HomeMy WebLinkAboutLand Use Case.HP.305 S Mill St.0032.2012.AHPCa
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THE CITY OF ASPEN
City of Aspen Community Development Department
CASE NUMBER 0032. 2012.AHPC
PARCEL ID NUMBERS 273718217 802
PROJECT ADDRESS 30S — 7 S MILL ST
PLANNER AMY SIMON
CASE DESCRIPTION HPC MINOR DEVELOPMENT AND
COMMERICAL REVIEW
REPRESENTATIVE AMOS UNDERWOOD
DATE OF FINAL ACTION 11/28/12
CLOSED BY ANGELA SCOREY ON: 12/05/2015
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Permit type ahpc n (Aspen Rslais Lard Use PM*t 00322012PNPC
Address 057S MLL ST ,,.,. AptlVe
CRY SPEN -Rate CO - ZA F77
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Prod Stahu ng Approved
Oaaiption APPLICATION FOR HPC Mi DEYaAENT AND COMIuRCALFd:VNV ( pA�
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Submitted AIG CatDiS-PEARCE 319DOfi0 Clod Running Days �O Epres h1110(1013 '+
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Lmtname 30S7 MLL STREET, LLC Frst name DAVID NELSON 40W MAD1510N ST
25TH FLOOR
Plow (312)399-781-0 Aires ICAGOIL 60661
Appkant -
OOwl sapp%aN? O Conhacfa is appicat?
Last name CPH SALT, LLC FFstname GAAG CORDTSPEARCE 53MLLST
ASPRN CO81611
Plow (970)319-0060 Cush 121669 Address
Lefler
Last name First name
Phone O - Address
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RECEPTION#: 594792, 12113l2'0eat
09:40:54 AM,
1 OF 2, R $16.00 Doc Code RESOLUTION
Janice K. Vas Caudill, Pitkin County, CO
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MINOR DEVELOPMENT FOR 305 S. MILL STREET, ASPEN
COMMERCIAL CONDOMINIUMS UNIT B, BLOCK 19, CITY AND TOWNSITE OF
ASPEN, COLORADO
RESOLUTION 032, SERIES OF 2012
PARCEL ID: 2737-182-17-004
WHEREAS, the applicant, Craig Cordes -Pearce, represented by Amos Underwood of pbr
workshop, has requested Minor Development approval for 305 S. Mill Street, Aspen Commercial
Condominiums Unit B, Block 19, City and Townsite of Aspen. The property is in the
Commercial Core Historic District; and
WHEREAS, Section 26,415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic properly or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Minor Development Review, the HPC must review the application, a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report dated November 28, 2012, performed an analysis
of the application based on the standards, found that the review standards, the "City of Aspen
Historic Preservation Design Guidelines" and guidelines for the Commercial Core Historic
District were met; and
WHEREAS, during a duly noticed public hearing on November 28, 2012, the Historic
Preservation Commission considered the application, found the application was consistent with
the applicable review standards and approved the application by a vote of 5 to 0.
NOW, THEREFORE, BE 1T RESOLVED:
That HPC hereby approves Minor Development for the property located at 305 S. Mill Street,
Aspen Commercial Condominiums Unit B, Block 19 City and Townsite of Aspen, Colorado, as
proposed.
HPC Resolution No.32, Series of 2012
305 S. Mill Street
Page 1 of 2
%WW ..We
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November,
2012.
Ann Mullins, Chair
A proved as to Form;
O-.
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
HPC Resolution No.32, Series of 2012
305 S. Mill Street
Page 2 of 2
U 1640 t
MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
305 S. Mill Street- Minor Development, Public Hearing
DATE:
November 28, 2012
SUMMARY: The applicant
requests HPC approval for
minor changes to a non -historic
building located in the
Commercial Core Historic
District. The work, which
involves exterior materials,
doors and lighting, already
occurred at the time that the
property was remodeled for the
opening of Above the Salt. The
modifications were completed
without the proper reviews.
APPLICANT: Craig Cordts-
Pearce, represented by Amos
Underwood, pbr workshop.
PARCEL ID: 2737-182-17-004.
