features.  For example, loss or alteration of architectural details, cornices and eave lines should be avoided. Response: The proposed addition will not destroy or obscure historically important architectural features of the church. As stated above, the connection is minimal and transparent. P67 IV.A.       13 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building.  The new materials should be either similar of subordinate to the original materials. Response: The new materials will be more contemporary than the historic materials, in keeping with the architectural style of the addition and will be subordinate in character. ROOFTOP ADDITIONS   10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. Not relevant to this project 10.13 Set a rooftop addition back from the front of the building. Not relevant to this project 10.14 The roof form and slope of a new addition should be in character with the historic building. Not relevant to this project CHAPTER 11: NEW BUILDINGS ON LANDMARKED PROPERTIES/ HISTORIC LANDMARK LOT SPLITS BUILDING ORIENTATION 11.1 Orient the primary entrance of a new building to the street.  The building should be arranged parallel to the lot lines, maintaining the traditional grid pattern of the site. Response: The proposed pavilion will be parallel to the lot lines facing Main Street. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. Not relevant to this project MASS AND SCALE 11.3 Construct a new building to appear similar in scale to 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. P68 IV.A.       14 Response: The proposed pavilion has an implied module created by the portico columns that reduce the apparent mass of the building and reflect the arched windows of the historic church. 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 elevation should include a one-story element, such as a porch. Response: The primary plane of the proposed front elevation is about two thirds of the height of the historic church. Since this is not a residential building, a front porch element is not relevant. BUILDING AND ROOF FORMS 11.5 Use building forms that are similar to those of the historic property.  They should not overwhelm the original in scale. Response: The proposed roof form is a curved shed sloping to the rear of the property. It will not overwhelm the historic building and it is intentionally dissimilar to distinguish it from the original historic roof forms. The arched timbers of the portico resemble without imitating the historic arched windows 11.6 Use roof forms that are similar to those seen traditionally on the block.  Sloping roofs such a gable and hip roofs are appropriate for roof forms.  Flat roofs should be used only in areas where it is appropriate in 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. Response: The proposed curved shed roof is appropriate in the context of a new building that is not imitating the historic buildings on the property. It is a quieter form that does not compete or detract from the visual continuity of the street, since this is not a commercial complex. 11.7 Roof materials should appear similar in scale and texture to those used traditionally.  Roof materials should have a matte, non-reflective surface. Response: The proposed roof will be a membrane system that is non- reflective. Clearstory windows, recessed from the street-facing fascia, with a secondary roof behind it that houses solar panels is proposed. The entire assembly slopes toward the alley and will be screened from view by the street facing fascia. P69 IV.A.       15 MATERIALS 11.8 Use 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. Response: The proposed portico of timber columns and arched beams along the street front is reminiscent of traditional church forms. It is non-reflective and reduces the apparent scale of the façade. ARCHITECTURAL DETAILS 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. Response: The proposed street façade could be characterized as a contemporary interpretation of traditional church forms. The detailing is subordinate to the overall character of the building. 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 part of Aspen’s history are especially discouraged on historic sites. Response: The street façade of the proposed building is not complex or ornately detailed. It alludes to traditional church forms, but does not imitate any particular historic style. P70 IV.A.       16 COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN OBJECTIVES AND GUIDELLINES, COMMERCIAL CORE HISTORIC DISTRICT – CONCEPTUAL REVIEW COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN OBJECTIVES AND GUIDELINES, COMMERCIAL CORE HISTORIC DISTRICT- CONCEPTUAL REVIEW (REPLACES CHAPTER 13 OF THE HISTORIC PRESERVATION DESIGN GUIDELINES) 6.1 Maintain the established town grid in all projects.  The network of streets and alleys should be retained as public circulation space and for maximum public access.  Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. Response: The existing streets and alleys will not be modified by this proposed addition to the historic site, which is the entire length of the block. 6.2 Public walkways and through courts, when appropriate, should be designed to create access to additional commercial space and frontage within the walkway and/or to the rear of the site.  See also: Public Amenity Space design guidelines. Response: This historic landmark site, although in the Commercial Core, is not commercial in nature. It has a large landscaped yard fronting on Main Street, which is not essentially public. It has been determined by the Historic Preservation Officer that a public amenity is not required. 6.3 Develop an alley façade to create visual interest.  Use varied building setbacks and changes in materials to create interest and reduce perceived scale.  Balconies, court yards and decks are also appropriate.  Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. Response: The roof slopes down towards the alley, and the proposed design calls for separate doors into the pavilion and stairs. The roof, the wood siding, the steel and glass stair enclosure all work to create visual interest and to activate the alley. 6.4 Structured parking should be placed within a 'wrap' of commercial and/or residential uses. Not relevant to this project P71 IV.A.       17 6.5 Structured parking access should not have a negative impact on the character of the street. Not relevant to this project 6.6 A street facing amenity space shall meet all of the following requirements:  Abut the public sidewalk  Be level with the sidewalk  Be open to the sky  Be directly accessible to the public  Be paved or otherwise landscaped Not relevant to this project 6.7 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. Not relevant to this project 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following:  Street furniture  Public art  Historical/interpretive marker Not relevant to this project 6.9 Mid-block walkways shall remain subordinate in scale to traditional lot widths.  Mid-block public walkways shall be between 8 ft. and 10 ft. in width. Not relevant to this project 6.10 A mid-block walkway should provide public access to the following:  Additional commercial space and frontage within the walkway  Uses located at the rear of the property Not relevant to this project 6.11 An alley side amenity space shall be designed to have these characteristics:  Direct public access to commercial space at street or second floor levels  Maximize solar access to the alley side amenity space  Enhance of the attractiveness and use of the rear alley  Minimize the adverse impacts of adjacent service and parking areas Not relevant to this project 6.12 Second level amenity space should be compatible with the character of the historic district. P72 IV.A.       18  It shall remain visually subordinate to any historic resource on the property.  If located on a historic property, it may not alter the appearance of the resource as seen from the street. 6.13 A second floor amenity space should meet all of the following criteria:  Ensure consistent public access  Be dedicated for public use  Provide a public overlook and/or an interpretive marker  Be identified by a marker at street level Not relevant to this project 6.14 Second level space should be oriented to maximize solar access and mountain views, or views of historic landmarks. Not relevant to this project 6.15 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. Not relevant to this project 6.16 Second level dining may be considered. Not relevant to this project 6.17 Front and side yard amenity space should be considered in the context of a historic one story residential type building. Not relevant to this project 6.18 Maintain the alignment of façades at the sidewalk’s edge. Not relevant to this project 6.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Public Amenity Space guidelines. Not relevant to this project 6.20 Orient a new building to be parallel to its lot lines, similar to traditional orientations.  The front of a primary structure shall be oriented to the street. Response: The proposed new building will be parallel to the lot lines and set back to the rear of the property. P73 IV.A.       19 6.21 Orient a primary entrance toward the street.  Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way.  Do not orient a primary entrance to an interior court.  Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. Response: The proposed pavilion, while not commercial, will have a recessed primary entrance facing the street. 6.22 Rectangular forms should be dominant on Commercial Core facades.  Rectangular forms should be vertically oriented.  The façade should appear as predominantly flat, with any decorative elements and projecting or set back “articulations” appearing to be subordinate to the dominant roof form. Response: The modules created by the proposed street facing portico columns will be vertically oriented and appear to be predominantly flat. No other decorative elements or articulations are proposed for this building. 6.23 Use flat roof lines as the dominant roof form.  A flat roof, or one that gently slopes to the rear of the site, should be the dominant roof form.  Parapets on side facades should step down towards the rear of the building.  False fronts and parapets with horizontal emphasis may be considered. Response: The dominant roof form for the proposed building will have a horizontal street fascia, with the roof sloping gently to the rear of the site. No parapets are proposed for this building. 6.24 Along a rear façade, using building forms that step down in scale toward the alley is encouraged.  Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure.  Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. Response: There are no additive forms proposed for the alley façade; the roof does slope towards the alley. The doorways into the stairs and building will be recessed. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. P74 IV.A.       20  Establish a two-story height at the sidewalk edge, or provide a horizontal element at this level. A change in materials, or a molding at this level are examples. Not relevant to this project 6.26 through 6.33 pertain to alignment with adjacent commercial buildings, height variation, etc., and are not applicable to this project. 6.34 The setting of iconic historic structures should be preserved and enhanced when feasible.  On sites comprising more than two traditional lot widths, the third floor of the adjacent lot width should be set back a minimum of 15 ft. from the front façade  Step a building down in height adjacent to an iconic structure.  Locate amenity space adjacent to an iconic structure. Response: This property is singular in the commercial core and indeed in Aspen. The site is mostly open space anchored by two historic structures on either end of the lot. Neither the rectory nor the church currently has adjoining structures. There is no third floor in the existing historic church or the proposed pavilion. As stated above, the proposed building will be set back to the rear of the property, which preserves the church building to the greatest extent possible. The proposed building will be substantially lower in height than the church and, while not required, most of the existing landscaped yard adjacent to the church will be preserved P75 IV.A.       21 COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN OBJECTIVES AND GUIDELINES, COMMERCIAL CORE HISTORIC DISTRICT- FINAL REVIEW (REPLACES CHAPTER 13 OF THE HISTORIC PRESERVATION DESIGN GUIDELINES) Responses to this section (6.35 – 6.65) will be included in the final review. CHAPTER 14: GENERAL GUIDELINES ACCESSIBILITY 14.1 These standards should not prevent or inhibit compliances with accessibility laws.  All new construction should comply completely with the Americans with Disabilities Act (ADA). Owners of historic properties should comply to the fullest extent possible, while also preserving the integrity of the character-defining features of their buildings. Special provisions for historic buildings exist in the law that allows some alternatives in meeting the ADA standards. Response: The proposed building will provide an elevator and two new means of egress, both of which have been vetted with the building department. The existing toilet facilities in the historic church main level will be relocated and will be fully compliant with ADA standards, as will the proposed new toilet facilities 14.2 Generally, a solution that is independent from the historic building and does not alter its historic characteristics is encouraged. Response: Compliance with ADA standards will not alter the historic characteristics of the historic building. Even though an egress is stair required at the rear of the historic structure, the proposed design calls for a transparent, light structure of steel and glass to distinguish it from the church as well as to let the church be read through the new building COLOR-ADVISORY ONLY 14.3 Keep color schemes simple.  Using one base color for the building is preferred.  Using only one or two accent colors is also encouraged, except where precedent exists for using more than two colors with some architectural styles. P76 IV.A.       22 Response: The street-facing façade of the proposed building will be predominantly glass with anodized aluminum mullions, natural wood portico columns, beams and arches, and a stained wood roof soffit and fascia. 14.4 Coordinating the entire building in one color scheme is usually more successful that working with a variety of palettes.  Using the color scheme to establish a sense of overall composition of the building is strongly encouraged. Response: The color scheme for the proposed building will be coordinated as an overall composition. 14.5 Develop a color scheme for the entire building front that coordinates all of the façade elements.  Choose a base color that will link the entire building façade together. For a commercial building, it can tie signs, ornamentation, awnings and entrances together. On residences, it can function similarly, It can also help your building to relate better to others in the district.  The complexity of the accent colors should be appropriate to the architectural style of the building.  Doors may be painted a bright accent color, or they may be left a natural wood finish. Historically, many of the doors would simply have had a stain applied.  Window sashes are also an excellent opportunity for accent color.  Brilliant luminescent or “day-glo” colors are inappropriate. Response: The color scheme for the proposed building will be coordinated as an overall composition, primarily expressed within the actual materials, i.e. glass, aluminum and natural wood, which may be stained a slightly darker shade. Accent colors are not envisioned for this project. LIGHTING 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally.  The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC.  All exterior light sources should have a low level of luminescence. Response: The light fixtures will be simple in form and detail to be compatible with the contemporary style of the proposed building. All light fixtures will be in compliance with the city’s Outdoor Lighting Code. 14.7 Minimize the visual impacts of site and architectural lighting.  Unshielded high intensity light sources and those which direct light upward will not be permitted. P77 IV.A.       23  Shield lighting associated with service areas, parking lots and parking structures.  Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night.  Do not wash an entire building façade in light.  Avoid placing exposed light fixtures in highly visible locations, such as the upper walls of buildings.  Avoid duplicating fixtures. For example, do not use two fixtures to light the same area. Response: The applicant understands the importance of lighting in the Commercial Core and intends to have a tastefully well-lit building. All light fixtures will be in compliance with the city’s Outdoor Lighting Code. 14.8 Minimize the visual impact of light spill from a building.  Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade or step lights, which direct light only onto walkways, is strongly encouraged.  Lighting shall be carefully located so as to not shine into residential living space, on or off the property or onto rights-of-way. Response: The applicant understands the importance of lighting in the Commercial Core. All light fixtures will be in compliance with the city’s Outdoor Lighting Code. ON-GOING MAINTENANCE OF HISTORIC PROPERTIES 14.9 Use the gentlest means possible to clean the surface of materials and features.  Perform a test patch ( in an inconspicuous place)to make sure the cleaning method will not damage the surface. Many procedures can have an unanticipated negative effect upon building materials and result in accelerated deterioration or loss of character.  Harsh cleaning methods, such as sandblasting, can damage the historic materials, make them vulnerable to moisture, accelerate deterioration and change their appearance. Such procedures are inappropriate.  If cleaning is necessary, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is conducted to determine safety.  Also see technical rehabilitation literature published by the National Park Service and available through the Aspen Community Development Department. Response: When cleaning is necessary, the appropriate methods will be utilized to prevent damage to the historic buildings. 14.10 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. P78 IV.A.       24  Avoid the removal of damaged materials that can be repaired.  Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. Response: Any repairs to the historic buildings will be done utilizing the most appropriate materials and methods. 14.11 Plan repainting carefully.  Note that frequent repainting of trim materials may cause a buildup of paint layers that obscures architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means possible, being careful not to damage architectural details and finishes.  Remember good preparation is key to successful repainting, but also the buildup of old paint is an important record of the building. The removal of old paint, by the gentlest means possible, should be undertaken only if necessary to the success of the repainting. Remember that old paint is of very good quality and is enviable in today’s painting world.  Old paint may contain lead. Precautions should be taken when sanding or scraping is necessary. Response: When repainting is necessary for the existing historic buildings, the appropriate preparation methods will be utilized. 14.12 Provide a weather-protective finish to wood surfaces.  The rustic bare-wood look is not a part of the heritage of the historic districts or individual landmark properties.  Painted surfaces are most appropriate. Stains may be accepted in combination with materials that give a well-finished appearance.  Rustic finishes will not be approved. Response: The wood columns, beams and arches of the proposed arcade will be finished with a tinted stain protective coating. The ends and back of the building will have stained wood siding or a prefinished composite material. The historic building finishes will be preserved. 14.13 Leave natural masonry colors unpainted where feasible.  Where the natural colors of building materials exist, such as stone or brick, they should be left unpainted.  For other parts of the building that require painting, select colors that will complement those of the natural materials.  If an existing building is already painted, consider applying new colors that simulate the original brick color. P79 IV.A.       25  It is also appropriate to strip the paint from a masonry building to expose the natural color of the stone or brick. Response: The masonry on the existing buildings will remain unpainted. There are no exposed masonry materials contemplated for the proposed new building. MECHANICAL EQUIPMENT AND SERVICE AREAS 14.14 Minimize the visual impacts of service areas as seen from the street.  When it is feasible, screen service areas from view, especially those associated with commercial and multi-family developments.  This includes locations for trash containers and loading docks.  