ADDRESS: 305 S. Mill Street, Aspen Commercial Condominiums Unit B, Block 19, City and
Townsite of Aspen, Colorado.
ZONING: Commercial Core.
MINOR DEVELOPMENT
The procedure for a Minor Development Review 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. 1f the application is approved, the HPC shall issue a Certificate of Appropriateness and
the Community Development Director shall issue a Development Order. The HPC decision
shall be final unless appealed by the applicant or a landowner within three hundred (300) feet
of the subject property in accordance with the procedures set forth in Chapter 26.316.
Staff finding: The City has very little information about the subject structure, however it was
identified as a possible contributing example of AspenModem era architecture in previous
surveys, primarily because the strong arched form on the east ftpade relates to some other
structures in the downtown.
With the opening of Above the Salt, bamwood siding was introduced as a new exterior cladding
on some wall surfaces. New doors were added on the south faFade. All masonry was painted
and new light fixtures were installed.
The building has been remodeled numerous times for restaurant use over the last decades. Door
and window openings have changed each time. Staff finds that the new alterations do not
conflict with the HPC guidelines.
With regard to the new paint, HPC discourages painting masonry on historic structures due to the
effect on building character, and the possibility that it will cause the soft brick to deteriorate. On
a non-landmarked building, these issues are of less concern. That said, natural masonry is an
important characteristic material in the Commercial Core.
In general, unpainted barnwood siding is not typical of downtown, however, it could be said to
relate to Aspen's historic material palette.
The subject building is an anomaly in the downtown in terms of its height, massing, siting, and
lack of a traditional storefront. Staff finds that the remodel is acceptable within the guidelines
and should be approved as designed.
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 the project be approved as designed.
Exhibits:
Resolution # , Series of 2012
A. Relevant HPC design guidelines
B. Application
v v
Exhibit A: Relevant Historic Preservation Design Guidelines for 305 S. Mill Street, Minor
Development
HPC Guidelines
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.
14.13 Leave natural masonry colors unpainted where feasible.
❑ Where the natural colors of building materials exist, such as with 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.
❑ It is also appropriate to strip the paint from a masonry building to expose the natural color of
the stone or brick.
Commercial Core Historic District Guidelines
6.59 High quality, durable materials should be employed.
❑ The palette of materials proposed for all development should be specified and approved as
part of the general and detailed development approvals process, including samples of
materials as required.
6.60 Building materials should have these features:
❑ Convey the quality and range of materials seen historically
❑ Reduce the scale and enhance visual interest
❑ Convey human scale
❑ Have proven durability and weathering characteristics within this climate
6.61 The palette of materials used for new buildings within the core should reflect the
predominantly masonry (brickwork and natural stonework) palette of this area.
6.63 Where contemporary materials are used they shall be:
❑ High quality in durability and finish
❑ Detailed to convey a human scale
❑ Compatible with a traditional masonry palette
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING MINOR DEVELOPMENT FOR 305 S. MILL STREET, ASPEN
COMMERCIAL CONDOMINIUMS UNIT B, BLOCK 19, CITY AND TOWNSITE OF
ASPEN, COLORADO
RESOLUTION # , SERIES OF 2012
PARCEL ID: 2737-182-17-004
WHEREAS, the applicant, Craig Cordts-Pearce, represented by Amos Underwood of pbr
workshop, has requested Minor Development approval for 305 S. Mill Street, Aspen Commercial
Condominiums Unit B, Block 19, City and Townsite of Aspen. The property is in the
Commercial Core Historic District; and
WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure
shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a
designated historic property or district until plans or sufficient information have been submitted
to the Community Development Director and approved in accordance with the procedures
established for their review;" and
WHEREAS, for Minor Development Review, the HPC must review the application,a staff
analysis report and the evidence presented at a hearing to determine the project's conformance
with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 of the
Municipal Code and other applicable Code Sections. The HPC may approve, disapprove,
approve with conditions or continue the application to obtain additional information necessary to
make a decision to approve or deny; and
WHEREAS, Amy Guthrie, in her staff report dated November 28, 2012, performed an analysis
of the application based on the standards, found that the review standards, the "City of Aspen
Historic Preservation Design Guidelines" and guidelines for the Commercial Core Historic
District were met: and
WHEREAS, during a duly noticed public hearing on November 28. 2012, the Historic
Preservation Commission considered the application, found the application was consistent with
the applicable review standards and approved the application by a vote of to
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Minor Development for the property located at 305 S. Mill Street,
Aspen Commercial Condominiums Unit B, Block 19 City and Townsite of Aspen, Colorado, as
proposed.