Service areas should be accessed off of the alley, if one exists. Response: Service areas and trash/utility areas will be accessed off the alley and thus will not be visible from the street. The locations have been indicated on the plans submitted with this application. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way.  Mechanical equipment may be installed on an alley façade, only if it does not create a negative visual impact.  Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible. Provide screening with materials that are compatible with those on the building itself.  Screen ground mounted units with fences, stone walls or hedges.  A window air conditioning unit may only be installed on an alley façade, and only if it does not create a negative visual impact.  Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes.  Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. Response: The mechanical equipment will primarily be installed on the rooftop towards the alley side. It will have a screened enclosure of compatible materials and grouped together to minimize visual impact. 14.16 Locate standpipes, meters and other service equipment such that they will no damage historic façade materials.  Cutting channels into historic façade materials damages the historic building fabric and is inappropriate. Do not locate equipment on the front façade.  If a channel must be cut, either locate it on a secondary façade or place it low on the wall. P80 IV.A.       26 Not relevant to this project; all new mechanical equipment will be separate from the historic structures DRIVEWAYS AND PARKING 14.17 Design a new driveway in a manner that minimizes the visual impact.  Plan parking areas and driveways in a manner that utilizes existing curb cuts. New curb cuts are not permitted.  If an alley exists, a new driveway must be located off of it. Response: The proposal does not add any additional parking spaces; the existing concrete parking area will be removed and replaced with grass pavers, except for the apron in front of the existing garage. 14.18 Garages should not dominate the street scene. Response: The existing garage in the employee housing building is on the back half of the property and well screened from the street by the existing lilac hedge along the Main Street walkway. 14.19 Use a paving material that will distinguish the driveway from the street. Response: There will be no new paved areas. The existing concrete parking area will be removed and replaced with grass pavers, except for the apron in front of the existing garage. 14.20 Off-street driveways should be removed, if feasible.  Non-historic parking areas accessed from the street should be removed if parking can be place on the alley. Response: The existing curb cut is the only vehicular access to the site and to the 3-bay garage for the employee housing building. Being a church, the facility requires access for hearses and emergency vehicles. 14.21 For existing driveways that cannot be removed, provide tracks to a parking area rather than paving an entire driveway. Response: The existing driveway will be removed and replaced with grass pavers, where the existing curb cut remains, no changes are proposed. 14.22 Driveways leading to parking areas should be located to the side or rear of a primary structure. P81 IV.A. P 8 2 I V . A . P 8 3 I V . A . CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO. CH A R L E S C U N N I F F E A R C H I T E C T S 61 0 E A S T H Y M A N A V E N U E A S P E N , C O L O R A D O 8 1 6 1 1 TE L : 9 7 0 . 9 2 5 . 5 5 9 0 F A X : 9 7 0 . 9 2 5 . 4 5 5 7 8 / 5 / 2 0 1 5 1 : 5 5 : 0 4 P M CVRST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ST . M A R Y ' S C A T H O L I C C H U R C H 6 AUGUST 2015 HP C A P P L I C A T I O N - R E V I S I O N 1 53 3 E . M A I N S T . A S P E N , C O P84 IV.A. AR C H I T E C T U R A L S Y M B O L S SY M B O L L E G E N D SP O T E L E V A T I O N NE W C O N T O U R EX I S T I N G C O N T O U R CE N T E R L I N E HI D D E N L I N E SE T B A C K L I N E BR E A K L I N E PR O P E R T Y L I N E DE T A I L N U M B E R SH E E T N U M B E R SH E E T N U M B E R SH E E T N U M B E R BU I L D I N G S E C T I O N WA L L S E C T I O N RO O M N A M E RO O M N U M B E R RE V I S I O N S KE Y N O T E SH E E T N U M B E R SH E E T N U M B E R CA S T BA T T CO M P A C T E D F I L L PO R O U S F I L L UN D I S T U R B E D S O I L S CO N C R E T E B L O C K BR I C K ST O N E GL A S S B L O C K ST E E L RI G I D FI N I S H WD . F R A M I N G WD . B L O C K I N G GL U - L A M PL Y W O O D PL A N & S E C T I O N MA T E R I A L I N D I C A T I O N S VI C I N I T Y M A P GE N E R A L N O T E S EA R T H RO C K CO N C R E T E MA S O N R Y ME T A L IN S U L A T I O N WO O D MA T C H L I N E PR O J E C T N O R T H TR U E N O R T H GR O U T , L I G H T W E I G H T CO N C R E T E AR C H I T E C T U R A L A B B R E V I A T I O N S ZO N I N G & B U I L D I N G C O D E I N F O R M A T I O N SH E E T I N D E X PR O J E C T D I R E C T O R Y AL L C O N S T R U C T I O N A N D M A T E R I A L S S H A L L B E A S S P E C I F I E D A N D I N A C C O R D A N C E WIT H A L L A P P L I C A B L E C O D E S , O R D I N A N C E S , L A W S , P E R M I T S , A N D T H E C O N T R A C T D O C U M E N T S . TH E C O N T R A C T O R S H A L L C O N F I N E H I S / H E R O P E R A T I O N S O N T H E S I T E T O A R E A S PE R M I T T E D B Y T H E O W N E R . SH O U L D A C O N F L I C T O C C U R I N O R B E T W E E N D R A W I N G S A N D S P E C I F I C A T I O N S , T H E SP E C I F I C A T I O N S S H A L L T A K E P R E C E D E N C E . U N L E S S A W R I T T E N D E C I S I O N F R O M T H E AR C H I T E C T H A S B E E N O B T A I N E D W H I C H D E S C R I B E S A C L A R I F I C A T I O N O R A L T E R N A T E ME T H O D A N D / O R M A T E R I A L S . TH E C O N T R A C T O R S H A L L V E R I F Y A L L D I M E N S I O N S A N D S I T E C O N D I T I O N S B E F O R E S T A R T I N G WO R K . S H O U L D A D I S C R E P A N C Y A P P E A R I N TH E C O N T R A C T D O C U M E N T S , O R B E T W E E N T H E CO N T R A C T D O C U M E N T S A N D E X I S T I N G C O N D I T I O NS , N O T I F Y T H E A R C H I T E C T A T O N C E F O R IN S T R U C T I O N O N H O W T O P R O C E E D . TH E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R T H E A C C U R A T E P L A C E M E N T O F A L L N E W CO N S T R U C T I O N O N T H E S I T E . T H E C O N T R A C T O R S H A L L P R O V I D E C O M P L E T E B U I L D I N G S Y S T E M S AN D C O M P O N E N T S I N C O M P L I A N C E W I T H M A N U F A C T U R E R S ' R E Q U I R E M E N T S A N D RE C O M M E N D A T I O N S . A L L S E Q U E N C I N G , I N T E R F A C E A N D C O O R D I N A T I O N W I T H O T H E R BU I L D I N G T R A D E S S H A L L B E A S R E Q U I R E D F O R C O M P L E T E , P R O P E R L Y I N S T A L L E D A N D OP E R A T I N G S Y S T E M S A N D / O R B U I L D I N G C O M P O N E N T S , A N D S H A L L M E E T O R E X C E E D QU A L I T Y L E V E L S O F C O M M O N LY A C C E P T E D C O N S T R U C T I O N P R A C T I C E A N D I N D U S T R Y ST A N D A R D S . C O N T A C T A R C H I T EC T W I T H A N Y Q U E S T I O N S P R I O R T O S T A R T I N G W O R K . TH E J O B S I T E S H A L L B E M A I N T A I N E D I N A C L E A N , O R D E R L Y C O N D I T I O N , F R E E O F D E B R I S AN D L I T T E R , A N D S H A L L N O T B E U N R E A S O N A B L Y E N C U M B E R E D W I T H A N Y M A T E R I A L S O R EQ U I P M E N T . E A C H S U B - C O N T R A C T O R I M M E D I A T EL Y U P O N C O M P L E T I O N O F E A C H P H A S E O F HI S / H E R W O R K S H A L L R E M O V E A L L T R A S H A N D D E B R I S A S O F R E S U L T O F H I S / H E R OP E R A T I O N . AL L M A T E R I A L S S T O R E D O N T H E S I T E S H A L L B E P R O P E R L Y S T A C K E D A N D P R O T E C T E D TO P R E V E N T D A M A G E A N D D E T E R I O R A T I O N . F A I L U R E T O P R O T E C T M A T E R I A L S M A Y B E CA U S E F O R R E J E C T I O N O F W O R K . WH E R E L A R G E R S T U D S O R F U R R I N G A R E R E Q U I R E D T O C O V E R P I P I N G A N D C O N D U I T S , TH E L A R G E R S T U D S I Z E O R F U R R I N G S H A L L E X T E N D T H E F U L L S U R F A C E O F T H E W A L L WID T H A N D L E N G T H W H E R E T H E F U R R I N G O C C U R S . PR O V I D E A L L A C C E S S P A N E L S A S R E Q U I R E D B Y G O V E R N I N G C O D E S T O A L L C O N C E A L E D SP A C E S , V O I D S , A T T I C S , E C T . V E R I F Y T Y P E R E Q U I R E D W I T H A R C H I T E C T P R I O R T O I N S T A L L A T I O N . TH E C O N T R A C T O R S H A L L D O A L L CU T T I N G , F I T T I N G , O R P A T C H I N G O F H I S / H E R W O R K T H A T M A Y BE R E Q U I R E D T O M A K E I T S S E V E R A L P A R T S F I T T O G E T H E R P R O P E R L Y A N D S H A L L N O T EN D A N G E R A N Y O T H E R W O R K B Y C U T T I N G , E X C A V A T I N G , O R O T H E R W I S E A L T E R I N G T H E T O T A L WO R K O R A N Y O T H E R P A R T O F I T . A L L P A T C H I N G , R E P A I R I N G A N D R E P L A C I N G O F M A T E R I A L S AN D S U R F A C E S C U T O R D A M A G E D I N E X E C U T I O N O F W O R K S H A L L B E D O N E W I T H A P P L I C A B L E MA T E R I A L S S O T H A T S U R F A C E S R E P L A C E D W I LL , U P O N C O M P L E T I O N , M A T C H S U R R O U N D I N G SI M I L A R S U R F A C E S . CO N T R A C T O R T O P R O V I D E A L L N E C E S S A R Y B L O C K I N G , B A C K I N G , A N D F R A M I N G FO R L I G H T F I X T U R E S , E L E C T R I C A L U N I T S , A . C. E Q U I P M E N T , R E C E S S E D I T E M S , A N D A L L OT H E R I T E M S A S R E Q U I R E D . 1.2.3.4.5.6.7.8.9.10 . 11 . 12 . 13 . 14 . 15 . 20 0 9 I . R . C . A N D A N Y R E Q U I R E M E N T S B Y T H E L O C A L B U I L D I N G D E P A R T M E N T ZO N I N G HE I G H T L I M I T : XX X XX X XX X XX X XX X S F FR O N T Y A R D S E T B A C K SI D E Y A R D S E T B A C K AL L O W A B L E F L O O R A R E A AF F BM BS . B. O . 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GW B HD W HV A C HO R I Z HW H IN C L IN F O IN S U L EL E V A T I O N EN G I N E E R EQ U A L EX I S T I N G EX P O S E D EX T E R I O R FA C E O F FI N I S H FI R E P R O O F FI R E P L A C E FP L FI X T U R E FL O O R FL O O R D R A I N FO O T , F E E T FO O T I N G FO U N D A T I O N FU R N I S H GA L L O N GA U G E GA L V I N I Z E D GE N E R A L C O N T R A C T O R GL A S S , G L A Z E D GR A D E GY P S U M GY P S U M W A L L B O A R D HA R D W A R E HE A D HO R I Z O N T A L HO R S E P O W E R HO T W A T E R H E A T E R HE I G H T IN C L U D E ( D ) ( I N G ) IN F O R M A T I O N IN S I D E D I A M E T E R IN S U L A T I O N JO I N T IN T I N T E R I O R HE A T I N G , V E N T I N G , A N D AI R C O N D I T I O N I N G LT MO NA OD d QT R RD RMJC T KW H LA V MF R MA T L MT L MA X ME C H ME D JU N C T I O N KIL O W A T T H O U R LA V A T O R Y LI G H T MA N U F A C T U R E R MA T E R I A L MA S O N R Y O P E N I N G ME T A L MA X I M U M ME C H A N I C A L ME D I C ( I N E ) ( A L ) MIN MIS C NO M NI C NT S OP G OC OP P OR N PT N PE R F P E R F O R A T E ( D ) PE N N Y ( N A I L S , E C T . ) MIN I M U M MIS C E L L A N E O U S NO M I N A L NO T I N C O N T R A C T NO T A P P L I C A B L E NO T T O S C A L E ON C E N T E R OP E N I N G OP P O S I T E OR N A M E N T A L OU T S I D E D I A M E T E R PA R T I T I O N PL T . 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RE F R RE I N F RE B A R RE Q D SH T SH L V SV F SIM ST C SP E C SF RE S I L I E N T C O V E B A S E RE T A I N I N G W A L L RE F E R / R E F E R E N C E RE F R I G E R A T O R RE I N F O R C E ( D ) RE I N F O R C I N G B A R ( S ) RE Q U I R E D RIS E R RO U G H O P E N I N G SH E E T SH E E T V I N Y L F L O O R I N G SH E L V ( E S ) ( I N G ) SI M I L A R SO U N D - T R A N S M I S S I O N C L A S S SP E C I F I C A T I O N SQ U A R E SQ U A R E F E E T ST D ST R U C T SU B SU P P L S4 S SU S P TE L TE M P T& G T& B TY P T Y P I C A L ST A N D A R D ST R U C T U R A L SU B S T I T U T E SU P P L E M E N T SU R F A C E D F O U R S I D E S SU S P E N D ( E D ) TE L E P H O N E TE L E V I S I O N TO P A N D B O T T O M TO N G U E A N D G R O O V E TO P O F TR E A D V WH WC WP WT W/WD UN G L UN F I N VIF VE R T VC T WW F WD W W/ O UN G L A Z E D UN F I N I S H E D VE R I F Y I N F I E L D VE R T I C A L VO L T WA T E R H E A T E R WA T E R C L O S E T WA T E R P R O O F WE I G H T WE L D E D W I R E F A B R I C WIN D O W WIT H WI T H O U T WO O D AC O U S T I C A L AR C H I T E C T ( U R A L ) BF F B E L O W F I N I S H E D F L O O R CL , DI S H W A S H E R LA M L A M I N A T E ( D ) OP H O P P O S I T E H A N D ST L S T E E L TE M P E R E D AS S O O N A S P O S S I B L E FL R ST A I N L E S S S T E E L VIN Y L C O M P O S I T I O N T I L E U. N . O . U N L E S S N O T E D O T H E R W I S E UN D E R G R O U N D AR C H I T E C T S T R U C T U R A L E N G I N E E R C O N T R A C T O R ME C H A N I C A L E N G I N E E R LA N D S C A P E A R C H I T E C T ZO N I N G I N F O R M A T I O N : AP P L I C A B L E C O D E S : DI M E N S I O N S : A . A L L D I M E N S I O N S S H A L L T A K E P R E C E D E N C E O V E R S C A L E O F D R A W I N G S . B . A L L D I M E N S I O N S A R E T O F A C E O F S T U D o r F A C E O F C O N C R E T E U . N . O . C . A L L E X T E R I O R S T U D S T O B E 2 x 6 U . N . O . A L L I N T E R I O R S T U D S T O B E 2 x 4 U . N . O . AL L I N T E R I O R S T U D W A L L S & C E I L I N G S B E T W E E N L I V I N G S P A C E S S H A L L H A V E 3 1 / 2 " S O U N D A T T E N U A T I O N B A T T S U N L E S S T H E R M A L I N S U L A T I O N I S C A L L E D F O R . (W H E N AP P L I C A B L E ) IN T E R I O R E L E V A T I O N WI N D O W N U M B E R CH A R L E S C U N N I F F E A R C H . 61 0 E . H Y M A N A V E . AS P E N , C O L O R A D O 8 1 6 1 1 TE L E : ( 9 7 0 ) 9 2 5 - 5 5 9 0 FA X : ( 9 7 0 ) 9 2 0 - 4 5 5 7 BU I L D I N G T Y P E A N D O C C U P A N C Y : TY P E V / G R O U P R 3 O C C U P A N C Y FU L L Y S P R I N K L E R E D MA X . B U I L D I N G H E I G H T PR O V I D E F I R E S P R I N K L E R P R O T E C T I O N T H RO U G H O U T T H E B U I L D I N G . T H E C O N T R A C T O R SH A L L B E R E S P O N S I B L E F O R P R E P A R I N G T H E D R A W I N G S A N D O B T A I N I N G T H E P E R M I T S FO R T H E F I R E S P R I N K L E R S Y S T E M . T H E F I R E S P R I N K L E R S Y S T E M S S H A L L M E E T T H E RE Q U I R E M E N T S O F A L L A P P L I C A B L E C O D E S A N D O R D I N A N C E S . NO P O R T I O N O F T H E W O R K R E Q U I R I N G A S H O P D R A W I N G o r S A M P L E S U B M I S S I O N S H A L L CO M M E N C E U N T I L T H E S U B M I S S I O N H A S B E E N R E V I E W E D B Y T H E A R C H I T E C T . AL L S U C H P O R T I O N S O F T H E W O R K S H A L L B E I N A C C O R D A N C E W I T H R E V I E W E D S H O P DR A W I N G S A N D S A M P L E S . S H O P D R A W I N G S A N D P R O D U C T S U B M I T T A L S A R E R E Q U I R E D F O R AL L S H O P F A B R I C A T E D W O R K A S W E L L A S S P E C I F I E D P R O D U C T S . T H I S W O R K I N C L U D E S , BU T N O T B E L I M I T E D T O , S T R U C T U R A L a n d D E C O R A T I V E S T E E L , W I N D O W S a n d D O O R S , BU I L T - I N C A B I N E T R Y , H A R D W A R E , P L U M B I N G an d E L E C T R I C A L F I X T U R E S , A P P L I A N C E S A N D EX T E R I O R & I N T E R I O R F I N I S H M A T E R I A L S . EX T E R I O R E L E V A T I O N TO P O F P L A T E TO P O F F L O O R E L E V A T I O N A8 . 1 2 A8 . 1 A B C PN TN SI T E : AD D R E S S HWY 82 HWY 82 HW Y 82 AS P E N E . C O O P E R A V E . W . M A I N S T .. EL . = 98 . 2 EL . = T. O . P L A T E 11 0 ' - 0 " EL . = T. O . P L Y . 10 0 ' - 0 " NO R T H ??? 23 4 A3C 3 C L / SE E S H E E T 1A 2 . 1 GE O T E C H N I C A L E N G I N E E R SU R V E Y O R EN E R G Y C O N S U L T A N T L I G H T I N G C O N S U L T A N T A/ V C O N S U L T A N T E L E C T R I C A L E N G I N E E R D IB C I N T E R N A T I O N A L B U I L D I N G C O D E IR C IN T E R N A T I O N A L R E S I D E N T I A L CO D E KI T C H E N 10 7 SP R A Y E D F O A M XX X LO T A R E A PR O J E C T I N F O R M A T I O N LO C A T I O N : LE G A L D E S C R I P T I O N : PR O J E C T D E S C R I P T I O N : CI V I L E N G I N E E R RO O M N U M B E R RO O M N U M B E R DO O R L E T T E R CO N S T R U C T I O N AS S E M B L Y SH E E T N U M B E R EL E V A T O R ( W H E N A P P L I C A B L E ) : CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 3 7 P M A0.11511GEN. INFORMATIONST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : ISSUE X X / X X / X X ISSUE X X / X X / X X ISSUE X X / X X / X X AR C H I T E C T U R A L A1 . 1 S I T E P L A N 5 / 1 / 1 2 A5 . 3 W A L L S E C T I O N S 5 / 1 / 1 2 A6 . 1 E N L A R G E D P L A N S & EL E V A T I O N S 5/ 1 / 1 2 A7 . 1 L O W E R L E V E L R E F L E C T E D CE I L I N G P L A N 5/ 1 / 1 2 A7 . 2 M A I N L E V E L R E F L E C T E D CE I L I N G P L A N 5/ 1 / 1 2 A7 . 3 U P P E R L E V E L R E F L E C T E D CE I L I N G P L A N 5/ 1 / 1 2 A8 . 1 I N T E R I O R E L E V A T I O N S 5 / 1 / 1 2 A9 . 1 A S S E M B L I E S 5 / 1 / 1 2 A9 . 2 E X T E R I O R C O N S T R U C T I O N DE T A I L S 5/ 1 / 1 2 A9 . 3 E X T E R I O R C O N S T R U C T I O N DE T A I L S 5/ 1 / 1 2 A9 . 4 E X T E R I O R C O N S T R U C T I O N DE T A I L S 5/ 1 / 1 2 A1 0 . 1 D O O R , W I N D O W & O P E N I N G SC H E D U L E S 5/ 1 / 1 2 A1 0 . 2 W I N D O W D E T A I L S 5 / 1 / 1 2 A1 0 . 3 D O O R D E T A I L S 5 / 1 / 1 2 CI V I L E N G I N E E R I N G EL E C T R I C A L E N G I N E E R I N G LA N D S C A P E A R C H I T E C T U R E ME C H A N I C A L E N G I N E E R I N G ST R U C T U R A L E N G I N E E R I N G A0 . 1 G E N . I N F O R M A T I O N 5 / 1 / 1 2 A0 . 2 E X I S T I N G F L O O R A R E A CA L C U L A T I O N S 5/ 1 / 1 2 A0 . 6 R A D O N M I T I G A T I O N 5 / 1 / 1 2 P85 IV.A. 5, 2 3 9 . 8 3 S F EX I S T I N G C H U R C H - MA I N L E V E L 16 3 . 0 0 S F EX I S T I N G S I D E PO R T I C O FU T U R E CO N S T R U C T I O N , RE : P R O P O S E D FL O O R A R E A CA L C U L A T I O N S 19 7 . 5 0 S F EX E M P T E X I S T I N G EX T E R I O R A R E A 15 5 . 6 8 S F EX I S T I N G S T A I R 15 5 . 6 8 S F EX I S T I N G S T A I R 64 . 0 0 S F EX I S T I N G E L E V A T O R 39 . 9 4 S F EX I S T I N G S T A I R 1,640.26 SFEXEMPT EXISTING BASEMENT AREA FU T U R E CO N S T R U C T I O N , RE : P R O P O S E D FL O O R A R E A CA L C U L A T I O N S CRAWL SPACE 88 . 2 0 S F EX E M P T E X I S T I N G BA S E M E N T E L E V A T O R CRAWL SPACE FU T U R E P L A Y CH R U C H , R E : PA V I L I O N P L A N S EX I S T I N G B A S E M E N T WA L L , T O B E DE M O L I S H E D EX I S T I N G C E L L A R DO O R S T E P S , T O BE D E M O L I S H E D FU T U R E CO N S T R U C T I O N , RE : P R O P O S E D FL O O R A R E A CA L C U L A T I O N S 5, 0 6 9 . 1 3 S F EX I S T I N G S A N C T U A R Y SP A C E 13 1 . 1 4 S F EX E M P T E X I S T I N G ST A I R 13 3 . 7 5 S F EX E M P T E X I S T I N G ST A I R 64 . 0 0 S F EX E M P T E X I S T I N G EL E V A T O R 31 . 2 0 S F EX E M P T E X I S T I N G ST A I R 22 5 . 9 1 S F EX I S T I N G C R Y R O O M FL O O R A R E A FA R T A B U L A T I O N _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ EX E M P T DE C K S A B O V E 3 0 " E X I S T I N G B U I L D I N G FU T U R E C O N S T R U C T I O N DE S C R I P T I O N ZO N I N G EX I S T I N G D E V E L O P M E N T PR O P O S E D D E V E L O P M E N T NE T L O T A R E A GR O S S L O T A R E A 2. 7 5 : 1 A L L O W A B L E C I V I C F L O O R A R E A AL L O W A B L E E X E M P T D E C K ZO N I N G S C H E D U L E NO T E S CC C O M M E R C I A L C O R E CIV I C CIV I C 27 , 0 0 0 S F 27 , 0 0 0 S F 74 , 2 5 0 S F 11 , 1 3 7 . 5 S F ( 1 5 % O F 7 4 , 2 5 0 ) FA R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L ( L E S S D E C K S & L O G G I A ) TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R SA N C T U A R Y L E V E L TO T A L S A N C T U A R Y L E V E L DE D U C T I O N S SA N C T U A R Y L E V E L A R E A T O W A R D F A R DE C K S A N D L O G G I A TO T A L D E C K S A N D L O G G I A DE D U C T I O N S F O R 1 5 % A L L O W A B L E A R E A DE C K S A N D L O G G I A A R E A T O W A R D F A R TO T A L F A R 1,728.46 SF 1,728.46 SF 0 SF 5,852.63 SF 197.50 SF 5655.13 SF 5,655.14 SF 360.10 SF 5,295.04 SF 163.00 SF 163.00 SF 0 SF 10,950.17 SF CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 4 2 P M A0.21511EXISTING FLOOR AREA CALCULATIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 8 " = 1 ' - 0 " 2 CH U R C H M A I N L E V E L - E X I S T I N G F A R 1 / 8 " = 1 ' - 0 " 1 CH U R C H B A S E M E N T L E V E L - E X I S T I N G F A R 1 / 8 " = 1 ' - 0 " 3 CH U R C H S A N C T U A R Y L E V E L - E X I S T I N G F A R CH U R C H F A R LE V E L NA M E FL O O R A R E A Co m m e n t s MA I N L E V E L E X I S T I N G C H U R C H - M A I N L E V E L 5 , 2 3 9 . 8 3 S F MA I N L E V E L E X I S T I N G E L E V A T O R 6 4 . 0 0 S F C I R C U L A T I O N MA I N L E V E L E X I S T I N G S T A I R 3 5 1 . 3 0 S F C I R C U L A T I O N SA N C T U A R Y L E V E L E X I S T I N G C R Y R O O M 2 2 5 . 9 1 S F SA N C T U A R Y L E V E L E X I S T I N G S A N C T U A R Y S P A C E 5 , 0 6 9 . 1 3 S F FA R T O T A L 10 , 9 5 0 . 1 7 S F CH U R C H F A R D E D U C T I O N S LE V E L NA M E FL O O R A R E A Co m m e n t s BA S E M E N T L E V E L E X E M P T E X I S T I N G B A S E M E N T A R E A 1 , 6 4 0 . 2 6 S F B E L O W G R A D E E X E M P T E D A R E A BA S E M E N T L E V E L E X E M P T E X I S T I N G B A S E M E N T E L E V A T O R 8 8 . 2 0 S F B E L O W G R A D E E X E M P T E D A R E A MA I N L E V E L E X E M P T E X I S T I N G E X T E R I O R A R E A 1 9 7 . 5 0 S F S T R E E T - F A C I N G E X T E R I O R A R E A SA N C T U A R Y L E V E L E X E M P T E X I S T I N G E L E V A T O R 6 4 . 0 0 S F E X E M P T C I R C U L A T I O N SA N C T U A R Y L E V E L E X E M P T E X I S T I N G S T AI R 2 9 6 . 1 0 S F E X E M P T C I R C U L A T I O N FA R D E D U C T I O N S T O T A L 2 , 2 8 6 . 0 6 S F CH U R C H A C T U A L D E C K S / L O G G I A LE V E L NA M E FL O O R A R E A Co m m e n t s MA I N L E V E L E X I S T I N G S I D E P O R T I C O 1 6 3 . 0 0 S F FA R D E D U C T I O N S T O T A L 1 6 3 . 0 0 S F P86 IV.A. FUTURE CONSTRUCTION 1, 0 8 1 . 6 5 S F EX E M P T B A S E M E N T 50.92 SFEXEMPT EXISTING ELEVATOR64.93 SFEXEMPT EXISTING STAIR AL L E Y CO U R T Y A R D 1, 0 8 1 . 6 5 S F EX I S T I N G G A R A G E SP A C E 50.92 SFEXISTING ELEVATOR64.93 SFEXISTING STAIR FUTURE CONSTRUCTION AL L E Y CO U R T Y A R D 1, 0 5 7 . 2 0 S F EX I S T I N G E M P L O Y E E HO U S I N G 64.93 SFEXEMPT EXISTING STAIR FUTURE CONSTRUCTION 162.32 SF EX I S T I N G E M P L O Y E E HO U S I N G D E C K AL L E Y CO U R T Y A R D 1, 6 7 7 . 0 0 S F EX I S T I N G R E C T O R Y - MA I N F L O O R 11 3 . 4 9 S F EX E M P T E X I S T I N G EX T E R I O R A R E A 33 . 7 5 S F EX I S T I N G S T A I R 26 . 2 5 S F EX I S T I N G S T A I R 21 6 . 8 5 S F EX I S T I N G R E C T O R Y - PO R C H S . G A L E N A S T . CO U R T Y A R D 1, 4 2 3 . 2 5 S F EX I S T I N G R E C T O R Y - UP P E R F L O O R 24 . 7 5 S F EX I S T I N G S T A I R 31 . 5 0 S F EX I S T I N G S T A I R S . G A L E N A S T . CO U R T Y A R D 55 9 . 7 5 S F EX E M P T E X I S T I N G RE C T O R Y B A S E M E N T 26 . 2 5 S F EX E M P T E X I S T I N G ST A I R CR A W L S P A C E CR A W L S P A C E S . G A L E N A S T . CO U R T Y A R D FL O O R A R E A FA R T A B U L A T I O N _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ EX E M P T DE C K S A B O V E 3 0 " E X I S T I N G B U I L D I N G FU T U R E C O N S T R U C T I O N DE S C R I P T I O N ZO N I N G EX I S T I N G D E V E L O P M E N T PR O P O S E D D E V E L O P M E N T NE T L O T A R E A GR O S S L O T A R E A 2. 7 5 : 1 A L L O W A B L E C I V I C F L O O R A R E A AL L O W A B L E E X E M P T D E C K ZO N I N G S C H E D U L E NO T E S CC C O M M E R C I A L C O R E CI V I C CI V I C 27 , 0 0 0 S F 27 , 0 0 0 S F 74 , 2 5 0 S F 11 , 1 3 7 . 5 S F ( 1 5 % O F 7 4 , 2 5 0 ) EM P L O Y E E H O U S I N G F A R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R UP P E R L E V E L ( L E S S D E C K S & L O G G I A ) TO T A L U P P E R L E V E L DE D U C T I O N S UP P E R L E V E L A R E A T O W A R D F A R DE C K S A N D L O G G I A TO T A L D E C K S A N D L O G G I A DE D U C T I O N S F O R 1 5 % A L L O W A B L E A R E A DE C K S A N D L O G G I A T O W A R D F A R TO T A L F A R 1, 1 9 7 . 5 S F 1, 1 9 7 . 5 S F 0 S F 1, 1 9 7 . 5 0 S F 0 S F 1, 1 9 7 . 5 0 S F 1, 1 2 2 . 1 3 S F 64 . 9 3 S F 1, 0 5 7 . 2 0 S F 16 2 . 3 2 S F 16 2 . 3 2 S F 0 S F 2, 2 5 4 . 7 0 S F RE C T O R Y F A R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L ( L E S S D E C K S A N D L O G G I A ) TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R UP P E R L E V E L TO T A L U P P E R L E V E L DE D U C T I O N S UP P E R L E V E L A R E A T O W A R D F A R DE C K S A N D L O G G I A TO T A L D E C K S A N D L O G G I A DE D U C T I O N S F O R 1 5 % A L L O W A B L E A R E A DE C K S A N D L O G G I A A R E A T O W A R D F A R TO T A L F A R 58 6 . 0 0 S F 58 6 . 0 0 S F 0 S F 1, 8 5 0 . 4 9 S F 11 3 . 4 9 S F 1, 7 3 7 . 0 0 S F 1, 4 7 9 . 5 0 S F 56 . 2 5 S F 1, 4 2 3 . 2 5 S F 21 6 . 8 5 S F 21 6 . 8 5 S F 0 S F 3, 1 6 0 . 2 5 S F CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 4 5 P M A0.31511EXISTING FLOOR AREA CALCULATIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 8 " = 1 ' - 0 " 1 EM P L O Y E E H O U S I N G - B A S E M E N T L E V E L EX I S T I N G F A R 1 / 8 " = 1 ' - 0 " 2 EM P L O Y E E H O U S I N G - M A I N L E V E L E X I S T I N G FA R 1 / 8 " = 1 ' - 0 " 3 EM P L O Y E E H O U S I N G - U P P E R L E V E L E X I S T I N G FA R 1 / 8 " = 1 ' - 0 " 5 RE C T O R Y - M A I N L E V E L E X I S T I N G F A R 1 / 8 " = 1 ' - 0 " 6 RE C T O R Y - U P P E R L E V E L E X I S T I N G F A R 1 / 8 " = 1 ' - 0 " 4 RE C T O R Y - B A S E M E N T L E V E L E X I S T I N G F A R EM P L O Y E E H O U S I N G F A R LE V E L NA M E FL O O R A R E A Co m m e n t s EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G E L E V A T O R 5 0 . 9 2 S F C I R C U L A T I O N EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G G A R A G E S P A C E 1 , 0 8 1 . 6 5 S F EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G S T A I R 6 4 . 9 3 S F C I R C U L A T I O N EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G E M P L O Y E E H O U S I N G 1 , 0 5 7 . 2 0 S F FA R T O T A L 2, 2 5 4 . 7 0 S F EM P L O Y E E H O U S I N G F A R D E D U C T I O N S LE V E L NA M E FL O O R A R E A Co m m e n t s EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T B A S E M E N T 1 , 0 8 1 . 6 5 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G E L E V A T O R 5 0 . 9 2 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G S T A I R 6 4 . 9 3 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - L V L 0 2 E X E M P T E X I S T I N G S T A I R 6 4 . 9 3 S F E X E M P T C I R C U L A T I O N FA R D E D U C T I O N S T O T A L 1 , 2 6 2 . 4 3 S F EM P L O Y E E H O U S I N G A C T U A L D E C K S / L O G G I A LE V E L NA M E FL O O R A R E A Co m m e n t s EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G E M P L O Y E E H O U S I N G D E C K 1 6 2 . 3 2 S F FA R D E D U C T I O N S T O T A L 1 6 2 . 3 2 S F RE C T O R Y F A R LE V E L NA M E FL O O R A R E A Co m m e n t s EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G R E C T O R Y - M A I N F L O O R 1 , 6 7 7 . 0 0 S F EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G S T A I R 6 0 . 0 0 S F C I R C U L A T I O N EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G R E C T O R Y - U P P E R F L O O R 1 , 4 2 3 . 2 5 S F FA R T O T A L 3, 1 6 0 . 2 5 S F RE C T O R Y F A R D E D U C T I O N S LE V E L NA M E FL O O R A R E A Co m m e n t s EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G R E C T O R Y B A S E M E N T 5 5 9 . 7 5 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G S T A I R 2 6 . 2 5 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - G R O U N D E X E M P T E X I S T I N G E X T E R I O R A R E A 1 1 3 . 4 9 S F S T R E E T - F A C I N G E X T E R I O R A R E A EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G S T A I R 5 6 . 2 5 S F E X E M P T C I R C U L A T I O N FA R D E D U C T I O N S T O T A L 7 5 5 . 7 4 S F RE C T O R Y A C T U A L D E C K S / L O G G I A LE V E L NA M E FL O O R A R E A Co m m e n t s EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G R E C T O R Y - P O R C H 2 1 6 . 8 5 S F FA R D E D U C T I O N S T O T A L 2 1 6 . 8 5 S F P87 IV.A. 2, 4 5 3 . 4 7 S F PR O P O S E D M A I N LE V E L A R E A 93 5 . 7 2 S F EX E M P T P R O P O S E D EX T E R I O R A R E A 219.33 SFEXTERIOR PROPOSED AREA (TRASH ENCLOSURE)TRASH 73 . 7 4 S F PR O P S O E D S T A I R 131.13 SFPROPOSED STAIR22.00 SFPROPOSED ELEVATOR 3, 5 6 1 . 0 9 S F EX E M P T P R O P O S E D BA S E M E N T 79 . 5 4 S F EX E M P T P R O P O S E D ST A I R 121.22 SFEXEMPT PROPOSED STAIR OP E N T O BE L O W OP E N T O BE L O W 93 . 3 2 S F PR O P O S E D SA N C T U A R Y L E V E L AR E A RO O F BE L O W RO O F BE L O W 12 8 . 3 8 S F EX E M P T P R O P O S E D ST A I R OP E N T O PR O C H B E L O W OP E N T O TR A S H B E L O W EL E V A T O R OV E R R U N FL O O R A R E A FA R T A B U L A T I O N _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ EX E M P T DE C K S A B O V E 3 0 " E X I S T I N G B U I L D I N G FU T U R E C O N S T R U C T I O N DE S C R I P T I O N ZO N I N G EX I S T I N G D E V E L O P M E N T PR O P O S E D D E V E L O P M E N T NE T L O T A R E A GR O S S L O T A R E A 2. 7 5 : 1 A L L O W A B L E C I V I C F L O O R A R E A AL L O W A B L E E X E M P T D E C K ZO N I N G S C H E D U L E NO T E S CC C O M M E R C I A L C O R E CIV I C CIV I C 27 , 0 0 0 S F 27 , 0 0 0 S F 74 , 2 5 0 S F 11 , 1 3 7 . 5 S F ( 1 5 % O F 7 4 , 2 5 0 ) PA V I L I O N F A R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R SA N C T U A R Y L E V E L TO T A L U P P E R L E V E L DE D U C T I O N S SA N C T U A R Y L E V E L A R E A T O W A R D F A R EX T E R I O R S P A C E TO T A L D E C K S A N D L O G G I A EX T E R I O R S P A C E T O W A R D F A R TO T A L F A R 3, 7 6 1 . 8 5 S F 3, 7 6 1 . 8 5 S F 0 S F 3, 8 3 5 . 3 9 S F 93 5 . 7 2 S F 2, 8 9 9 . 6 7 S F 22 1 . 7 0 S F 12 8 . 3 8 S F 93 . 3 2 S F 0 S F 0 S F 2, 9 9 2 . 9 9 S F CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 4 9 P M A0.41511PROPOSED FLOOR AREA CALCULATIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 8 " = 1 ' - 0 " 2 MA I N L E V E L - P R O P O S E D F A R 1 / 8 " = 1 ' - 0 " 1 BA S E M E N T L E V E L - P R O P O S E D F A R 1 / 8 " = 1 ' - 0 " 3 SA N C T U A R Y L E V E L - P R O P O S E D F A R PA V I L I O N F A R LE V E L NA M E FL O O R A R E A CO M M E N T S MA I N L E V E L E X T E R I O R P R O P O S E D A R E A ( T R A S H EN C L O S U R E ) 21 9 . 3 3 S F T R A S H E N C L O S U R E MA I N L E V E L P R O P O S E D E L E V A T O R 2 2 . 0 0 S F C I R C U L A T I O N MA I N L E V E L P R O P O S E D M A I N L E V E L A R E A 2 , 4 5 3 . 4 7 S F MA I N L E V E L P R O P O S E D S T A I R 1 3 1 . 1 3 S F C I R C U L A T I O N MA I N L E V E L P R O P S O E D S T A I R 7 3 . 7 4 S F C I R C U L A T I O N SA N C T U A R Y L E V E L P R O P O S E D S A N C T U A R Y L E V E L A R E A 9 3 . 3 2 S F TO T A L F A R 2 , 9 9 2 . 9 8 S F PA V I L I O N F A R D E D U C T I O N S LE V E L NA M E FL O O R A R E A CO M M E N T S BA S E M E N T L E V E L E X E M P T P R O P O S E D B A S E M E N T 3 , 5 6 1 . 0 9 S F B E L O W G R A D E E X E M P T E D A R E A BA S E M E N T L E V E L E X E M P T P R O P O S E D S T A I R 2 0 0 . 7 6 S F B E L O W G R A D E E X E M P T E D A R E A MA I N L E V E L E X E M P T P R O P O S E D E X T E R I O R A R E A 9 3 5 . 7 2 S F S T R E E T - F A C I N G P O R C H SA N C T U A R Y L E V E L E X E M P T P R O P O S E D S T A I R 1 2 8 . 3 8 S F E X E M P T C I R C U L A T I O N TO T A L F A R D E D U C T IO N S 4 , 8 2 5 . 9 5 S F PA V I L I O N A C T U A L D E C K S / L O G G I A LE V E L NA M E FL O O R A R E A CO M M E N T S P88 IV.A. TO T A L S I T E G S F ( W I T H O U T D E D U C T I O N S ) EX I S T I N G C H U R C H G S F EX I S T I N G R E C T O R Y G S F EX I S T I N G E M P L O Y E E H O U S I N G G S F PR O P O S E D P A V I L I O N G S F TO T A L G S F 13 , 3 9 9 . 2 3 S F 4, 1 3 2 . 8 4 S F 3, 6 6 9 . 4 5 S F 7, 8 1 8 . 9 4 S F 29 , 0 2 0 . 4 7 S F SI T E F A R S U M M A R Y EX I S T I N G C H U R C H F A R EX I S T I N G R E C T O R Y F A R EX I S T I N G E M P L O Y E E H O U S I N G F A R PR O P O S E D P A V I L I O N F A R TO T A L F A R TO T A L A L L O W A B L E F L O O R A R E A 10 , 9 5 0 . 1 6 S F 3, 1 6 0 . 2 5 S F 2, 2 5 4 . 7 0 S F 2, 9 9 2 . 9 9 S F 19 , 3 5 8 . 1 1 S F 74 , 2 5 0 . 0 0 S F DE S C R I P T I O N ZO N I N G EX I S T I N G D E V E L O P M E N T PR O P O S E D D E V E L O P M E N T NE T L O T A R E A GR O S S L O T A R E A 2. 7 5 : 1 A L L O W A B L E C I V I C F L O O R A R E A AL L O W A B L E E X E M P T D E C K ZO N I N G S C H E D U L E NO T E S CC C O M M E R C I A L C O R E CIV I C CIV I C 27 , 0 0 0 S F 27 , 0 0 0 S F 74 , 2 5 0 S F 11 , 1 3 7 . 5 S F ( 1 5 % O F 7 4 , 2 5 0 ) FA R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L ( L E S S D E C K S & L O G G I A ) TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R SA N C T U A R Y L E V E L TO T A L S A N C T U A R Y L E V E L DE D U C T I O N S SA N C T U A R Y L E V E L A R E A T O W A R D F A R DE C K S A N D L O G G I A TO T A L D E C K S A N D L O G G I A DE D U C T I O N S F O R 1 5 % A L L O W A B L E A R E A DE C K S A N D L O G G I A A R E A T O W A R D F A R TO T A L F A R 1, 7 2 8 . 4 6 S F 1, 7 2 8 . 4 6 S F 0 S F 5, 8 5 2 . 6 3 S F 19 7 . 5 0 S F 56 5 5 . 1 3 S F 5, 6 5 5 . 1 4 S F 36 0 . 1 0 S F 5, 2 9 5 . 0 4 S F 16 3 . 0 0 S F 16 3 . 0 0 S F 0 S F 10 , 9 5 0 . 1 7 S F EM P L O Y E E H O U S I N G F A R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R UP P E R L E V E L ( L E S S D E C K S & L O G G I A ) TO T A L U P P E R L E V E L DE D U C T I O N S UP P E R L E V E L A R E A T O W A R D F A R DE C K S A N D L O G G I A TO T A L D E C K S A N D L O G G I A DE D U C T I O N S F O R 1 5 % A L L O W A B L E A R E A DE C K S A N D L O G G I A T O W A R D F A R TO T A L F A R 1, 1 9 7 . 5 S F 1, 1 9 7 . 5 S F 0 S F 1, 1 9 7 . 5 0 S F 0 S F 1, 1 9 7 . 5 0 S F 1, 1 2 2 . 1 3 S F 64 . 9 3 S F 1, 0 5 7 . 2 0 S F 16 2 . 3 2 S F 16 2 . 3 2 S F 0 S F 2, 2 5 4 . 7 0 S F RE C T O R Y F A R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L ( L E S S D E C K S A N D L O G G I A ) TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R UP P E R L E V E L TO T A L U P P E R L E V E L DE D U C T I O N S UP P E R L E V E L A R E A T O W A R D F A R DE C K S A N D L O G G I A TO T A L D E C K S A N D L O G G I A DE D U C T I O N S F O R 1 5 % A L L O W A B L E A R E A DE C K S A N D L O G G I A A R E A T O W A R D F A R TO T A L F A R 58 6 . 0 0 S F 58 6 . 0 0 S F 0 S F 1, 8 5 0 . 4 9 S F 11 3 . 4 9 S F 1, 7 3 7 . 0 0 S F 1, 4 7 9 . 5 0 S F 56 . 2 5 S F 1, 4 2 3 . 2 5 S F 21 6 . 8 5 S F 21 6 . 8 5 S F 0 S F 3, 1 6 0 . 2 5 S F PA V I L I O N F A R S U M M A R Y BA S E M E N T L E V E L TO T A L B A S E M E N T L E V E L DE D U C T I O N F O R SU B G R A D E A R E A BA S E M E N T L E V E L A R E A T O W A R D F A R MA I N L E V E L TO T A L M A I N L E V E L DE D U C T I O N S MA I N L E V E L A R E A T O W A R D F A R SA N C T U A R Y L E V E L TO T A L U P P E R L E V E L DE D U C T I O N S SA N C T U A R Y L E V E L A R E A T O W A R D F A R EX T E R I O R S P A C E TO T A L D E C K S A N D L O G G I A EX T E R I O R S P A C E T O W A R D F A R TO T A L F A R 3, 7 6 1 . 8 5 S F 3, 7 6 1 . 8 5 S F 0 S F 3, 8 3 5 . 3 9 S F 93 5 . 7 2 S F 2, 8 9 9 . 6 7 S F 22 1 . 7 0 S F 12 8 . 3 8 S F 93 . 3 2 S F 0 S F 0 S F 2, 9 9 2 . 9 9 S F CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 5 2 P M A0.51511FLOOR AREA SUMMARYST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : CHURCH FAR LE V E L NA M E FLOOR AREA Comments MA I N L E V E L E X I S T I N G C H U R C H - M A I N L E V E L 5 , 2 3 9 . 8 3 S F MA I N L E V E L E X I S T I N G E L E V A T O R 6 4 . 0 0 S F C I R C U L A T I O N MA I N L E V E L E X I S T I N G S T A I R 3 5 1 . 3 0 S F C I R C U L A T I O N SA N C T U A R Y L E V E L E X I S T I N G C R Y R O O M 2 2 5 . 9 1 S F SA N C T U A R Y L E V E L E X I S T I N G S A N C T U A R Y S P A C E 5 , 0 6 9 . 1 3 S F FA R T O T A L 10,950.17 SF CH U R C H F A R D E D U C T I O N S LE V E L NA M E FLOOR AREA Comments BA S E M E N T L E V E L E X E M P T E X I S T I N G B A S E M E N T A R E A 1 , 6 4 0 . 2 6 S F B E L O W G R A D E E X E M P T E D A R E A BA S E M E N T L E V E L E X E M P T E X I S T I N G B A S E M E N T E L E V A T O R 8 8 . 2 0 S F B E L O W G R A D E E X E M P T E D A R E A MA I N L E V E L E X E M P T E X I S T I N G E X T E R I O R A R E A 1 9 7 . 5 0 S F S T R E E T - F A C I N G E X T E R I O R A R E A SA N C T U A R Y L E V E L E X E M P T E X I S T I N G E L E V A T O R 6 4 . 0 0 S F E X E M P T C I R C U L A T I O N SA N C T U A R Y L E V E L E X E M P T E X I S T I N G S T AI R 2 9 6 . 1 0 S F E X E M P T C I R C U L A T I O N FA R D E D U C T I O N S T O T A L 2 , 2 8 6 . 0 6 S F CH U R C H A C T U A L D E C K S / L O G G I A LE V E L NA M E FLOOR AREA Comments MA I N L E V E L E X I S T I N G S I D E P O R T I C O 1 6 3 . 0 0 S F FA R D E D U C T I O N S T O T A L 1 6 3 . 0 0 S F EM P L O Y E E H O U S I N G F A R LE V E L NA M E FLOOR AREA Comments EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G E L E V A T O R 5 0 . 9 2 S F C I R C U L A T I O N EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G G A R A G E S P A C E 1 , 0 8 1 . 6 5 S F EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G S T A I R 6 4 . 9 3 S F C I R C U L A T I O N EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G E M P L O Y E E H O U S I N G 1 , 0 5 7 . 2 0 S F FA R T O T A L 2,254.70 SF EM P L O Y E E H O U S I N G F A R D E D U C T I O N S LE V E L NA M E FLOOR AREA Comments EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T B A S E M E N T 1 , 0 8 1 . 6 5 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G E L E V A T O R 5 0 . 9 2 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G S T A I R 6 4 . 9 3 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - L V L 0 2 E X E M P T E X I S T I N G S T A I R 6 4 . 9 3 S F E X E M P T C I R C U L A T I O N FA R D E D U C T I O N S T O T A L 1 , 2 6 2 . 4 3 S F RE C T O R Y A C T U A L D E C K S / L O G G I A LE V E L NA M E FLOOR AREA Comments EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G R E C T O R Y - P O R C H 2 1 6 . 8 5 S F FA R D E D U C T I O N S T O T A L 2 1 6 . 8 5 S F EM P L O Y E E H O U S I N G A C T U A L D E C K S / L O G G I A LE V E L NA M E FLOOR AREA Comments EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G E M P L O Y E E H O U S I N G D E C K 1 6 2 . 3 2 S F FA R D E D U C T I O N S T O T A L 1 6 2 . 3 2 S F RE C T O R Y F A R LE V E L NA M E FLOOR AREA Comments EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G R E C T O R Y - M A I N F L O O R 1 , 6 7 7 . 0 0 S F EM P L O Y E E H O U S I N G - G R O U N D E X I S T I N G S T A I R 6 0 . 0 0 S F C I R C U L A T I O N EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G R E C T O R Y - U P P E R F L O O R 1 , 4 2 3 . 2 5 S F FA R T O T A L 3,160.25 SF RE C T O R Y F A R D E D U C T I O N S LE V E L NA M E FLOOR AREA Comments EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G R E C T O R Y B A S E M E N T 5 5 9 . 7 5 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - B A S E M E N T E X E M P T E X I S T I N G S T A I R 2 6 . 2 5 S F B E L O W G R A D E E X E M P T E D A R E A EM P L O Y E E H O U S I N G - G R O U N D E X E M P T E X I S T I N G E X T E R I O R A R E A 1 1 3 . 4 9 S F S T R E E T - F A C I N G E X T E R I O R A R E A EM P L O Y E E H O U S I N G - L V L 0 2 E X I S T I N G S T A I R 5 6 . 2 5 S F E X E M P T C I R C U L A T I O N FA R D E D U C T I O N S T O T A L 7 5 5 . 7 4 S F PA V I L I O N F A R LE V E L NA M E FL O O R A R E A CO M M E N T S MA I N L E V E L E X T E R I O R P R O P O S E D A R E A ( T R A S H EN C L O S U R E ) 21 9 . 3 3 S F T R A S H E N C L O S U R E MA I N L E V E L P R O P O S E D E L E V A T O R 2 2 . 0 0 S F C I R C U L A T I O N MA I N L E V E L P R O P O S E D M A I N L E V E L A R E A 2 , 4 5 3 . 4 7 S F MA I N L E V E L P R O P O S E D S T A I R 1 3 1 . 1 3 S F C I R C U L A T I O N MA I N L E V E L P R O P S O E D S T A I R 7 3 . 7 4 S F C I R C U L A T I O N SA N C T U A R Y L E V E L P R O P O S E D S A N C T U A R Y L E V E L A R E A 9 3 . 3 2 S F TO T A L F A R 2 , 9 9 2 . 9 8 S F PA V I L I O N F A R D E D U C T I O N S LE V E L NA M E FL O O R A R E A CO M M E N T S BA S E M E N T L E V E L E X E M P T P R O P O S E D B A S E M E N T 3 , 5 6 1 . 0 9 S F B E L O W G R A D E E X E M P T E D A R E A BA S E M E N T L E V E L E X E M P T P R O P O S E D S T A I R 2 0 0 . 7 6 S F B E L O W G R A D E E X E M P T E D A R E A MA I N L E V E L E X E M P T P R O P O S E D E X T E R I O R A R E A 9 3 5 . 7 2 S F S T R E E T - F A C I N G P O R C H SA N C T U A R Y L E V E L E X E M P T P R O P O S E D S T A I R 1 2 8 . 3 8 S F E X E M P T C I R C U L A T I O N TO T A L F A R D E D U C T IO N S 4 , 8 2 5 . 