HPC Resolution No._, Series of 2012
305 S. Mill Street
Page 1 of
APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November,
2012.
Approved as to Form:
Debbie Quinn, Assistant City Attorney
ATTEST:
Kathy Strickland, Chief Deputy Clerk
Ann Mullins, Chair
HPC Resolution No., Series of 2012
305 S. Mill Street
Page 2 of 2
To: Amy Guthrie
From: Craig Cordrs-Pearce
Date: September 26, 2012
Re: Above the Salt— 305 S. Mil St. HPC Minor Development and Commercial Review
Dear Amy Gtnhrie,
My name is Craig Cordrs-Pearce of 520 E. Durant Avenue, Aspen, Colorado 91611 I
can be reached at 970.319.0t360 or arty questions may also be directed to Amos
Underwood of the pbr workshop-970174.0481. Thank you for your assistance in moving
this project forward.
The project street address is: 305 S. Mi II Street, Aspen, Colorado 8 1611 .
The legal description is: Subdivision: CITY AND TOWNSITE OF ASPEN Block: 82
Lcr:H&I
The Parcel ID: 273713217802
Ibis proposal includes the following work that'has been' performed at 305 &Mill
Street.
Work already performed:
I . Replacement of garage style doors (3) with French doors (2) and standard door (1)
2 Addition of Bain wood siding to the exterior of the building
3. Re -painting of the stucco and brick exterior areas in the Color: %hire
Description of the above work items;
1. The removal of three glass garage style doors. Two of the doors were 7'-0"W x
6'-0"H arnd one was 4'-0"W x 8'-0"H. The T-0"W x 6'-0"H openings wereio-
filled with glass panel French doors. The 4'-V W x 8'-0"H opening was replaced
with the historical glass windows on either side of the front entrance door (EAST)
2. Following the interior theme, the applicant carried the" of 8" wide vertical
barn wood siding to the exterior. It has been applied vertically, to the first eight
(8) feet of the North side of the building. It can also be found as ftowerbox veneer
to the multiple flower boxes on site as well as being applied to the neighboring
staircase wall of'Panfica' in the Southeast comer of the lot.
3. Following the interior theme. the applicant carried theme of white wash brick to
the exterior of the building. All stucco and brick areas were painted 'white
Applicant has met with fIPC advisors. No (SvfQS is needed. A certificate of
Appropriateness- Minor Histone Development is requested.
Rtapeai Ily wtMnit�`
C[ai Pearce
305-7 Mill Street LLC
540 West Madison Street 25� Floor- Chicago, Illinois 60661
October 1, 2012
Aspen Building Department
517 E. Hopkins Ave
Garden Level
Aspen, CO 81611
To Whom it May Concern:
We are the owner of the building located at 305 and 307 Mill Street in Aspen. The space is occupied by
Above the Salt. Craig Corcitspearce, through his architect, has submitted a plan for minor alterations to
the space and Landlord has approved the attached drawings as presented.
Please accept this letter as permission from the landlord and property owner for submittal of the plans.
If you should have any questions or further requests, please call me directly at (312) 399-7814.
Sincerely,
305-7 MILL STREET LLC
David B. Nelson
Manager
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PAGE 02/06
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Agreement to Pay Application Fees
An g nt beteem the City of Aspen ('City)
and
Property
Phone No..
970319-0060
Owner ('l'),
Craig Cordls-Pearce
Email:
oscp@comcastnet
Address of
30SA S. Mill Street
Billing
CSCP
Property=
Aspen Colorado 81611
Andress
520 E. Dumant Ave.
(subject of
'above the Sao'
(send bifls here)
Aspen CatomrM 81611
application)
I understand that the City has adopted, via OrdinanceNo. , Series of 2011, review fees for Land Use applications
and the payment of these fees is a condition precedent to determining application completeness. I understand
met as the property owner that I am responsible for paying all fees for Mrs development application.