9 5 S F PA V I L I O N A C T U A L D E C K S / L O G G I A LE V E L NA M E FL O O R A R E A CO M M E N T S 5 OV E R A L L S I T E F A R S U M M A R Y ZO N I N G S C H E U D L E CH U R C H F A R S U M M A R Y ( E X I S T I N G ) EM P L O Y E E H O U S I N G F A R S U M M A R Y ( E X I S T I N G ) RE C T O R Y F A R S U M M A R Y ( E X I S T I N G ) PA V I L I O N F A R S U M M A R Y ( P R O P O S E D ) 123 46P89 IV.A. UP UP UP DN UP DN DN DN DN TR A N S F O M R E R (R E L O C A T E D ) EX I S T I N G EM P L O Y E E HO U S I N G (G A R A G E L E V E L ) 5 2 ' - 7 " EX I S T I N G RE C T O R Y PA V I L I O N M A I N LE V E L ( R E : EN L A R G E D P L A N ) EX I S T I N G C H U R C H BU I L D I N G W I T H R E V I S E D FI R S T F L O O R L A Y O U T TR A S H BIC Y C L E P A R K I N G AR E A BICYCLE PARKING AREA EN L A R G E D SID E W A L K F O R AD A A C C E S S TO F A C I L I T I E S EX I S T I N G C O N C R E T E DR I V E W A Y RE P L A C E D W I T H PE R M E A B L E G R A S S P A V E R S EX I S T I N G C U R B C U T T O R E M A I N A S I T IS T H E O N L Y V E H I C U L A R A C C E S S T O T H E S I T E SI D E W A L K I M P R O V E D A T D R I V E W A Y E N T R A N C E LESS THAN 6" CURBLESS THAN 5% SLOPESIDEWALK TO BE REPAIRED AND/OR REPLACED AS NECESSARY, SIDEWALK TO BE MOVED AWAY FROM TREES, AND EXPANDED TO 6' WIDE,MOVING CLOSER TO THE CHURCH.EXISTING TRANSITION TO ALLEY TO BE REPAIRED AND MADE LEVEL WIL D L I F E - P R O O F D O O R S F O R TR A S H E N C L O S U R E EX I S T I N G C U R B ACCESS POINT AC C E S S P O I N T AC C E S S P O I N T EX I S T I N G L I L A C H E D G E R O W T O B E M A I N T A I N E D RE : G R O U N D L E V E L SIT E P L A N F O R AD D I T I O N A L IN F O R M A T I O N EX I S T I N G C H U R C H D O O R SI D E W A L K T O B E R E P A I R E D AN D / O R R E P L A C E D A S NE C E S S A R Y , E X P A N D S I D E W A L K TO 6 ' A N D M O V E A W A Y F R O M MA I N S T R E E T . SIDEWALK TO BE REPAIRED AND/OR REPLACED AS NECESSARY, EXPAND SIDEWALK TO 6' AND MOVE AWAY FROM MAIN STREET. AL L D R A I N A G E A N D P A V I N G T O BE R E P A I R E D A N D R E P L A C E D AS N E C E S S A R Y CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 5 3 P M A1.11511SITE PLANST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 3 / 3 2 " = 1 ' - 0 " 1 SI T E P L A N P90 IV.A. UP UPUP DN UP DN DN DN DN 1 A4 . 1 EX I S T I N G ST O R A G E (E M P L O Y E E HO U S I N G BA S E M E N T ) EXISTING CHURCH BASEMENT AND CRAWL SPACE A2 . 3 1 PA V I L I O N BA S E M E N T ( R E : EN L A R G E D P L A N ) EX I S T I N G EL E V A T O R EX I S T I N G RE C T O R Y BA S E M E N T A N D CR A W L S P A C E ST O R A G E ST O R A G E BOILER ROOMCRAWLSPACE CRAWL SPACE CR A W L SP A C E EX I S T I N G EL E V A T O R MA C H I N E R O O M EX I S T I N G BA S E M E N T WA L L T O B E DE M O L I S H E D EX I S T I N G S T E P S FR O M C E L L A R DO O R S T O B E DE M O L I S H E D EX I S T I N G S T E P S TO B E DE M O L I S H E D NE W S T E P S T O BE A D D E D A S RE Q U I R E D 1 A4 . 1 A3 . 1 1 TR A N S F O M R E R (R E L O C A T E D ) EX I S T I N G EM P L O Y E E HO U S I N G (G A R A G E L E V E L ) 5 2 ' - 7 " EX I S T I N G RE C T O R Y A2 . 4 1 A2.42 PA V I L I O N M A I N LE V E L ( R E : EN L A R G E D P L A N ) EX I S T I N G C H U R C H BU I L D I N G W I T H R E V I S E D FI R S T F L O O R L A Y O U T TR A S H EX I S T I N G C H U R C H CE L L A R D O O R S T O BE R E M O V E D EX I S T I N G R E C T O R Y ME C H A N I C A L U N I T S TO R E M A I N EX I S T I N G EM P L O Y E E H O U S I N G ME C H A N I C A L U N I T S TO R E M A I N RE : P A V I L L I O N R O O F PL A N F O R P R O P O S E D ME C H A N I C A L E Q U I P M E N T LO C A T I O N NE W S A N I T A R Y A N D S E R V I C E LIN E S T O B E P R O V I D E D A S NE C E S S A R Y . CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 3 : 5 7 P M A2.01511SITE PLANSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 3 / 3 2 " = 1 ' - 0 " 1 BA S E M E N T L E V E L 3 / 3 2 " = 1 ' - 0 " 2 MA I N L E V E L P91 IV.A. DN 1 A4 . 1 A3 . 1 1 OP E N T O BE L O W A2.52 PA V I L I O N @ SA N C T U R A Y LE V E L A2 . 43 EX I S T I N G SA N C T U A R Y EX I S T I N G EM P L O Y E E HO U S I N G EX I S T I N G RE C T O R Y ST A I R 2 C L G BE L O W 1 A4 . 1 A3 . 1 1 A2 . 5 1 A2 . 53 PR O P O S E D S O L A R PA N E L S PA V I L I O N R O O F (R E : E N L A R G E D PL A N ) EX I S T I N G CH U R C H R O O F EX I S T I N G EM P L O Y E E HO U S I N G R O O F EX I S T I N G RE C T O R Y R O O F RE : P A V I L I O N R O O F P L A N FO R A D D I T I O N A L ME C H A N I C A L I N F O R M A T I O N NE W S T A I R T O W E R RO O F ( R E : E N L A R G E D PL A N ) CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 0 6 P M A2.11511SITE PLANSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 3 / 3 2 " = 1 ' - 0 " 1 SA N C T U A R Y L E V E L 3 / 3 2 " = 1 ' - 0 " 2 RO O F P L A N P92 IV.A. UP UPF D C B A A. 9 B. 1 B. 9 C. 1 D. 1 C. 9 1 A4 . 2 EX I S T I N G E M P L O Y E E HO U S I N G B A S E M E N T EXISTING CHURCH BASEMENT AND CRAWL SPACE ME E T I N G R O O M / YO U T H A R E A CH A P E L / P L A Y CH U R C H EXISTING ELEVATOR ME C H ME N ' S R R WO M E N ' S R R BA S E M E N T CO N N E C T I O N ST A I R 2 STAIR 1 2 A4 . 1 A. 1 A. 0 E E. 1 D. 9 E. 9 F.1 1234 EX I S T I N G EL E V A T O R MA C H I N E R O O M EX I S T I N G BA S E M E N T W A L L TO B E DE M O L I S H E D EX I S T I N G S T E P S FR O M C E L L A R DO O R S T O B E DE M O L I S H E D EX I S T I N G S T E P S TO B E DE M O L I S H E D EX I S T I N G C H U R C H BA S E M E N T T O B E RE M O D E L E D A S S H O W N CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 1 0 P M A2.31511BASEMENTST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 4 " = 1 ' - 0 " 1 PA V I L I O N - B A S E M E N T P93 IV.A. UPDN DN DN DN F D C B A A. 9 B. 1 B. 9 C. 1 D. 1 C. 9 1 A4 . 2 A3 . 3 1 A3.3 2 A3 . 3 3 LIN E O F R O O F A B O V E SO C I A L H A L L FO Y E R TR A S H STAIR 1 ST A I R 2 EX I S T I N G E M P L O Y E E HO U S I N G ( G A R A G E L E V E L ) EXISTING CHURCH MAIN LEVEL 2 A4 . 1 DU M P S T E R (T R A S H ) RE C Y C L I N G RE C Y C L I N G RE C Y C L I N G 6'- 0 3 / 4 " 6 ' - 2 " 1 5 ' - 6 1 / 2 " 4 ' - 1 0 1 / 2 " 2 0 ' - 5 " 12 ' - 2 3 / 4 " CO M P O S T SL I D I N G T R A S H GA T E A. 1 A. 0 E E. 1 D. 9 E. 9 F.1 1234 3 9 ' - 0 " 46 ' - 6 " 5'-11"12'-11" 15 ' - 7 " 7 ' - 5 " EXISTING CHURCH BUILDINGLINE OF ROOF ABOVE NEW TIMBER POSTS, TYP.NEW GLASS GUARDRAIL A3.2 1 A3 . 2 2 EX I S T I N G ST E P S EXISTING STEPS PR O P E R T Y L I N E . E X I S T I N G A N D PR O P O S E D P O R C H F A L L I N R I G H T - O F - WA Y . T H E C H U R C H H A S A R E V O C A B L E EN C R O A C H M E N T L I C E N S E A N D T H E PO R C H I S A P P R O V E D B Y C I T Y O F AS P E N E N G I N E E R I N G F A3 . 3 2 2 A4 . 1 E. 9 F. 1 12 CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 1 8 P M A2.41511MAIN LEVELST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 4 " = 1 ' - 0 " 1 PA V I L I O N - M A I N L E V E L 1 / 4 " = 1 ' - 0 " 2 EN T R Y - M A I N L E V E L 1 / 4 " = 1 ' - 0 " 3 PA V I L I O N - S A N C T U A R Y L E V E L P94 IV.A. F D C B A A. 9 B. 1 B. 9 C. 1 D. 1 C. 9 1 A4 . 2 A3 . 3 1 A3.3 2 RE : S T A I R 2 RO O F P L A N FO R R O O F TH I S A R E A A3 . 3 3 2 A4 . 1 EXISTING CHURCH PR O P O S E D S O L A R P A N E L S CURED MEMBRANE ROOF CU R E D ME M B R A N E RO O F CURED MEMBRANE ROOF CU R E D ME M B R A N E RO O F TIM B E R B E A M S SLOPE TO DRAINSLOPE TO DRAIN SL O P E T O DR A I N SL O P E D , CU R V E D RO O F SL O P E D RO O F A. 1 A. 0 E E. 1 D. 9 E. 9 F.1 1234 ME C H A N I C A L EQ U I P M E N T A S RE Q U I R E D EXISTING CHURCH BUILDING 8 " / 1 2 " 8" / 1 2 " 8" / 12"A3.2 1 A3 . 2 2 NEW METAL ENTRY ROOF A3 . 3 3 2 A4 . 1 CU R E D ME M B R A N E RO O F EX I S T I N G EM P L O Y E E HO U S I N G CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 2 3 P M A2.51511ROOF PLANST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 4 " = 1 ' - 0 " 1 PA V I L I O N - R O O F 1 / 4 " = 1 ' - 0 " 2 EN T R Y - R O O F 1 / 4 " = 1 ' - 0 " 3 ST A I R 2 - R O O F P95 IV.A. A3 . 22 A3 . 3 1 EX I S T I N G C H U R C H BU I L D I N G PR O P O S E D PA V I L I O N EX I S T I N G E M P L O Y E E HO U S I N G EX I S T I N G RE C T O R Y EX I S T I N G E L E V A T O R AD D I T I O N EXISTING CHURCH BUILDING PR O P O S E D PA V I L I O N EX I S T I N G E M P L O Y E E HO U S I N G EX I S T I N G RE C T O R Y PR O P O S E D G L A S S EN C L O S E D S T A I R EX I S T I N G EL E V A T O R AD D I T I O N B E Y O N D PR O P O S E D T R A S H EN C L O S U R E CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 3 2 P M A3.11511BUILDING ELEVATIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO 1 / 8 " = 1 ' - 0 " 1 SI T E E L E V A T I O N - M A I N S T R E E T ISSUE: D A T E : 1 / 8 " = 1 ' - 0 " 2 SI T E E L E V A T I O N - A L L E Y P96 IV.A. MAIN LEVEL 100'-0"SANCTUARY LEVEL 112'-10 1/2"NEW ROOF WITH REDUCED SLOPE NEW TIMBER FRAMING AND COLUMNS -THINNER AND LIGHTER THAN EXISTING ADDITION NEW GLASS PANEL GUARDRAILNEW HANDRAILS TO MATCH GUARDRAIL EXISTING STEPS TO REMAIN P R O P E R T Y L I N E PROPERTY LINE. EXISTING AND PROPOSED FRONT PORCH FALL IN RIGHT-OF-WAY. CHURCH HAS A REOVOCABLE ENCROACHMENT LICENSE AND THE PORCH IS APPROVED BU CITY OF ASPEN ENGINEERING DEPARTMENT T.O. PROPOSED ROOF 121'-0 9/16" EX I S T I N G ST A I N E D G L A S S WI N D O W , N O W VIS I B L E F R O M ST R E E T NE W R O O F W I T H RE D U C E D SL O P E T O AL L O W VI S I B I L I T Y O F ST A I N E D G L A S S WIN D O W B E L O W AN D C I R C U L A R WIN D O W A B O V E NE W G L A S S RA I L I N G T O RE D U C E V I S U A L IM P A C T NE W T I M B E R FR A M I N G A N D CO L U M N S RE D U C E S V I S U A L IM P A C T O F EN T R Y A N D RE L A T E S T O PR O P O S E D PA V I L I O N CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 3 4 P M A3.21511BUILDING ELEVATIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO 1 / 4 " = 1 ' - 0 " 1 EN T R A N C E - S I D E ISSUE: D A T E : 1 / 4 " = 1 ' - 0 " 2 EN T R A N C E - F R O N T P97 IV.A. MAIN LEVEL 100'-0"SANCTUARY LEVEL 112'-10 1/2" EX I S T I N G C H U R C H BU I L D I N G EXISTING EMPLOYEE HOUSING PR O P O S E D S T E E L A N D G L A S S ST A I R T O W E R , S T A I R R E Q U I R E D FO R E G R E S S ST E E L A N D G L A S S W I N D O W WA L L TI M B E R C O L U M N S A N D B E A M S WO O D F A S C I A CL E R E S T O R Y A N D S O L A R P A N E L S BE Y O N D T.O. PROPOSED ROOF 121'-0 9/16"MAIN LEVEL 100'-0"SANCTUARY LEVEL 112'-10 1/2" 2 A4 . 1 EX I S T I N G C H U R C H BU I L D I N G OPEN PORTICO TO CHURCH BEYONDWOOD TIMBERSOPEN PORTICO TO CHURCH BEYONDWOOD BEAMCLERESTORYBEYONDSOLAR PANELS BEYOND PR O P O S E D S T A I R 1 B E Y O N D PR O P O S E D LO B B Y B E Y O N D T.O. PROPOSED ROOF 121'-0 9/16" MA I N L E V E L 10 0 ' - 0 " SA N C T U A R Y L E V E L 11 2 ' - 1 0 1 / 2 " 1 A4 . 1 2 A4 . 1 EX I S T I N G E M P L O Y E E HO U S I N G , P R O P O S E D ST A I R 2 B E Y O N D OP E N P O R T I C O TO C H U R C H BE Y O N D OP E N P O R T I C O TO C H U R C H BE Y O N D WO O D T I M B E R S WO O D B E A M CL E R E S T O R Y BE Y O N D SO L A R P A N E L S BE Y O N D ST A I R T O W E R BE Y O N D T. O . P R O P O S E D R O O F 12 1 ' - 0 9 / 1 6 " CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 4 1 P M A3.31511BUILDING ELEVATIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 4 " = 1 ' - 0 " 1 PA V I L I O N - F R O N T 1 / 4 " = 1 ' - 0 " 2 PA V I L I O N - C H U R C H S I D E 1 / 4 " = 1 ' - 0 " 3 PA V I L I O N - A P A R T M E N T S I D E P98 IV.A. MA I N L E V E L 10 0 ' - 0 " BA S E M E N T L E V E L 87 ' - 7 " EM P L O Y E E H O U S I N G - L V L 0 2 107'-6 3/16" EM P L O Y E E H O U S I N G - G R O U N D 97'-3 1/4" 1 0 ' - 3 " 1 2 ' - 5 " EM P L O Y E E H O U S I N G - B A S E M E N T 87'-8 1/4"9'-7" EX I S T I N G SA N C T U A R Y EX I S T I N G CH U R C H - GR O U N D L E V E L EX I S T I N G CH U R C H - CR A W L S P A C E EX I S T I N G CH U R C H CR A W L S P A C E EX I S T I N G C H U R C H BA S E M E N T EX I S T I N G C H U R C H EL E V A T O R A D D I T I O N EX I S T I N G C H U R C H EL E V A T O R A D D I T I O N PR O P O S E D P A V I L I O N BA S E M E N T PR O P O S E D P A V I L I O N MA I N L E V E L EX I S T I N G E M P L O Y E E HO U S I N G B A S E M E N T EX I S T I N G E M P L O Y E E HO U S I N G G A R A G E EX I S T I N G E M P L O Y E E HO U S I N G T. O . P R O P O S E D R O O F 12 1 ' - 0 9 / 1 6 " MAIN LEVEL 100'-0"SANCTUARY LEVEL 112'-10 1/2"BASEMENT LEVEL 87'-7" 1 A4 . 2 SO C I A L H A L L LO O K I N G T O L A W N EG R E S S S T A I R # 2 EG R E S S S T A I R # 1 ME C H A N I C A L S P A C E SO L A R P A N E L S T.O. PROPOSED ROOF 121'-0 9/16"CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 4 9 P M A4.11511BUILDING SECTIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 3 / 3 2 " = 1 ' - 0 " 1 SE C T I O N T H R O U G H S I T E 1 / 4 " = 1 ' - 0 " 2 SE C T I O N T H R O U G H P A V I L I O N P99 IV.A. MA I N L E V E L 10 0 ' - 0 " SA N C T U A R Y L E V E L 11 2 ' - 1 0 1 / 2 " BA S E M E N T L E V E L 87 ' - 7 " 16'-9" 2 ' - 1 " 1 ' - 2 " NE W F R O N T E N T R Y WI T H E X I S T I N G S T E P S , RE : E N T R Y EL E V A T I O N S HI S T O R I C D O O R W A Y RE - A C T I V A T E D , ST O N E S T E P S A D D E D EX I S T I N G E L E V A T O R AD D I T I O N EX I S T I N G C H U R C H CL A S S R O O M S P A C E SO C I A L H A L L STAIR TOWER BEYOND 25'-2" T.O. PROPOSED STAIR TOWER T. O . P R O P O S E D R O O F 12 1 ' - 0 9 / 1 6 " 21'-1" T.O. PROPOSED ROOF 23'-2" T.O. PROPOSED CLERESTORY 36'-2" MIDPOINT OF EXISTING CHURCH ROOFCHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 5 2 P M A4.21511BUILDING SECTIONSST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 4 " = 1 ' - 0 " 1 SE C T I O N T H R O U G H P A V I L I O N P100 IV.A. CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 4 : 5 7 P M A5.11511VIEW PLANESST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 VI E W P L A N E 1 - B E F O R E 2 VI E W P L A N E 1 - A F T E R 3 VI E W P L A N E 2 - B E F O R E 4 VI E W P L A N E 2 - A F T E R P101 IV.A. EX I S T I N G C H U R C H BU I L D I N G PR O P O S E D PA V I L I O N EX I S T I N G E M P L O Y E E HO U S I N G EXISTING RE C T O R Y VI E W P L A N E # 1 VI E W P L A N E #2 VIE W P L A N E # 2 F A L L S BE H I N D T H E C H U R C H AD D I T I O N EV E H E I G H T O F PR O P O S E D P A V I L I O N I S AP P R O X . 3 " S H O R T E R TH A N E X I S T I N G EM P L O Y E E H O U S I N G 3 " CO U R T H O U S E VIE W P L A N E , RE F E R E N C E P T . # 2 MA I N S T R E E T AL L E Y MO U N T A I N V I E W PL A N E P R O P E R T Y L I N E P R O P E R T Y L I N E CONDO MASSING (CONDOS OCCUR IN VIEWPLANE) VIE W P L A N E ES T A B L I S H E D B Y IN T E R S E C T I O N W I T H CO N D O S 6 ' - 7 " 6 ' - 1 0 " EL . = 7 9 1 3 . 0 2 EL . = 7 9 1 7 . 4 0 CO U R T H O U S E VI E W P L A N E , RE F E R E N C E P T . # 1 AL L E Y VIE W P L A N E ES T A B L I S H E D B Y SI T E I N T E R S E C T I O N WIT H C I T Y H A L L MO U N T A I N V I E W PL A N E CITY HALL (FOR COMPARISON) P R O P E R T Y L I N E P R O P E R T Y L I N E 7 ' - 3 " 6 ' - 1 1 " MA I N S T R E E T EL . = 7 9 1 7 . 4 0 EL . = 7 9 1 2 . 3 2 CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 8 / 5 / 2 0 1 5 1 : 5 5 : 0 3 P M A5.21511VIEW PLANESST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 1 / 8 " = 1 ' - 0 " 1 SI T E E L E V A T I O N - M A I N S T R E E T 1 / 1 6 " = 1 ' - 0 " 3 CO U R T H O U S E V I E W P L A N E # 2 1 / 1 6 " = 1 ' - 0 " 2 CO U R T H O U S E V I E W P L A N E # 1 P102 IV.A. MEMORANDUM Date: 29 June 2015 Project: St. Mary’s Catholic Church Re: Updated TIA information To: Amy Simon Dear Amy, Attached please find our updated TIA package including a letter from the Parish Coordinator describing the intended uses of the new social hall. I have listed below the main points for the church expansion as it relates to traffic and employee generation.  The Parish of St. Mary’s does not intend to expand its functions beyond its current scope but rather to provide more space and functionality for the services it currently provides.  The church currently uses all its spaces to capacity. o The school, the social programs, spiritually-focused conferences, holiday feasts, mass and confession, the homeless shelter, Hebrew classes, AA and Alanon classes, and other functions held inside St. Mary’s all have to share the same spaces, and many compete for time and space allocation within the existing historic structure  The church currently holds about 5 conferences a year on its campus with extremely limited space and would like to hold more within the new pavilion o The conferences would only be held during off-season to make lodging more affordable for out-of town guests o St. Mary’s anticipates about 50 people per conference o Each conference would last 2-3 days o The church would like to hold 6-8 conference per year o Attendees would most often be bussed up from Denver or be locals; the visitors would stay in local hotels and lodges  Currently the church holds mass each day of the week and twice on Sundays. Typically 200-300 people attend mass on Sunday, with a maximum capacity of 350 per service  There is no parking provided for visitors on-site now, nor is any proposed  The parking needs for the conferences of 50 people are less than the parking needs of a Mass for 300 people.  St. Mary’s is centrally located in Aspen, within walking distance to local lodging options and bus routes.  Parking on-site currently consists of three garage spaces for the 3 residents on the property (the pastor, the maintenance officer, and the Parish Coordinator) and 3 spaces for visitors to the rectory. It is proposed that the exterior parking remain but be revised from impervious concrete paving to pervious grass pavers.  P103 IV.A. MEMORANDUM  The current staff of St. Mary’s, 3 full-time and 2 part-time, will remain the same. The parish relies on volunteer work for set up of large events and otherwise maintains its daily staffing and cleaning needs with a full-time maintenance person, who also serves as organist; the coordinator and religious education teacher; the pastor, Fr. Hilton; a part-time office secretary, and a part-time accounting manager. o The planning of the Pavilion and renovation of the church was all done on a volunteer basis from the parish Building Committee, and continues to be run on a volunteer basis P104 IV.A. P 1 0 5 I V . A . P 1 0 6 I V . A . P 1 0 7 I V . A . = input = calculation DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT  INFORMATION: NAME, COMPANY,  ADDRESS, PHONE, EMAIL Minor Entering Exiting Total Entering Exiting Total Commercial (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 Free‐Market Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Affordable Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Essential Public Facility (sf)7990.2 sf 4.26 2.61 6.87 5.31 7.96 13.26 4.26 2.61 6.87 5.31 7.96 13.26 Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting Commercial 2.27 0.69 0.31 4.14 0.4 0.6 Free‐Market Housing 0.67 0.29 0.71 0.82 0.56 0.44 Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45 Lodging 0.25 0.57 0.43 0.31 0.52 0.48 Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6 Father John Hilton/ Charles Cunniffe Architects  The Archdiocese of Denver 533 E. Main St., Aspen, CO 81611 (970) 925‐7339 frhilton@stmaryaspen.org Trip Generation 5/4/2015 AM Peak Average PM Peak Average Trips Generated AM Peak‐Hour PM Peak‐Hour TOTAL NEW TRIPS ASSUMPTIONS ASPEN TRIP GENERATION Is this a major or minor project? 104 S. Galena St./533 E. Main St., Aspen, CO St. Mary's Catholic Church Addition and Remodel Net New  Units/Square Feet of  the Proposed ProjectProposed Land Use *For mixed‐use (at least two of the established land uses) sites, a 4% reduction for AM Peak‐Hour and a 14% reduction for PM Peak‐Hour is applied  to the trip generation.  Instructions:  IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File"  and then click "Excel Options." In the "Trust Center" category, click "Trust Center Settings", and then click  the "Macro Settings" category. Beneath "Macro Settings" select "Enable all Macros."  Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The  numbers should reflect the net change in land use between existing and proposed conditions.  Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections. Points  are only awarded for proposed and confirmed aspects of the project.  Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project. Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative  which explains the measures selected for the project. Click on "Generate Narrative" and individually explain each  measure that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure  Minor Development - Inside the Roundabout Major Development - Outside the Roundabout Helpful Hints:  1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool. 2. Refer to TIA Frequently Asked Questions for a quick overview.  2. Hover over red corner tags for additional information on individual measures.  3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will  not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the  Transportation Impact Analysis  TIA Frequently Asked Questions P108 IV.A. = input = calculation 25 Category Sub. Site Plan Question Answer Points Does the project propose a detached sidewalk where an attached sidewalk currently exists? Does the proposed sidewalk and buffer meet standard minimum widths as well? No 0 Is the proposed effective sidewalk width greater than the standard minimum width?Yes 5 Is proposed landscape buffer greater than the standard minimum width?No 0 5 Does the project propose a detached sidewalk on an adjacent block? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 Is the proposed effective sidewalk width on an adjacent block greater than the standard minimum width?NA 0 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width?NA 0 0 Are slopes between back of curb and sidewalk equal to or less than 5%?Yes 0 Are curbs equal to (or less than) 6 inches? Yes 0 Is new landscaping proposed that improves the pedestrian experience?No 0 Does the project propose an improved crosswalk? No 0 0 Are existing driveways removed from the street? No 0 Is pedestrian and/or vehicle visibility unchanged by new structure or column?Yes 0 Is the grade (where pedestrians cross) on cross-slope of driveway 2% or less?Yes 0 Does the project propose enhanced pedestrian access points? Yes 5 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas?Yes 5 10 Is the project's pedestrian directness factor less than 1.5? Yes 0 Is the project's pedestrian directness factor between 1 and 1.2? Yes 5 Is the project proposing an off site improvement that results in a pedestrian directness factor below 1.2?* No 0 Are traffic calming features proposed that are part of an approved plan (speed humps, rapid flash)?*No 0 5 Are additional minor improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 Are additional major improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 20 Pe d e s t r i a n s Subtotal Ad d i t i o n a l Pr o p o s e d Im p r o v e m e n t s TOTAL NUMBER OF TRIPS MITIGATED: Pe d e s t r i a n R o u t e s Tr a f f i c C a l m i n g a n d Pe d e s t r i a n N e t w o r k Dr i v e w a y s , P a r k i n g , a n d Ac c e s s C o n s i d e r a t i o n s MMLOS Input Page Subtotal Subtotal Si d e w a l k C o n d i t i o n on A d j a c e n t B l o c k s Si d e w a l k C o n d i t i o n on P r o j e c t F r o n t a g e Subtotal Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections. Subtotal Subtotal Pedestrian Total* 1 2 3 4 5 6 7 8 9 P109 IV.A. Category Sub. Question Answer Points Is a new bicycle path being implemented with City approved design?No 0 Do new bike paths allow access without crossing a street or driveway?NA 0 Is there proposed landscaping, striping, or signage improvements to an existing bicycle path?NA 0 Does the project propose additional minor bicycle improvements which have been agreed upon with City of Aspen staff?No 0 Does the project propose additional major bicycle improvements which have been agreed upon with City of Aspen staff?No 0 0 Bi c y c l e Pa r k i n g Is the project providing bicycle parking? Yes 5 5 5 Category Sub. Question Answer Points Is seating/bench proposed? No 0 Is a trash receptacle proposed? No 0 Is transit system information (signage) proposed? No 0 Is shelter/shade proposed? No 0 Is enhanced pedestrian-scale lighting proposed? No 0 Is real-time transit information proposed? No 0 Is bicycle parking/storage proposed specifically for bus stop use? No 0 Are ADA improvements proposed? No 0 0 Is a bus pull-out proposed at an existing stop? NA 0 Is relocation of a bus stop to improve transit accessibility or roadway operations proposed?No 0 Is a new bus stop proposed (with minimum of two basic amenities)?No 0 0 0 Tr a n s i t Ba s i c A m e n i t i e s Subtotal Subtotal En h a n c e d Am e n i t i e s Subtotal Subtotal Bicycles Total* Transit Total* Bi c y c l e s Mo d i f i c a t i o n s t o Ex i s t i n g B i c y c l e Pa t h s 1 2 3 4 5 6 P110 IV.A. Category Sub. Question Answer Strategy VMT  Reductions Will an onsite ammenities strategy be implemented? No Which onsite ammenities will be implemented? Will a shared shuttle service strategy be implemented? No What is the degree of implementation? What is the company size? What percentage of customers are eligible? Nonmotorized Zones Will a nonmotorized zones strategy be implemented? No 0.00% 0.00% Category Sub. Question Answer Strategy VMT  Reductions Will a network expansion stragtegy be implemented? No What is the percentage increase of transit network coverage? What is the existing transit mode share as a % of total daily trips? Will a service frequency/speed strategy be implemented? No What is the percentage reduction in headways (increase in frequency)?  What is the existing transit mode share as a % of total daily trips? What is the level of implementation? Will a transit access improvement strategy be implemented? No What is the extent of access improvements?  Intercept Lot Will an intercept lot strategy be implemented? No 0.00% 0.00% Category Sub. Question Answer Strategy VMT  Reductions Will there be participation in TOP? NA What percentage of employees are eligible? 100% Is a transit fare subsidy strategy implemented? No What percentage of employees are eligible? What is the amount of transit subsidy per passenger (daily equivalent)? Is an employee parking cash‐out strategy being implemented? No What percentage of employees are eligible? Is a workplace parking pricing strategy implemented? No What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented? NA What percentage of employees are participating? What is the workweek schedule? Is an employer sponsered shuttle program implemented? No What is the employer size? What percentage of employees are eligible? Is a carpool matching strategy implemented? No What percentage of employees are eligble? Is carshare participation being implemented? NA How many employee memberships have been purchased? <100 What percentage of employees are eligble? 100% Is a bikeshare program participation being implemented? Yes How many memberships have been purchased? <100 What percentage of employees/guests are eligble? 100% Is an end of trip facilities strategy being implemented? No What is the degree of implementation?  What is the employer size?  Is a self‐funded emergency ride home strategy being implemented? Yes What percentage of employees are eligible? 100% Is a carpool/vanpool priority parking strategy being implemented? No What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented? No What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented? No What percentage of employees/guests are eligible? 0.38% 0.00% 0.38% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. Participation in TOP Transit Fare Subsidy Employee Parking Cash‐Out Workplace Parking Pricing Compressed Work Weeks Employer Sponsored Vanpool Carpool Matching Carshare Program Self‐funded Emergency Ride Home Carpool/Vanpool Priority Parking Private Employer Shuttle Trip Reduction Marketing/Incentive  Program End of Trip Facilities Cross Category Maximum Reduction, Neighborhood and Transit  Global Maximum VMT Reductions TDM Input Page 1.50% 0.00% 0.25% Co m m u t e  Tr i p  Re d u c t i o n  Pr o g r a m s  St r a t e g i e s Onsite Servicing Shared Shuttle Service Ne i g h b o r h o o d / S i t e   En h a n c e m e n t s  St r a t e g i e s 0.00% 0.00% Network Expansion Service Frequency/Speed Transit Access Improvement Maximum Reduction Allowed in Category 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% Bikeshare Program 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% Maximum Reduction Allowed in Category Maximum Reduction Allowed in CategoryTr a n s i t  Sy s t e m  Im p r o v e m e n t s   St r a t e g i e s Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or  MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit  for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of  project location and future use. P111 IV.A. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT  INFORMATION: NAME, COMPANY,  ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 13.3 25 0.05 25.05 0.00 Father John Hilton/ Charles Cunniffe Architects  The Archdiocese of Denver 533 E. Main St., Aspen, CO 81611 (970) 925‐7339 frhilton@stmaryaspen.org Summary and Narrative:  Narrative: 5/4/2015 St. Mary's Catholic Church Addition and Remodel 104 S. Galena St./533 E. Main St., Aspen, CO Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE  MITIGATED Click on the "Generate Narrative" Button to the right. Respond to each of the following prompts in the space provided. Each response should cover the following:   1. Explain the selected measure.  2. Call out where the measure is located. 3. Demonstrate how the selected measure is appropriate to enhance the project site and reduce traffic impacts. 4. Explain the Enforcement and Financing Plan for the selected measure.    5. Explain the scheduling and implementation responsibility of the mitigation measure.  6. Attach any additional information and a site map to the narrative report.  Project Description In the space below provide a description of the proposed project. The historic St. Mary's Catholic Church would like to add a pavilion building along the rear of their property, adjacent to the alley, maintaining and expanding the lawn area for  events, and creating a campus‐like feel on the site. The proposal would generate no new employees, as the new space would serve to allow the current fucntions in the church  their own specific and dedicated space. The pavilion will allow for adequate classrooms and a social hall, both of which are already present in the existing building, but seriously  under‐sized.  All 3 full‐time employees live on‐site, either in the Rectory or in the employee housing building. It should be noted that there is no typical work‐week schedule for  the church. The parishioners and other members of public come to the property on special occasions and every day for mass for brief and specific periods of time. Please see  attache typical monthly claendar for a list of dailiy activites at St. Mary's. MMLOS Include any additional information that pertains to the MMLOS plan in the space provided below.  St. Mary's has 3 full‐time employees and 2 part‐time employees. Provide details in the space provided for the proposed car share participation. Carshare programs have been linked to increased use of alternative transportation modes and  reduced SOV trips. The successful project will provide access to Aspen’s CAR TO GO car share program. Trip reduction potential will depend on the level to which the  development participates.  Car share memberships can be provided to all employees or residents of new developments.  Car share memberships are not proposed for this project as the full‐time employees live on the property. St. Mary's will provide bicycles for all of its employees and bicycle parking on the grounds for visitors. The Engineering department has mentioned that the bus stop currently  located on Main and Galena may move to in front of the church, in which case St. Mary's would provide basic and enhanced amenities for the stop.  Engineering has also requested that the existing curb cut off main street be removed. The plans now call for the curb cut to remain as it is the only vehicular access to the site. The  driveway serves the existing 3‐car garage in the employee housing building, as well access for hearses and emergency vehicles. The applicant would be willing to consider  reversing the access to the garage to the alley. TDM Explain the proposed intercept lot strategy below. The provision of a convenient location at which to park a vehicle and transfer onto an alternative mode can reduce SOV  trips. The successful project will provide for a safe, convenient intercept lot at an appropriate location. Alternatively, a project can propose methods by which existing  intercept lot use can be expanded. Examples include shuttles to/from existing lots, improvements to existing lots, etc.  Bus service within town and from up the valley is already available.  Explain below how the project plans to participate in the Transportation Options Program (TOP). The successful project will work with City of Aspen staff to determine  whether TOP membership is appropriate and, if so, to join the program.  Notes: This program is not typically appropriate for employers of less than 20 employees.  Grant  funding from the TOP program may not be used to offset mitigation measures until the reporting period has been successfully completed P112 IV.A. No additional information. MMLOS Site Plan Requirements Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal. Slopes Between Back of Curb and Sidewalk Provide details for the proposed bike share program participation. Bike sharing provides access to a fleet of bicycles for short trips, thus reducing SOV travel. The successful  project will provide memberships to the existing WE‐cycle program. Include details on how many WE‐cycle memberships will be purchased and whether these will be made  available to guests, employees, or both.  The church proposes to provide bicycles and space for parking on the church property. The church pastor would be willing to provide memberships to the WE‐cycle program for  all employees. Explain the proposed self‐funded emergency ride home strategy below. Emergency Ride Home programs reduce barriers associated with alternative commute modes, thus  reducing SOV trips. The successful project will develop and fund a program to provide commuters who carpool, vanpool, bike, walk or take transit to work with a reliable and  free ride home ‐ usually in a taxi or rental car when unexpected emergencies arise.  The use of the TOP program's Emergency Ride Home service is not applicable for mitigation  purposes.  This program is being considered, but not committed to at this time, again since the employees live on the property where they work. Include any additional information that pertains to the TDM plan in the space provided below.  Pedestrian Directness Factor of 1.02 or less Bicycle parking provided in 2 locations Enforcement and Financing Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. The MMLOS measures (sidewalk repair and replacement, enhanced ADA access, enhanced pedestrian access and updated driveway profiles,  two new bicycle parking areas  parking areas) will be paid for by the applicant, the Archdiocese of Denver.  As all three full‐time employees live on the property, the bicycle parking will be for the parishioners  and visitors to the church facilities.  Repair of the existing sidewalk will occur as part of the construction process. Enhanced pedestiran access points with new improved and updated sidewalks  Proposed effective sidewalk width greater than  standard The church will provide a monitoring and reporting plan at the appropriate time once the proposed addition to the church has been approved; the report will include usage  analysis of the new bike racks, as well as a survey to the parishioners on modes of transportation to and from the church facilities. Scheduling and Implementation Responsibility of Mitigation Measures Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. The church will cooperate with the City Engineering Department to implement the proposed transportation mitigation measures. As mentioned above, the applicant will repair,  enhance, expand, and replace the sidewalk as part of the construction process. The proposed changes to better the pedestrian experience will be part of the plan set submitted to  the City of Aspen Building Department for Engineering review. The applicant understands that a Certificate of Occupancy is contingent upon satisfactory installation of the MMLOS  improvements, as reviewed and approved by the Engineering Department.  Monitoring and Reporting Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan requirements. Components of a Monitoring  and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and effectiveness of implemented measures, (3) Identification of additional  strategies, and (4) Surveys and other supporting data. Existing sidewalks imroved and maintained to eliminate level changes and uncomforatable slope discrepancies Pedestrian and vehicular visibility unchanged by new structure 5% slope between curb and sidewalk 2% Slope at Pedestrian Driveway Crossings ‐ improved over existing New curbs less than 6" tall at sidewalk improvements P113 IV.A. UP UP UP DN UP DN DN DN DN TR A N S F O M R E R (R E L O C A T E D ) EX I S T I N G EM P L O Y E E HO U S I N G (G A R A G E L E V E L ) 5 2 ' - 7 " EX I S T I N G RE C T O R Y PA V I L I O N M A I N LE V E L ( R E : EN L A R G E D P L A N ) EX I S T I N G C H U R C H BU I L D I N G W I T H R E V I S E D FI R S T F L O O R L A Y O U T TR A S H BIC Y C L E P A R K I N G AR E A BICYCLE PARKING AREA RE P A I R E D A N D L E V E L E D S I D E W A L K EN L A R G E D SID E W A L K F O R AD A A C C E S S TO F A C I L I T I E S RE P A I R E D A N D L E V E L E D S I D E W A L K EX I S T I N G CO N C R E T E DR I V E W A Y RE P L A C E D W I T H PE R M E A B L E GR A S S P A V E R S EX I S T I N G C U R B C U T T O R E M A I N A S I T IS T H E O N L Y V E H I C U L A R A C C E S S T O T H E S I T E SI D E W A L K R E M A I N S L E V E L LESS THAN 6" CURBLESS THAN 5% SLOPESIDEWALK TO BE REPAIRED AND/OR REPLACED AS NECESSARY EXISTING TRANSITION TO ALLEY TO BE REPAIRED AND MADE LEVEL WIL D L I F E - P R O O F D O O R S F O R TR A S H E N C L O S U R E EX I S T I N G C U R B ACCESS POINT AC C E S S P O I N T AC C E S S P O I N T EX I S T I N G L I L A C H E D G E R O W T O B E M A I N T A I N E D CHARLES CUNNIFFE ARCHITECTS COPYRIGHT CHARLES CUNNIFFE ARCHITECTS C610 EAST HYMAN AVE. ASPEN, CO 81611 TEL: 970.925.5590 FAX: 970.920.4557www.cunniffe.com SHEET NO.DRAWING:JOB NO. 5 / 4 / 2 0 1 5 1 : 3 0 : 0 1 P M A1.11511SITE PLANST. MARY'S CATHOLIC CHURCH 533 E. MAIN ST. ASPEN, CO ISSUE: D A T E : 3 / 3 2 " = 1 ' - 0 " 1 SI T E P L A N P114 IV.A. P 1 1 5 I V . A . MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner RE: 827 Dean Street – Conceptual Major Development Review, Setback Variances, FAR Bonus, Partial Demolition PUBLIC HEARING DATE: August 26, 2015 SUMMARY: The subject property is a designated chalet built in 1954 and located in the east end of town on Dean Street. The property contains a designated single family home and a small 1980s cottage (accessory building) at the rear of the property. The proposal is to demolish the cottage and replace it with a new cottage. There are no proposed changes to the primary residence with the exception of some minor repairs. A portion of the FAR Bonus and setback variations are requested. There have been many alterations and additions to the chalet over the years including enclosing a side porch and adding a second floor on the rear of the residence. 4 TDRs have been severed from the property which restricts the allowable floor area to 2,240 sf. Image 1: Map of subject property (indicated with star). P116 IV.B. CONCEPTUAL MAJOR DEVELOPMENT AND DEMOLITION APPLICANT: 827 Dean Street LLC c/o Remy Trafelet represented by Mitch Haas of Haas Land Planning and Rally Dupps of Rally Dupps Architects. PARCEL ID: 2737-182-58-004 ADDRESS: 827 Dean Street, Lots P & Q, Block 113, City and Townsite of Aspen, CO. ZONING: RMF (Residential Multi-Family) Staff Response: Overall, Staff is supportive of the proposal to reconstruct a small accessory building at the rear of the property that is detached from the historic landmark. Site plan: Staff is supportive of the site plan which detaches new construction from the historic landmark and is consistent with the current configuration of buildings on the site. The new building is entirely recessed behind the landmark and meets guideline 10.8 below. A small pool is proposed at the rear of the property behind the landmark. Setback variances are requested for the new building, which is discussed below. The applicant proposes a pool in the back yard. A landscape plan and details for the pool and hardscape are required for Final Design review. Mass/Scale/Height: The proposed small accessory building is about 538 sf of floor area. The one story building is proposed to be 13’ 1” tall to the apex. There is a basement level that includes 4 lightwells. The overall form of the building is similar to the landmark. Staff is supportive of the small scale of the new building and strongly suggests that the applicant propose different materials, window styles, or details during Final Review to differentiate new from old construction. The current proposal is almost identical in detailing to the landmark which can be confusing and does not meet guideline 10.4. On a conceptual level, staff finds that guideline 10.6 is met and recommends approval with the condition that materials, details and/or windows be redesigned to meet guideline 10.4 for Final Review. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. P117 IV.B. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. Demolition: 26.415.100.4. The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a) The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b) The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c) The structure cannot practically be moved to another appropriate location in Aspen or d) No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a) The structure does not contribute to the significance of the parcel or Historic District in which it is located and b) The loss of the building, structure or object would not adversely affect the integrity of the Historic District or its historic, architectural or aesthetic relationship to adjacent designated properties and c) Demolition of the structure will be inconsequential to the historic preservation needs of the area. P118 IV.B. VARIATIONS: FAR BONUS AND SETBACK VARIANCES Staff Response: The applicant proposes to demolish the existing 1980s accessory building. Staff finds that criteria (d) and criteria (a – c) are met in that the accessory building is not historic and does not contribute to the significant of the parcel or the historic preservation needs of the area. Parking: The applicant proposes to maintain the existing parking situation. No additional parking is required as part of this application. 