For Bat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these
Bat fees are nor -refundable.
$1,260.00 Bat fee for 4 HRR $ Bat fee for
$ Bat fee for $ Bat fee for
For deposit cases only The City and I understand that because of the we, nature or scope of the proposed
project, it is not possible at this time to know the full extent or total costs involved in processing the application. I
understand that additrona costs over and above the deposit may accrue. I understand and agree that 9 is
impracticable for City staff to complete processing, review, and presentation of sufficient information to enable
legally required findings to be made for project consideration, unless invoices are paid in full.
The City and 1 understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30
days of presentation of an invoice by the City for such serves.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for nonpaymerR
I agree to pay the fallowing initial deposit amounts for the specified hours of staff time I understand that payment
of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs
exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the
processing of my application at the hourly rates hereinafter stated.
$ 1.260.00 deposition 4 hours of Community Development Department staff time. Additionaltime
above the deposit amount unit be billed at $315 per hour.
$ deposit for hours of Engineering Department staff time. Additional time above the deposit
amount will be billed at $265 per hour.
City o/Aspen: Properly
Chris Bandon
Community Development Director Name: Crap Cordts-Pearce
t; uN. Title' Restaurant Owner at 305 S. Mill Street
Fees flue: S Received: S
*40W .00
ATTACHMENT 2 - Hblork PMemadoa Land Use App➢1atlow
t-.A -' -
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Hans _CmigCw&d Pmca (abovedwSah)
Lo=d me 305-7 S.Mill Sheaf Asmm Colorado 81611
Subdivision: City dt Towmito of Aspen Block M Lot: H & I _
pw wtesuartW&v%lot Ablohmmoberw ado end broads dwwkdm ofpmpaty)
Parcel EDE ptBpulR76'i) 2737t 8217802
ArRVCA"
Hama _ Craimeordts-Pomce
Addmw 520E Durramt Ave Aspm Colorado 81611
Phowk 970.319.0060 Fard: B-mal c mfibcmecuLud.
REPRROMA71M
Hans: the
Addrm PO Box 512 Smowmara Colorado 91611
Phom& 970.274.0481 Fmddk &+nail.�s@pbuwodmhop.com
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EXISTM 91S0.K.RM IS 1.780 Sq.FC. RMnXAANI' MINT IRCIMES PATIO AREA
WITH "POPCORN MOON" RESIOMW O11-SITE, EXTERIOR WALK-IN COOLER 14'M
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General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
+ E Does the work you are planning include exterior work; including additions,
demolitions, new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work; including remodeling,
rehabilitation, or restoration?
+ ❑ Do you plan other future changes or improvements that could be reviewed at this
time?
+ In addition to City of Aspen approval for a Certificate of Appropriateness or No
Negative Effect and a building permit, are you seeking to meet the Secretary of
the Interior's Standards for Rehabilitation or restoration of a National Register of
Historic Places property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner -occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
❑ Rehabilitation Loan Fund ❑ Conservation Easement Program ❑ Dimensional Variances
Increased Density ❑ Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees ❑
Conditional Uses ❑ Exemption from Growth Management Quota System C'!. Tax
Credits
Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
CITY OF ASPEN
PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Guthrie, 429.2758 DATE: 09/21/12
PROJECT: 305 S. Mill Street. Above the Salt
REPRESENTATIVE: Craig Cordts-Pearce
TYPE OF APPLICATION: HPC Minor Development and Commercial Design Review
DESCRIPTION: The applicant must apply for minor review approval of all exterior
modifications that were completed on the restaurant without HPC approval
last spring, in particular, door changes and installation of barnwood siding.
The applicant is also interested in creating a permanent airlock entry and
possibly a coat check area.
The property at 305 S. Mill is not individually landmarked, but is located in
the Commercial Core Historic District, therefore design review before HPC is
needed. HPC will review the project according to the applicable guidelines
in the Commercial, Lodging and Historic District Design Guidelines and
Objectives.