26.415.110.F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a) The design of the project meets all applicable design guidelines; b) The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; c) The work restores the existing portion of the building to its historic appearance; d) The new construction is reflective of the proportional patterns found in the historic building's form, materials or openings; e) The construction materials are of the highest quality; f) An appropriate transition defines the old and new portions of the building; g) The project retains a historic outbuilding; and/or h) Notable historic site and landscape features are retained. Staff Response: The applicant requests only 105 sf of the 500 sf FAR bonus for the project. While the proposed design meets the guidelines on a conceptual level, there is no preservation/restoration effort proposed. The landmark has been altered over time as shown in the photos below. Staff recommends that the applicant explore some sort of restoration effort (for example open up a portion of the side porch) in order to earn the bonus. Staff appreciates that the applicant is only asking for a small portion of the bonus and recommends that the restoration effort be proportionate to the amount requested. P119 IV.B. Image 2: Assessor’s photograph showing open side porch and no second story addition. Image 3: Assessor’s photograph showing open side porch. P120 IV.B. Image 4: Recent photograph showing enclosed porch. 5.3 Avoid enclosing a historic front porch. Keeping an open porch is preferred. Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. The use of plastic curtains as air-locks on porches is discouraged. Reopening an enclosed porch is appropriate. 26.415.110.C. Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. P121 IV.B. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Response: The applicant requests variations for the following setbacks: Setback Variation Requested Required Proposed East side yard Minimum of 5’ 1’ 4” (lightwells project 3’8” deep into setback) West side yard Minimum of 5’ 1’ 6” Combined yard 15’ 2’ 10” Rear yard 5’ 5’ (lightwells project 3’8” deep into setback) Staff is supportive of the rear yard setback variations for lightwells and the roof overhang, which allows a greater distance between the landmark and the new construction. One of the rear yard lightwells qualifies as an exemption from setbacks because it is required egress from the below grade bedroom; however the second lightwell in the rear yard setback requires a variation. Staff is supportive of the variations that legalize the existing condition of the landmark. Staff is not supportive of the requested east side yard variation for lightwells and recommends that the applicant shift the building toward the middle of the lot to bring the light wells into conformance with setback requirements. ____________________________________________________________________ STAFF RECOMMENDATION: Staff supports the conceptual mass, scale and height of the proposed new accessory building. Staff recommends a continuation of the hearing to restudy the following: 1. Propose restoration to earn the requested 105 sf of the FAR Bonus. 2. Move the proposed building to comply with the 5 ft. east sideyard setback. P122 IV.B. EXHIBITS: Exhibit A: Relevant design guidelines Exhibit B: Application P123 IV.B. Exhibit A – Relevant Design Guidelines 5.3 Avoid enclosing a historic front porch. Keeping an open porch is preferred. Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is not acceptable. Enclosing porches with large areas of glass, thereby preserving the openness of the porch, may be considered in special circumstances. When this is done, the glass should be placed behind posts, balusters, and balustrade, so the original character of the porch may still be interpreted. The use of plastic curtains as air-locks on porches is discouraged. Reopening an enclosed porch is appropriate. 8.1 If an existing secondary structure is historically significant, then it must be preserved. When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. If a secondary structure is not historically significant, then its preservation is optional. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. P124 IV.B. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. The new materials should be either similar or subordinate to the original materials. P125 IV.B. Following is a revised narrative for the project: The Proposal As mentioned above, the property is located in the City of Aspen’s RMF Zone District. The proposed changes and development are all clearly depicted on the accompanying plans set provided by Rally Dupps Architect. Highlights of the proposal are also described below in narrative form. Over the years, several additions and changes have been made to the original structure. The opportunity to restore this home to its original appearance is severely limited and no photographic evidence has been found to date. The applicant proposes to retain the historical home in its current form, except for removal of the stone on the non-historic addition, in order to better define the borders of the historic and non-historic portions of the home along Dean Street. No other changes are proposed to the exterior of the home unless required to repair or replace broken or damaged materials. Any replacements will match what currently exists. If the existing roof needs replacement, it will be replaced with a new, matching standing seam roof. No new additions are proposed to the historic resource. Instead, the existing accessory building (the “cottage”) will be demolished and rebuilt in the same general location, with much of the additional FAR below grade. The accessory structure will maintain a distance of 10 feet from the main home (not the 5 feet previously proposed). One of the windows and the front door of the existing cottage will be used on the new cottage. Additional windows will match the existing cottage and/or the main house. Board and batten wood siding on the new cottage will match some of the detail on the main house. The earlier proposal to include stone skirting on the cottage has been removed. The proposal calls for a basement level under the cottage that will have one additional bedroom, as well as laundry, mechanical and storage areas. The cottage will have a standing seam metal roof. Unlike the originally proposed plans, there is no longer a roof connector from the cottage to the main house, and the height of the cottage roof peak has been reduced by 11 inches from what was previously proposed. Similarly, the rake overhangs have been reduced to 18 inches and the eaves to 24 inches (both were previously proposed at 36”). The cottage will also have four lightwells that project into the setback area, as allowed by the Code. Finally, the cottage footprint is now proposed at 538 square feet, which reduces the requested FAR bonus to only 105 square feet. All three of the existing temporary (no foundation) sheds on the property will be removed. The homeowner wishes to add a pool. At this time the pool is shown sized 14’ x 22’, but this pool shape and specification will be further developed during the HPC process. P126 IV.B. July 8, 2015 Ms. Sara Adams City of Aspen Senior Planner 130 South Galena Street Aspen, CO 81611 RE: Conceptual Application for 827 East Dean Street, Aspen (Parcel ID # 2737-182- 58-004) Dear Sara: Please consider this letter and the accompanying plans set to constitute a formal request for Conceptual Approval of a Major Development to allow for a minor remodel of the existing, historic home, and the demolition and replacement of the accessory building located at 827 East Dean Street. The property is on a 6,000 square foot lot in the Residential Multi-Family (RMF) Zone District, and is legally described as Lots P & Q, Block 113, City and Townsite of Aspen (Parcel Identification Numbers 2737-182-58- 004). A vicinity map showing the location of the subject property is provided as Exhibit 4. The property is landmark designated and contains a 1954 Chalet Style home and an accessory building (cottage). The cottage does not, and will not, have separate kitchen facilities. In association with the conceptual major development, the applicant is also requesting approvals for: partial demolition; a 135 square foot FAR bonus; and the following variances: a 3½ foot west side yard variance and an 8½ foot combined side yard variance. This application is submitted pursuant to the following sections of the Aspen Land Use Code (hereinafter the Code): 26.412, Residential Design Standards; 26.415, Historic Preservation; 26.575, Miscellaneous Supplemental Regulations; 26.620, School Land Dedication; and, 26.710.090 Residential Multi-Family (RMF). For the reviewer’s convenience all pertinent supporting documents relating to the project are provided in the various exhibits to the application, as follows: • Exhibit 1: Proof of the Applicant’s Ownership; • Exhibit 2: Pre-Application Conference Summary prepared by Sara Adams; HHHHHHHH AAAAAAAA AAAAAAAA SSSSSSSS LLLLLLLL AAAAAAAA NNNNNNNN DDDDDDDD PPPPPPPP LLLLLLLL AAAAAAAA NNNNNNNN NNNNNNNN IIIIIIII NNNNNNNN GGGGGGGG ,,,,,,,, LLLLLLLL LLLLLLLL CCCCCCCC • 420 E. MAIN STREET, SUITE 10-B • ASPEN, COLORADO • 81611 • • PHONE: (970) 925-7819 • MITCH@HLPASPEN.COM • P127 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 2 • Exhibit 3: Authorization for Haas Land Planning, LLC (HLP) and Rally Dupps Architect to represent the applicant; • Exhibit 4: Vicinity Map; • Exhibit 5: Previous Approvals; • Exhibit 6: Land Use Application, Dimensional Requirements, and HOA Compliance Policy forms; • Exhibit 7: An executed application fee agreement; and • Exhibit 8: Mailing addresses of record for all property owners located within three hundred (300) feet of the subject property (to be provided under separate cover with an Affidavit of Notice prior to the first scheduled public hearing date). In addition, a full and detailed set of architectural plans prepared by Architect Rally Dupps accompanies this application. While the applicant has attempted to address all relevant provisions of the Code, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require further information and/or clarification. Upon request, Haas Land Planning, LLC will provide such additional information as may be required in the course of the review. Existing Conditions The plans set provided herewith include an existing conditions site plan, and photographs of existing conditions have been supplied as well. The historic Chalet style home at 827 East Dean Street, was built in 1954/6 by Harry Poschman, a local ski operator/builder/traveler. This property was designated to the Aspen Inventory of Historic Landmark Sites and Structures (the Inventory) pursuant to Ordinance No. 17 (Series of 2007). The Aspen Modern website, which describes itself as a guide and celebration of mid-20th century architecture in Aspen, includes 827 East Dean Street and explains the property as follows: “This home illustrates two important aspects of local postwar history: the chalet style, which illustrates Aspen’s period of significance as an international ski resort, and the significance of local Harry Poschman to Aspen’s cultural heritage. 827 Dean Street has a few nicknames: The Christmas House, Le Petit Chalet Blanc and Le Petit Chalet Enizien, and was built in the Swiss chalet tradition. The Christmas House is oriented toward Aspen Mountain on the site, and is unique in that its front façade faces the rear of the lot, which results from a plan to extend Water Street that was abandoned after the establishment of Glory Hole Park. The Christmas House exhibits the chalet style through materials (combination of stucco and wood cut out details), one story scale with a small base, window boxes and rectangular windows, and a generous gable roof.” P128 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 3 After completing an integrity assessment, Staff gave the home a score of 79, which qualified the home for designation. The home was found to represent a pattern and trend significant to Aspen’s local ski history through its chalet style and architecture and connection to local Harry Poschman, the quintessential post-war ski local. In 2008, the previous owner of the property applied for approval to sever 4 Transferable Development Rights (TDRs) of 250 square feet each. Ordinance No. 6, (Series of 2008) established the maximum floor area on the site at 3,240 square feet, minus each TDR that was created. Since all 4 TDRs have been executed, the maximum floor area now allowed on the property for a single-family residence is 2,240 square feet. The Proposal As mentioned above, the property is located in the City of Aspen’s RMF Zone District. The proposed changes and development are all clearly depicted on the accompanying plans set provided by Rally Dupps Architect. Highlights of the proposal are also described below in narrative form. Over the years, several additions and changes have been made to the original structure. The opportunity to restore this home to its original appearance is severely limited and no photographic evidence has been found to date. The applicant proposes to retain the historical home in its current form. No changes are proposed to the exterior of the home unless required to repair or replace broken or damaged materials. Any replacements will match what currently exists. If the existing roof needs replacement, it will be replaced with a new, matching standing seam roof. No new additions are proposed to the historic resource. Instead, the existing accessory building (the “cottage”) will be demolished and rebuilt in the same general location, with much of the additional FAR below grade. The accessory structure will move closer to the main house, while still maintaining the required distance of 5 feet. One of the windows and the front door of the existing cottage will be used on the new cottage. Additional windows will match the existing cottage and/or the main house. Board and batten wood siding on the new cottage will match some of the detail on the main house. The proposal calls for a basement level under the cottage that will have one additional bedroom, as well as laundry, mechanical and storage areas. The cottage will have a standing seam metal roof. Part of the roof of the cottage will span over a corner of the main home’s roof. There is also a small flat “roof” that will attach the cottage to the main house, as requested by the City of Aspen Building Department. The cottage will also have four lightwells that project into the setback area, as allowed by the Code. P129 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 4 All three of the existing temporary (no foundation) sheds on the property will be removed. The homeowner wishes to add a pool. At this time the pool is shown sized 14’ x 22’, but this pool shape and specification will be further developed during the HPC process. Review Requirements Given the proposal as detailed on the provided plans set and above, approvals are needed for Conceptual Major Development, (Partial) Demolition, the above-mentioned variances, and the FAR bonus. Conceptual Development Plan, Section 26.415.070(D)(3) Conceptual Review focuses on the site plan/layout, height, scale, massing, and proportions of a proposal. Where additions and alterations are proposed to a historic resource, such changes must be in character with and sympathetic to the historic structure. Since the Code states that increases of more than 250 square feet to a historic building and alterations to more than three elements of a building façade are considered a Major Development (see Code Section 26.415.070(D)(1)(c)), Conceptual Development Plan approval is required for the development proposed by this application. During this Conceptual Review, there must be a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter “the Guidelines”). Accordingly, the following portion of this application demonstrates adequate consistency with a sufficient number of relevant guidelines, as called for in the italicized print on the very first page of the Guidelines, which specifically state that, …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. The Guidelines include fourteen (14) chapters of standards for: Streetscapes and Lot Features (Chapter 1); Rehabilitation of Historic Structures (Chapters 2-10), including historic building materials, windows, doors, porches, architectural details, roofs, secondary structures, building relocation and foundations, and building additions; New Construction (Chapters 11-13); and, General Guidelines (Chapter 14). The proposed development project is consistent with the applicable HPC Design Guidelines (Chapters 1 though 9, 11, and 14), as well as the dimensional requirements of the Residential Multi- Family (RMF) zoning other than the west side yard setback and the combined side yard setback (as discussed later in this application). Chapter 10 (Buildings Additions) and Chapters 12 and 13, which deal with the Main Street and Commercial Core Historic Districts, are not applicable to this application. P130 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 5 Chapter 1 of the Guidelines addresses the streetscape and lot features on historic properties. The “policy” of this chapter states that, “Historic landscapes and landscape elements that remain intact should be preserved. Additions to the landscape should be compatible with the historic context of the district or landmark property.” Historic landscape elements residing within the boundaries of the property will be preserved with the exception of a few diseased Aspen trees and two evergreens. The aspen trees to be removed are located along the south property line. Parks dept. has already been to the site and approved removal of these trees without mitigation. Two other evergreen trees, one located to the south property line and the other to the east will either be retained or mitigated. The homeowner and architect are already in discussions with Aspen Parks to figure out what is best for the future of these tress and this will continue during the HPC process. The walkway to the front doors of both structures will be simple and consistent with Guideline 1.9. The envisioned design intent is intentionally and fully compatible with the historic context of the property while accentuating the distinction between the “new and old” of the property. We are not proposing any changes to the front door entry to the main house. Chapter 2 of the Guidelines addresses historic building materials. The “policy” of this chapter maintains that, “Historic building materials should be preserved in place whenever feasible. When material is damaged, then limited replacement that matches the original in appearance should be considered.” In accordance with this chapter, historic building materials will be maintained and preserved in place to the maximum extent reasonably practicable. Where non-historic features are to be removed, the affected areas will be appropriately replaced with materials to match original materials. Details on usage, restoration and replacement of materials will be considered during Final Review. Consistent with Chapter 3, the distinctive arrangement of character-defining windows will be preserved in place. Fenestration patterns will be maintained. Any windows with character defining detailing or trim elements will be restored and/or preserved, as appropriate. The position, number and placement of historic windows in building walls will be preserved as well. Similarly, even with replacement windows, the historic ratio of window openings to solid wall will be preserved on historic facades. The character-defining features of the historic doors, and their distinctive materials and placement will be restored and preserved, thereby ensuring consistency with Chapter 4 of the Guidelines. Chapter 5 relates to front porches and is not applicable to this property. Great care will be taken to preserve any architectural detailing in accordance with the Guidelines and policies of Chapter 6. P131 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 6 Chapter 7 provides that the character of a historical roof should be preserved, including its form and materials. The roof on the historic resource will be maintained and if replacement is needed, a new roof matching the existing roof will be installed. Chapter 8 addresses treatment of secondary structures. Since the existing cottage is not historic and was built in the 1980’s, it does not have to be preserved. However many of the existing exterior materials including the front door and the west facing large picture window will be reused. For other areas on the proposed cottage, new doors and windows will be installed to match those existing. The new cottage will be compatible with the overall character of the historic home, while it accommodates new uses. The cottage will stay one story and lower in roof height than the main house, continuing in the same spirit as exists today with the cottage secondary and subordinate to the main house. Chapter 9 is largely inapplicable to the proposed development since the cottage is not historic. As mentioned above, Chapter 10 is also not applicable as this application does not involve any building additions. Chapter 11 of the Guidelines discussed new buildings on landmarked properties and explains the importance that a new building be compatible with the historic resource, in order to maintain the historic structures integrity. Additionally, a new structure should be compatible in scale, site relationship and style. Simplicity and modesty in design are encouraged. However, many of the guidelines in this Chapter are not relevant to the proposed development, as the new building will be behind the historic resource, and almost fully obscured by it. Nevertheless, consistent with the guidelines, the new cottage will have a primary entrance that is oriented to the street, will appear similar in scale, but subservient to, the historic home, and uses building forms, roof forms, and roof materials that are similar to the resource. The architectural details of the cottage are modest in character and compatible with the main house. A front porch would be inappropriate for the cottage, and thus is not proposed. For the most part, the Guidelines of Chapter 14 are more applicable to Final review than they are to Conceptual reviews. Nevertheless, the project is and will be found consistent with Chapter 14’s general guidelines addressing such topics as accessibility, color, lighting, on-going maintenance, and treatment of mechanical equipment, service areas, driveways and parking; the elements of the proposal relative to many of these features is depicted on the accompanying plan sets. In summary, the foregoing has amply demonstrated an exceedingly high level of consistency with more than a sufficient number of relevant guidelines. To the degree that any inconsistency with the Guidelines exists at all, such inconsistency is primarily the result of conflicting goals and guidelines. The proposed development maximizes the potential for consistency with the Guidelines. P132 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 7 Residential Design Standards Section 26.410.040 of the Code contains the Residential Design Standards. Each of these standards is provided below in italicized text and followed by a response demonstrating compliance and/or consistency therewith, as applicable. A. Site design. The intent of these design standards is to encourage residential buildings that address the street in a manner which creates a consistent "façade line" and defines the public and semi-public realms. In addition, where fences or dense landscaping exist or are proposed, it is intended that they be used to define the boundaries of private property without eliminating the visibility of the house and front yard from the street. 1. Building orientation. The front facades of all principal structures shall be parallel to the street. On corner lots, both street-facing facades must be parallel to the intersecting streets. On curvilinear streets, the front facade of all structures shall be parallel to the tangent of the midpoint of the arc of the street. Parcels as outlined in Subsection 26.410.010.B.4 shall be exempt from this requirement. One (1) element, such as a bay window or dormer, placed at a front corner of the building may be on a diagonal from the street if desired. The principal structure will remain as is. 2. Build-to lines. On parcels or lots of less than fifteen thousand (15,000) square feet, at least sixty percent (60%) of the front façade shall be within five (5) feet of the minimum front yard setback line. On corner sites, this standard shall be met on the frontage with the longest block length. Porches may be used to meet the sixty percent (60%) standard. The principal structure will remain in its current location. The cottage will be behind the main house. 3. Fences. Fences, hedgerows and planter boxes shall not be more than forty-two (42) inches high, measured from natural grade, in all areas forward of the front facade of the house. Man-made berms are prohibited in the front yard setback. No new fences or berms are proposed. B. Building form. The intent of the following building form standards is to respect the scale of Aspen's historical homes by creating new homes which are more similar in their massing, by promoting the development of accessory units off of the City alleys and by preserving solar access. 1. Secondary mass. All new single-family and duplex structures shall locate at least ten percent (10%) of their total square footage above grade in a mass which is completely detached from the principal building or linked to it by a P133 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 8 subordinate linking element. This standard shall only apply to parcels within the Aspen infill area pursuant to Subsection 26.410.010.B.2. Accessory buildings such as garages, sheds and accessory dwelling units are examples of appropriate uses for the secondary mass. There are no new dwelling units proposed. C. Parking, garages and carports. The intent of the following parking, garages and carport standards is to minimize the potential for conflicts between pedestrian and automobile traffic by placing parking, garages and carports on alleys or to minimize the presence of garages and carports as a lifeless part of the streetscape where alleys do not exist. 1. For all residential uses that have access from an alley or private road, the following standards shall apply: a. Parking, garages and carports shall be accessed from an alley or private road. b. If the garage doors are visible from a street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single-stall doors. c. If the garage doors are not visible from a street or alley, the garage doors may be either single-stall or normal double-stall garage doors. The existing driveway and parking area will remain. There are no garages or carports associated with this property. 2. For all residential uses that have access only from a public street, the following standards shall be apply: a. On the street facing facade(s), the width of the living area on the first floor shall be at least five (5) feet greater than the width of the garage or carport. b. The front facade of the garage or the front-most supporting column of a carport shall be set back at least ten (10) feet further from the street than the front-most wall of the house. c. On lots of at least fifteen thousand (15,000) square feet in size, the garage or carport may be forward of the front facade of the house only if the garage doors or carport entry are perpendicular to the street (side-loaded). d. When the floor of a garage or carport is above or below the street level, the driveway cut within the front yard setback shall not exceed two (2) feet in depth, measured from natural grade. e. The vehicular entrance width of a garage or carport shall not be greater than twenty-four (24) feet. f. If the garage doors are visible from a public street or alley, then they shall be single-stall doors or double-stall doors designed to appear like single- stall doors. P134 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 9 There is no garage or carport proposed. D. Building elements. The intent of the following building element standards is to ensure that each residential building has street-facing architectural details and elements, which provide human scale to the facade, enhance the walking experience and reinforce local building traditions. 1. Street oriented entrance and principal window. All single-family homes and duplexes, except as outlined in Subsection 26.410.010.B.4 shall have a street- oriented entrance and a street facing principal window. Multi-family units shall have at least one (1) street-oriented entrance for every four (4) units and front units must have a street facing a principal window. On corner lots, entries and principal windows should face whichever street has a greater block length. This standard shall be satisfied if all of the following conditions are met: a. The entry door shall face the street and be no more than ten (10) feet back from the front-most wall of the building. Entry doors shall not be taller than eight (8) feet. The door of the main home will remain in its current location. b. A covered entry porch of fifty (50) or more square feet, with a minimum depth of six (6') feet, shall be part of the front facade. Entry porches and canopies shall not be more than one (1) story in height. There is no porch associated with this historic property. c. A street-facing principal window requires that a significant window or group of windows face street. As mentioned throughout this application, no changes are proposed to exterior of the main home. The cottage will have a street-facing principal window, but will be largely obscured by the main house. 2. First story element. All residential buildings shall have a first story street-facing element the width of which comprises at least twenty percent (20%) of the building's overall width and the depth of which is at least six (6) feet from the wall the first story element is projecting from. Assuming that the first story element includes interior living space, the height of the first story element shall not exceed ten (10) feet, as measured to the plate height. A first story element may be a porch or living space. Accessible space (whether it is a deck, porch or enclosed area) shall not be allowed over the first story element; however, accessible space over the remaining first story elements on the front façade shall not be precluded. P135 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 10 The entire application is for buildings of only one story in height. Both the main house and cottage are only one story tall. 3. Windows. a. Street-facing windows shall not span through the area where a second floor level would typically exist, which is between nine (9) and twelve feet (12) above the finished first floor. For interior staircases, this measurement will be made from the first landing if one exists. A transom window above the main entry is exempt from this standard. No windows span through the area where a second floor level would typically exist. b. No more than one (1) nonorthogonal window shall be allowed on each facade of the building. A single nonorthogonal window in a gable end may be divided with mullions and still be considered one (1) nonorthogonal window. The requirement shall only apply to Subsection 26.410.010.B.2. All proposed windows are all rectilinear. There are no nonorthogonal windows proposed. 4. Lightwells. All areaways, lightwells and/or stairwells on the street-facing facade(s) of a building shall be entirely recessed behind the front-most wall of the building. No lightwells and/or stairwells are proposed on the street-facing façade of the building. E. Context. The intent of the following standards is to reinforce the unique character of Aspen and the region by drawing upon Aspen's vernacular architecture and neighborhood characteristics in designing new structures. 1. Materials. The following standards must be met: a. The quality of the exterior materials and details and their application shall be consistent on all sides of the building. All building materials are of the highest quality and their application will be consistent on all sides of the building, as demonstrated on the accompanying plan sets and renderings. b. Materials shall be used in ways that are true to their characteristics. For instance stucco, which is a light or nonbearing material, shall not be used below a heavy material, such as stone. The building materials are primarily wood and stucco. All materials are being used in ways that are true to their characteristics. c. Highly reflective surfaces shall not be used as exterior materials. P136 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 11 No exterior materials proposed have highly reflective surfaces. 2. Inflection. The following standard must be met for parcels which are six thousand (6,000) square feet or over and as outlined in Subsection 26.410.010.B.2: a. If a one-story building exists directly adjacent to the subject site, then the new construction must step down to one-story in height along their common lot line. If there are one-story buildings on both sides of the subject site, the applicant may choose the side toward which to inflect. A one-story building shall be defined as follows: A one-story building shall mean a structure or portion of a structure, where there is only one (1) floor of fully usable living space, at least twelve (12) feet wide across the street frontage. This standard shall be met by providing a one-story element which is also at least twelve (12) feet wide across the street frontage and one (1) story tall as far back along the common lot line as the adjacent building is one (1) story. There are no one-story buildings adjacent to the subject site, thereby making this standard inapplicable. The property is surrounded on all sides by two and three story multifamily structures. Demolition, Section 26.415.080(A)(4) Section 26.415.080(A)(4) of the Code provides that the HPC shall review the application, staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance, and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located, and P137 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 12 b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. With regard to the main house, the applicant is not proposing any demolition. The existing cottage will be demolished and replaced with a new cottage. There is no documentation to support or demonstrate that the building portions to be demolished have historic, architectural, archaeological, engineering or cultural significance. The non-historic cottage does not contribute to the significance of the parcel, and the loss of this structure will not adversely affect the integrity of either the resource or its relationship to adjacent designated properties. The proposed demolition plans are inconsequential to the historic preservation needs of the area. The overall historic integrity and resource value of the property will be enhanced by development of the proposed plans. Floor Area Bonus, Section 26.415.110(E) A benefit available to designated properties that the applicant is seeking is the FAR bonus in order to enable the development of the new accessory structure. Although the applicant could ask for up to 500 square feet, only 135 square feet of additional floor area is being requested. Section 26.415.110(E) of the Code addresses the specific requirements for the granting of floor area bonuses. Said Section states that, in select circumstances, the HPC may grant up to 500 additional square feet of allowable floor area for projects involving designated historic properties. To be considered for the bonus, it must be demonstrated that: a. The design of the project meets all applicable design guidelines; and Consistency with all applicable design guidelines has been demonstrated above and that narrative should be referenced in response to this standard. As mentioned earlier in this application, several additions and changes have been made to the original structure. The opportunity to restore this home to its original appearance is severely limited and no photographic evidence of the original home has been found to date. The applicant proposes to retain the historical home in its current form. No changes are proposed to the exterior of the home unless required to repair or replace broken or damaged materials. Any replacements will match what currently exists. If the existing roof needs replacement, it will be replaced with a new, matching standing seam roof. No new additions are proposed to the historic resource. P138 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 13 b. The historic building is the key element of the property and the addition is incorporated in a manner that maintains the visual integrity of the historic building; and/or The visual integrity of the historic resource will be maintained as the new cottage is situated behind the main house. c. The work restores the existing portion of the building to its historic appearance; and/or The proposal involves preserving the main house in its current form. d. The new construction is reflective of the proportional patterns found in the historic building’s form, materials or openings; and/or The new construction of the rear cottage has been designed to be compatible with and sensitive to the historic building by virtue of its physical separation, its location behind the main house, and its forms, massing and openings match those of the historic house. e. The construction materials are of the highest quality; and/or All construction materials will be of the highest quality, and materials are not being downgraded in quality or appearance on any sides of the proposed structures. f. An appropriate transition defines the old and new portions of the building; and/or The cottage is not historic and will be an entirely a new building. The only connector between he two structures is a 5’ roof connector that is required by code. According to Dennis Murray chief compliance official for the City of Aspen, the current IRC requires a roof connector between the main house and the cottage. The walls are open below this roof and the roof is the minimum size No changes are proposed to the exterior of the historic house. g. The project retains a historic outbuilding; and/or There are no historic outbuildings associated with this property. h. Notable historic site and landscape features are retained. The proposal provides for preservation of the historic landscape and landscape elements that remain intact. The trees along Dean St will remain. However, there are no other character defining historic landscape features that remain. P139 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 14 In summary, to be eligible for an FAR bonus, the project must meet standard “a,” above and one or more of standards b-h. The Code provides, at Section 26.415.110(E)(2), that projects which demonstrate consistency with multiple elements of standards b-h will have a greater likelihood of being awarded additional floor area. The foregoing has demonstrated consistency with standard “a,” as required. In addition, consistency with standards b, c, d, e, f, g, and has been assured. The proposal will assure a preservation effort that is consistent with the Guidelines and standards for the award of a floor area bonus. Accordingly, awarding of the requested 135 square foot Floor Area bonus is fully warranted. Dimensional Requirements of the Residential Multi-Family (RMF) Zone District, Section 26.710.090; and Variances, Section 26.415.110(B) The existing and proposed conditions and dimensional requirements of/for the subject property, as compared with the RMF Zone District requirements are as follows: • Minimum Lot Size: - RMF Zoning: 6,000 square feet; 3,000 square feet for lots created by Historic Landmark Lot Split. - Existing Condition: 6,000 square feet. - Proposed: No change. • Minimum Net Lot Area Per Dwelling Unit: - RMF Zoning: For detached residential dwellings or duplexes: 4,500 square feet or 3,000 square feet for Historic Landmarked Properties. - Existing Condition: Single-family home on 6,000 square feet of net lot area. - Proposed: No change. • Minimum Lot Width: - RMF Zoning: 60 feet or 30 feet for Historic Landmark Properties. - Existing Condition: 60 feet. - Proposed: No change. • Minimum Front Yard: - RMF Zoning: 10 feet for principal buildings, and 15 feet for accessory buildings. - Existing Condition: 10 feet. - Proposed: 10 feet. • Minimum Rear Yard: - RMF Zoning: 10 feet for principal buildings, but only 5 feet for that portion of a principal building used solely as a garage (if applicable), and 5 feet for accessory buildings. - Existing Condition: 8 feet - Proposed: 5 feet for the accessory building. (However, the cottage may be considered to be part of the principal building because of the small roof attachment that is proposed on the plans.) P140 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 15 • Minimum Side Yard: - RMF Zoning: 5 feet, but the combined side yard setback for this property is 15 feet - Existing Condition: 1’6” on the west side and 5’5” on the east side - Proposed: 1’6” on the west side and 5 feet on the east side. • Maximum Height: - RMF Zoning: 25 feet. - Existing Condition: 12’-8” for the home and 9’-11” for the accessory structure. - Proposed: No change to the home and 11’9” for the cottage. • Minimum Distance between Detached Buildings on the Lot: - RMF Zoning: 5 feet. - Existing Condition: 10 feet. - Proposed: 5 feet. • Floor Area Ratio (FAR): - RMF Zoning: For one single-family dwelling = 3,240 square feet (but this amount has been reduced by 1,000 square feet to 2,240 because 4 TDRs worth 250 square feet each have been removed from the property). - Existing Condition: 2,075 square feet - Proposed: 2,373 square feet. As mentioned earlier in the Proposal section, taking into account the non conforming location of the existing historic house (that is to remain unchanged) combined with the replacement of the accessory structure requires the following variances: • A west side yard setback variance of 3½ feet • A combined side yard setback variance of 8½ feet, and • A rear yard setback variance of 5 feet. Section 26.415.110 of the Code enumerates the benefits that historic properties can receive. Subsection B thereof states the following regarding variances: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning’s dimensional standards 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a. Development in the side, rear and front setbacks; b. Development that does not meet the minimum distance requirements between buildings; c. Up to five percent (5%) additional site coverage; d. Less open space than required for the on-site relocation of commercial historic properties. P141 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 16 2. In granting a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The requested side yard and combined side yard variances are needed in order to retain the historic home in its current location. As an accessory structure, the new cottage maintains the appropriate setbacks. However, if the historic home and cottage are attached by the proposed five-foot roof (that was requested by the Building Department), it arguably becomes one structure for setback purposes. In that case, we also need to request a five-foot rear setback variance. School Land Dedication Fee The purpose and intent of the School Land Dedication Fee is explained in Section 26.620.010 of the Code and states, “The Aspen School District requires land for necessary school functions which may include, but are not limited to, school buildings, support facilities, open space and recreation areas and housing for employees and their immediate families. The purpose of this provision is to ensure that, as development occurs and enrollment in the schools grows, the current level of service provided to students can be maintained. This is accomplished by the adoption of standards for new development to provide land, or cash in lieu thereof, to the City, for use by the Aspen School District. The standards are based on the number of students the development generates and the current level of service standard within the Aspen School District for land area provided per student.” The fee is assessed on all development within the City, which contains residential units. Since land dedication is not appropriate for the proposed development, the applicant will be the required cash-in-lieu fee at the time of building permit. The amount of the fee is determined by a complex formula enumerated in Section 26.620.070. Based upon the proposed FAR increase of approximately 300 square feet from what current exists, the cash-in-lieu fee for the proposed development will be around $2,270. As mentioned above, the exact fee amount will be determined and provided at the time of building permit. It is hoped that the information provided herein and in the accompanying plan sets proves helpful in the review and approval of this exceptional project and exemplary preservation P142 IV.B. 827 East Dean (PID# 2737-182-58-005) Page 17 effort. If you should have any questions or desire any additional information, please do not hesitate to contact me. Truly yours, Haas Land Planning, LLC Mitch Haas Owner/Manager EXHIBITS Exhibit 1: Proof of the Applicant’s Ownership; Exhibit 2: Pre-Application Conference Summary prepared by Sara Adams; Exhibit 3: Authorization for Haas Land Planning, LLC (HLP) and Rally Dupps Architect to represent the applicant; Exhibit 4: Vicinity Map; Exhibit 5: Previous Approvals; Exhibit 6: Land Use Application, Dimensional Requirements, and HOA Compliance Policy forms; Exhibit 7: An executed application fee agreement; and Exhibit 8: Mailing addresses of record for all property owners located within three hundred (300) feet of the subject property (to be provided under separate cover with an Affidavit of Notice prior to the first scheduled public hearing date). P143 IV.B. HP C C O N C E P T U A L A U G U S T 2 6 , 2 0 1 5 A S P E N , C O L O R A D O 8 1 6 1 1 P A R C E L I D # 2 7 3 7 1 8 2 5 8 0 0 4 8 2 7 E . D E A N S T . C I T Y A N D T O W N S I T E O F A S P E N , B L O C K 1 1 3 , L O T P A N D Q 8 2 7 E D E A N S T . C o n s t r u c t i o n i s s u e d a t e : C O V E R D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P144 I V . B . WEST E N D S T R E E T H O U S E C A B I N GLORY HOLE PARK O P Q R S W I N T E R H A V E N C O N D O M I N I U M S ALLEY B L O C K 1 1 3 A / K / A D E A N S T R E E T I M P R O V E M E N T S U R V E Y C E R T I F I C A T I O N L E G E N D A N D N O T E S A S P E N T O W N H O U S E S E A S T S U R V E Y C o n s t r u c t i o n i s s u e d a t e : S U R V E Y D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P145 I V . B . B R I C K P A T I O N O R T H 1 M A I N L E V E L P L A N E 1 E X I S T I N G 1 / 4 " = 1 ' - 0 " E N T R Y B E D R O O M M A S T E R B E D R O O M M A S T E R B A T H R O O M C L O S . B A T H R O O M L D R Y H A L L C L O S . M E C H . K I T C H E N B A R B A R C L O S . G R E A T R O O M D I N I N G B E D R O O M C L O S . S H W R . B A T H C L O S . PROPERTY LINE PROPERTY LINE P R O P E R T Y L I N E S H W R . S T O R A G E S H E D D A S H E D L I N E O F R O O F A B O V E D A S H E D L I N E O F R O O F A B O V E E X I S T I N G B R I C K P A T I O D A S H E D L I N E O F R O O F A B O V E 1 0 ' R E A R Y A R D S E T B A C K 1 0 ' F R O N T Y A R D S E T B A C K 7.5' SIDE YARD SETBACK 7.5' SIDE YARD SETBACK P E R C O D E PER CODE PER CODE P E R C O D E E 1 C o n s t r u c t i o n i s s u e d a t e : E X I S T I N G P L A N D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P146 I V . B . 1 / 4 " = 1 ' - 0 " N O R T H R O O F P L A N 1 E 2 E X I S T I N G S K Y L I G H T S K Y L I G H T S K Y L I G H T S K Y L I G H T S K Y L I G H T D A S H E D L I N E O F W A L L B E L O W D A S H E D L I N E O F W A L L B E L O W R O O F O F S T O R A G E S H E D 1 0 ' R E A R Y A R D S E T B A C K 1 0 ' F R O N T Y A R D S E T B A C K 7.5' SIDE YARD SETBACK 7.5' SIDE YARD SETBACK G L A S S S K Y L I G H T 6 ' - 2 9 / 1 6 " 6 ' - 6 1 / 8 " 6 ' - 2 3 / 1 6 " 5 ' - 5 3 / 4 " 2 ' - 7 7 / 8 " 3 ' - 3 5 / 8 " 6 3 / 1 6 " 1 ' - 6 1 / 4 " PROPERTY LINE PROPERTY LINE P R O P E R T Y L I N E 8'-0 7/16" 12'-5 15/16" 2 ' - 0 1 / 4 " 2'-5 15/16" 10'-0" 1 ' - 3 1 3 / 1 6 " 1 1 7 / 8 " 1 ' - 3 7 / 1 6 " 5 ' - 1 1 3 / 4 " R O O F B E A M S B E L O W G L A S S 3 ' - 1 7 / 1 6 " 3'-0" E 2 C o n s t r u c t i o n i s s u e d a t e : E X I S T I N G R O O F P L A N D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P147 I V . B . N O R T H E L E V A T I O N 4 E 3 1 / 4 " = 1 ' - 0 " E3 WEST ELEVATION31/4" = 1'-0" E X I S T I N G EXISTING S K Y L I G H T E L E V . 1 0 0 ' - 0 " T . O . F . F . E L E V . 1 1 7 ' - 8 1 / 8 " T . O . U P P E R R O O F E L E V . 1 1 3 ' - 0 7 / 8 " T . O . L O W E R R O O F S T U C C O S T U C C O GRADE G R A D E R O C K V E N E E R P L A N T E R B O X B O A R D A N D B A T T E N W O O D S I D I N G C O S M E T I C W O O D S H U T T E R W O O D B E A M M E T A L F L A S H I N G P L Y W O O D S O F F I T G L A S S S K Y L I G H T 1 2 4 1 2 4 S O U T H E L E V A T I O N 2 E 3 1 / 4 " = 1 ' - 0 " E X I S T I N G EAST ELEVATION1E31/4" = 1'-0"EXISTING S K Y L I G H T S K Y L I G H T E L E V . 1 0 0 ' - 0 " T . O . F . F . E L E V . 1 1 7 ' - 8 1 / 8 " T . O . U P P E R R O O F E L E V . 1 1 3 ' - 0 7 / 8 " T . O . L O W E R R O O F S T U C C O S T A N D I N G S E A M M E T A L R O O F FIREPLACEVENT S T U C C O G R A D E G R A D E 1 2 4 1 2 4 17'-8 1/8" 13'-0 7/8" E 3 C o n s t r u c t i o n i s s u e d a t e : E X I S T I N G H O U S E E L E V A T I O N S D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P148 I V . B . C O T T A G E S O U T H E L E V A T I O N 4 E 4 1 / 4 " = 1 ' - 0 " E X I S T I N G C O T T A G E W E S T E L E V A T I O N 3 E 4 1 / 4 " = 1 ' - 0 " E X I S T I N G C O T T A G E N O R T H E L E V A T I O N 2 E 4 1 / 4 " = 1 ' - 0 " E X I S T I N G COTTAGE EAST ELEVATION1E41/4" = 1'-0"EXISTING ELE V . 1 0 0 ' - 0 " T.O. F . F . @ C O T T A G E ELE V . 1 1 1 ' - 3 3 / 1 6 " T.O. R O O F @ C O T T A G E E L E V . 1 0 0 ' - 0 " T . O . F . F . @ C O T T A G E STUCCO S T A N D I N G S E A M M E T A L R O O F B O A R D A N D B A T T E N W O O D S I D I N G W O O D B E A M M E T A L F L A S H I N G M E T A L F L A S H I N G E L E V . 1 1 1 ' - 3 3 / 1 6 " T . O . R O O F @ C O T T A G E 1 2 4 1 2 4 1 2 4 1 2 4 11'-3 3/16" E 4 C o n s t r u c t i o n i s s u e d a t e : E X I S T I N G C O T T A G E E L E V A T I O N S D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P149 I V . B . B R I C K P A T I O N O R T H 1 M A I N L E V E L P L A N E 1 E X I S T I N G 1 / 4 " = 1 ' - 0 " E N T R Y B E D R O O M M A S T E R B E D R O O M M A S T E R B A T H R O O M C L O S . B A T H R O O M L D R Y H A L L C L O S . M E C H . K I T C H E N B A R B A R C L O S . G R E A T R O O M D I N I N G B E D R O O M C L O S . S H W R . B A T H C L O S . PROPERTY LINE PROPERTY LINE P R O P E R T Y L I N E S H W R . S T O R A G E S H E D D A S H E D L I N E O F R O O F A B O V E D A S H E D L I N E O F R O O F A B O V E E X I S T I N G B R I C K P A T I O D A S H E D L I N E O F R O O F A B O V E 1 0 ' R E A R Y A R D S E T B A C K 1 0 ' F R O N T Y A R D S E T B A C K 7.5' SIDE YARD SETBACK 7.5' SIDE YARD SETBACK P E R C O D E PER CODE PER CODE P E R C O D E E 5 C o n s t r u c t i o n i s s u e d a t e : E X I S T I N G S I T E P L A N D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 N O R T H 1 E X I S T I N G S I T E P L A N E 5 1 / 8 " = 1 ' - 0 " 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P150 I V . B . 1 0 ' F R O N T Y A R D S E T B A C K 5' SIDE YARD SETBACK 1'-6' SIDE YARD SETBACK 5 ' R E A R Y A R D S E T B A C K D A S H E D L I N E O F W A L L B E L O W D A S H E D L I N E O F W A L L B E L O W E X I S T I N G S K Y L I G H T T Y P F O R A L L G L A S S S K Y L I G H T S T A N D I N G S E A M M E T A L R O O F : N O C H A N G E S U N L E S S I T I S T O R E P A I R O R R E P L A C E W I T H N E W T O M A T C H E X I S T I N G T B D W I T H G E N E R A L C O N T R A C T O R R O O F B E A M S B E L O W G L A S S DASHED LINE OF ROOF ABOVE S T A N D I N G S E A M M E T A L R O O F E X I S T I N G R O O F L I N E U N C H A N G E D N O C H A N G E S T O D E A N S T . H A R D S C A P I N G 1 ' - 6 " T R E E D R I P L I N E 1 ' - 6 " 2'-0" 1 ' - 6 " 2'-0" 2'-0"2'-0" 1 ' - 6 " A 1 . 1 C o n s t r u c t i o n i s s u e d a t e : P R O P O S E D S I T E P L A N D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 N O R T H 1 P R O P O S E D S I T E P L A N A 1 . 1 1 / 8 " = 1 ' - 0 " 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P151 I V . B . P O O L 5 ' - 0 " 5'-0" W A L K W A Y LINE OF PATIO < 6" ABOVE GRADE D A S H E D L I N E O F R O O F A B O V E DA S H E D L I N E O F R O O F A B O V E W A L K W A Y N O C H A N G E S T O D E A N S T . H A R D S C A P I N G T R E E D R I P L I N E 5' SIDE YARD SETBACK 1'-6' SIDE YARD SETBACK5' REAR YARD SETBAC K M A I N H O U S E W D S I N K R E U S E E X I S T I N G F R O N T D O O R D A S H E D L I N E O F R O O F A B O V E L I G H T W E L L B U N K R O O M L I G H T W E L L L I G H T W E L L L I G H T W E L L CLOSET C L O S E T S H W R . S H W R . B A T H B A T H 4 ' - 6 " 4 ' - 6 " 3'-9"3'-9" B A T H S H W R . B E D R O O M 1 B E D R O O M 2 L I G H T W E L L L I G H T W E L L L I G H T W E L L L I G H T W E L L D A S H E D L I N E O F R O O F A B O V E S T O R A G E L A U N D R Y S T A I R D N U P S T A I R 2 3 ' - 3 " 12'-11" 1 4 ' - 9 " 1 6 ' - 9 " 7'-9 5/8"12'-11" 10'-0" 6 ' - 6 " 3'-0" 3 ' - 0 " DASHED LINE OF ROOF ABOVE 8 ' - 3 " 7'-9 5/8" 20'-8 5/8" 3 1 ' - 6 " C O T T A G E A 2 . 5 C o n s t r u c t i o n i s s u e d a t e : P R O P O S E D P L A N D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q NORTHMAIN L E V E L P L A N 1A2.51/4" = 1' - 0 " PROPO S E D N O R T H C O T T A G E B A S E M E N T P L A N 2 A 2 . 5 1 / 4 " = 1 ' - 0 " P R O P O S E D P152 I V . B . 1 0 ' F R O N T Y A R D S E T B A C K 5' SIDE YARD SETBACK 1'-6' SIDE YARD SETBACK 5 ' R E A R Y A R D S E T B A C K D A S H E D L I N E O F W A L L B E L O W D A S H E D L I N E O F W A L L B E L O W E X I S T I N G S K Y L I G H T T Y P F O R A L L G L A S S S K Y L I G H T S T A N D I N G S E A M M E T A L R O O F : N O C H A N G E S U N L E S S I T I S T O R E P A I R O R R E P L A C E W I T H N E W T O M A T C H E X I S T I N G T B D W I T H G E N E R A L C O N T R A C T O R R O O F B E A M S B E L O W G L A S S DASHED LINE OF ROOF ABOVE S T A N D I N G S E A M M E T A L R O O F E X I S T I N G R O O F L I N E U N C H A N G E D 1 ' - 6 " 1 ' - 6 " 2'-0" 1 ' - 6 " 2'-0" 2'-0"2'-0" 1 ' - 6 " A 2 . 6 C o n s t r u c t i o n i s s u e d a t e : P R O P O S E D R O O F P L A N D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q N O R T H R O O F P L A N 1 A 2 . 6 1 / 4 " = 1 ' - 0 " P R O P O S E D P153 I V . B . 4 1 / 4 " = 1 ' - 0 " N O R T H E L E V A T I O N A 3 . 1 WEST ELEVATION3A3.11/4" = 1'-0"PROPOSED P R O P O S E D IF EXISTING ROOFING NEEDSREPLACEMENT, REPLACE WITHNEW STANDING SEAM ROOM TOMATCH EXISTING - TYP FOR ALL M I D D L E P A N E L O F W I N D O W T O H A V E I N T E R I O R I N S T A L L E D D R Y W A L L E L E V . 1 0 0 ' - 0 " T . O . F . F . E L E V . 1 1 7 ' - 8 1 / 8 " T . O . U P P E R R O O F E L E V . 1 1 3 ' - 0 7 / 8 " T . O . L O W E R R O O F 1 2 4 1 2 4 S K Y L I G H T TYP FOR ALL MAIN HOUSE EXTERIORS:NO CHANGES TO EXTERIOR OFMAIN HOUSE UNLESS IT IS TO REPAIROR REPLACE BROKEN OR DEGRADEDMATERIALS WITH NEW TO MATCHEXISTING. COORD. REPAIRS WITH HPC R E M O V E S T O N E S O U T H E L E V A T I O N 2 A 3 . 1 1 / 4 " = 1 ' - 0 " EAST ELEVATION1A3.11/4" = 1'-0"PROPOSED P R O P O S E D R E S T O R E E X I S T I N G S L I D I N G D O O R S E L E V . 1 0 0 ' - 0 " T . O . F . F . E L E V . 1 1 7 ' - 8 1 / 8 " T . O . U P P E R R O O F E L E V . 1 1 3 ' - 0 7 / 8 " T . O . L O W E R R O O F 1 2 4 1 2 4 T Y P F O R A L L M A I N H O U S E E X T E R I O R S : N O C H A N G E S T O E X T E R I O R O F M A I N H O U S E U N L E S S I T I S T O R E P A I R O R R E P L A C E B R O K E N O R D E G R A D E D M A T E R I A L S W I T H N E W T O M A T C H E X I S T I N G . C O O R D . R E P A I R S W I T H H P C A 3 . 1 C o n s t r u c t i o n i s s u e d a t e : P R O P O S E D H O U S E E L E V A T I O N S D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P154 I V . B . C O T T A G E S O U T H E L E V A T I O N 4 A 3 . 2 1 / 4 " = 1 ' - 0 " C O T T A G E W E S T E L E V A T I O N 3 A 3 . 2 1 / 4 " = 1 ' - 0 " P R O P O S E D P R O P O S E D E L E V . 1 0 0 ' - 0 " T . O . P L A T E @ C O T T A G E T . O . F . F . @ C O T T A G E E L E V . 1 0 8 ' - 9 " E L E V . 9 1 ' - 0 " T . O . R O O F R I D G E E L E V . 1 1 3 ' - 1 " T . O . F . F . @ B A S E M E N T S T U C C O S T A N D I N G S E A M M E T A L R O O F W O O D B E A M 1 2 4 1 2 4 B O A R D A N D B A T T E N W O O D S I D I N G F I N I S H A N D E X I S T I N G G R A D E F I N I S H A N D E X I S T I N G G R A D E 6'-8" 6'-8" 9'-0"8'-9"4'-4" 13'-1" W O O D B E A M 6'-8" 2 " W O O D T R I M 2 " W O O D T R I M 2 " W O O D T R I M C O T T A G E N O R T H E L E V A T I O N 2 A 3 . 2 1 / 4 " = 1 ' - 0 " C O T T A G E E A S T E L E V A T I O N 1 A 3 . 2 1 / 4 " = 1 ' - 0 " P R O P O S E D P R O P O S E D T . O . P L A T E @ C O T T A G E T . O . F . F . @ C O T T A G E E L E V . 1 0 8 ' - 9 " E L E V . 1 0 0 ' - 0 " E L E V . 1 1 3 ' - 1 " T . O . F . F . @ B A S E M E N T E L E V . 9 1 ' - 0 " T . O . R O O F R I D G E R E U S E F R O N T D O O R F R O M E X I S T I N G C O T T A G E R E U S E W I N D O W F R O M E X I S T I N G C O T T A G E S T U C C O S T A N D I N G S E A M M E T A L R O O F B O A R D A N D B A T T E N W O O D S I D I N G M E T A L F L A S H I N G 1 2 4 1 2 4 D A S H E D L I N E O F S T A I R S B E Y O N D F I N I S H A N D E X I S T I N G G R A D E 6'-8" 6'-8" 6'-8" 9'-0"8'-9"4'-4" 13'-1" S T U C C O 2 " W O O D T R I M 2 " W O O D T R I M 2 " W O O D T R I M A 3 . 2 C o n s t r u c t i o n i s s u e d a t e : P R O P O S E D C O T T A G E E L E V A T I O N S D r a w i n g T i t l e : a r c h t e c t R A L L Y D U P P S I I I rallydupps@gmail.com c 2015 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED 720-481-7353 POB 3662 Aspen, CO 81612-3662 827 E DEAN ST. RESIDENCE REMODEL ASPEN, COLORADO 81611 PARCEL ID# 2737 1825 8004 827 E. DEAN ST. CITY AND TOWNSITE OF ASPEN, BLOCK 113, LOT P AND Q P155 I V . B . To: Chris Bendon: I've had a couple of calls from neighbors of my parents historic chalet at 827 Dean (next to Glory Hole Park). They had gotten notices about the new owners' plans to demolish the guest house. In 1963, my family purchased the chalet from Harry Poschman, who had also built the original chalet in, as I recall, 1954. It was owned by my family for 52 years, until last spring. Several years ago my mother and I wanted to ensure that the chalet would be a forever legacy for Aspen and we voluntarily made it historic (a few years before, the city had put it on a list of post war homes they had wanted to make historic, but they were met with a lot of public opposition). The city council was very enthusiastic to have it deemed historic and I proceeded with all the process of getting that accomplished. With my mother's passing last fall, I had to sell the chalet (my brother's severe financial need), but I didn't market it to developers, though I still had a number of offers from them anyway. I sold it to a family, who said that they might add a bedroom or two on the west side, but they loved it and wanted to keep it like it was. Yesterday I had two calls from neighbors about the public notice on the property regarding the plans to add on to the house and to tear down the guest chalet, which is on the property's east side.. The neighbors didn't want to see that happen, and were generally concerned about what the new owners were going to do to the remaining chalet. The guest chalet was built in 1983 and isn't historic, but it is so charming...a smaller version of the larger chalet residence. It's a great guest house or nanny's separate accommodation. the exterior of the little chalet is Swiss and the interior is classic alpine charm. Through the years, my parents had notables such as Buzz Aldrin stay there. It is very disappointing that the architect has apparently talked them into tearing it down. This property is well beloved by the neighborhood. Through the years, my parents and I had countless people say that it was their favorite house in Aspen. The historic main house will stay and probably be added onto, but it will be very sad to see the little guest house demolished. Even though it's not historic, it's one of the last chalets in town...in fact, .these may be the very last two chalets in Aspen. I don't know of any others. the larger chalet would be forever altered and the guest chalet, would cease to exist. I drove by today and saw the public notice and saw for myself what they want to do. It said that the public hearing is Wednesday the 26th of August. I am letting you know about the significance of Le Petit Chalet Blanc. I hope you will take a look before you make your decision. The guest chalet is on the east side of the property with views of Glory Hole Park. For 52 years, my family's little treasure was known as Le Petit Chalet Blanc. It's been an Aspen treasure., too. Sincerely...Lani White Lani White & Associates Aspen real estate broker (970) 948-9464 Aspenrealestate@aol.com P156 IV.B. HP C H E A R I N G 26 A U G U S T , 2 0 1 5 ST . M A R Y C A T H O L I C C H U R C H ST . M A R Y C A T H O L I C C H U R C H HI S T O R I C P H O T O S EX I S T I N G A E R I A L V I E W WH Y A P A V I L I O N ? • NE W F L O O R I N G • RE P A I R E D W I N D O W S • EF F I C I E N T H V A C S Y S T E M • CO D E - C O M P L I A N T B A T H R O O M S • NE W M E A N S O F E G R E S S • WA Y - F I N D I N G • MO R E O F F I C E S P A C E PA R I S H / C O M M U N I T Y N E E D S PA R I S H / C O M M U N I T Y N E E D S EX I S T I N G S A N C T U A R Y PR O P O S E D S A N C T U A R Y WH Y A P A V I L I O N ? • LI M I T E D C L A S S R O O M S P A C E • OU T - D A T E D T E C H N O L O G Y • LI M I T E D S P A C E F O R C O N F E R E N C E S • LI M I T E D S P A C E F O R R O U T I N E D A I L Y F U N C T I O N S • HO M E L E S S S H E L T E R • CO M M U N I T Y M E E T I N G S • RE L I G I O U S E D U C A T I O N • TH E P A R I S H N E E D S A S O C I A L H A L L PA R I S H / C O M M U N I T Y N E E D S PA R I S H / C O M M U N I T Y N E E D S ST . M A R Y C A L E N D A R WH Y A P A V I L I O N ? EX I S T I N G B A S E M E N T S P A C E E X P L O R E D EX I S T I N G M A I N L E V E L P L A N EX I S T I N G S A N C T U A R Y L E V E L P L A N EX I S T I N G S E C T I O N S EX I S T I N G S E C T I O N S SI T E S E C T I O N S T U D I E S IN I T I A L P A V I L I O N O P T I O N S IN I T I A L P A V I L I O N O P T I O N S IN I T I A L P A V I L I O N O P T I O N S IN I T I A L P A V I L I O N O P T I O N S IN I T I A L P A V I L I O N O P T I O N S IN I T I A L S I T E P L A N 19 0 4 S I T E P L A N EX I S T I N G S I T E P L A N PR O P O S E D S I T E P L A N AL T E R N A T E S I T E P L A N ( S T A F F R E C O M M E N D A T I O N ) PR O P O S E D S I T E E L E V A T I O N PR O P O S E D S I T E E L E V A T I O N – V . 2 PR O P O S E D P A V I L I O N E L E V A T I O N PR O P O S E D P A V I L I O N E L E V A T I O N – V . 2 PR O P O S E D S I T E S E C T I O N PR O P O S E D S I T E S E C T I O N – V . 2 VI E W P L A N E 1 VI E W P L A N E 1 VI E W P L A N E 2 VI E W P L A N E 2 VI E W P L A N E 1 – V . 2