The expansion to the restaurant also requires review under the Growth
Management regulations. The applicant is permitted to construct a
permanent airlock entry of up to 100 square feet, exempt from net
leasable/employee mitigation. No approval other than HPC design review,
and an administrative sign off by the Planning Director, is needed before
proceeding to building permit. The airlock cannot be used for any purpose
other than to create a warm entry. Please confirm that the design of the
airlock meets Building Code considerations before submitting an application
to HPC for design review.
Construction of a coat check area requires HPC design approval, and
Growth Management approval as a Major Application before the Planning
and Zoning Commission and City Council. The application is considered
Major because the maximum number of exemptions for small remodel
projects have been used up through previous remodels of this property. (A
separate pre -application summary is being prepared for this review.
Applications can only be submitted twice per year; on February 15" and on
August 15".)
Once the HPC design review application has been submitted, the Planning
Office will also accept an application for Temporary Use review at City
Council to consider installation of a previously existing fabric airlock for
which the land use approval has lapsed. This airlock may be permitted only
for the 2012/2013 winter season in recognition of the fact that a permanent
solution is in the review process. (A separate pre -application summary is
being prepared for this review.)
Land Use Code (including all code sections cited below):
httD7//www asoenoitkin com/Departments/Community-Develooment/PlanninD-and-Zonina/Title-26-
and Historic District Design Guidelines (see Commercial Core Historic District):
rnm/nonnrtmcnreK`nmm, ,nih,-ncvclnnmen}/Dlnn n! nn-nnA-7nn i nn/r`n.mn+_
Plannin
HPC application:
httD://www.asoenoitkin.com/Portals/0/does/City/Comdev/ADDS%20and%20Fees/form historic land use
apD.Ddf
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.415.070.0 Certificate of Appropriateness, Minor Development
Review by: Staff for complete application, HPC for determination
Public Hearing: Yes. Posting of Public Notice only.
Planning Fees: $1,260.00 (for a 4 hour deposit, billed at $315 per hour for over 4 hours)
Total Number of Application Copies: 10
To apply, submit the following information:
1. Total Deposit for review of application.
2. Applicant's name, address and telephone number, contained within a letter signed by the
applicant stating the name, address, and telephone number of the representative authorized to
act on behalf of the applicant.
3. Written consent to the application from the property owner.
3. Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to
practice in the State of Colorado, listing the names of all owners of the property, and all
mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner's right to apply for the Development Application.
4. Completed Land Use Application.
5. Signed fee agreement.
6. Pre -application Conference Summary (this document).
7. An 8 1 /2" x 11" vicinity map locating the subject parcel within the City of Aspen.
8. A written description of the proposal and a written explanation of how a proposed development
complies with the review standards relevant to the development application.
9. All other materials required pursuant to the specific submittal requirements.
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.
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10
To: Amy Guthrie
From: the pbrworkshop
Date: October 20, 2012
Re: Above the Salt — 305 S. Mill St. HPC Minor Development and Commercial Review
Dear Amy Guthrie,
This written response it as explanation to how the existing/proposed changes at 305 S.
Mill Street concur with Chapter 13 of the City of Aspen Historic Preservation Design
Guidelines.
13.1 This proposal respects alignment to the established town grid. No footprint
change is requested in this application and all existing walls run at 90 degrees to Hyman
Avenue and Mill Street, with exception to the "Popcorn Wagon" that has historically sat
on site at about fifty-five degrees angle to Hyman Ave.
13.2 The current entrance for above the Salt is via Mill Street, via the pedestrian mall.
At this time no additional entrances are proposed but applicant is interested in providing a
secondary public entrance that would contain a recessed entry way as recommended in
Section 13.3
13.4 This building does not contact the Alley of Block 82 as years ago the southern
half was razed to make way for Wagner Park. What was the Alley of Block 82 is now a
walking path connecting Mill Street Pedestrian Mall with Monarch Street. At this site, a
dead end footpath alleyway existing, and it is a secondary entrance to the adjacent
properties, as well as allocated space for recycling, oil waste, etc. Future work may come
in conjunction with renovations by any of the neighbor properties. 13.5 is not applicable
13.8 No change to setbacks requested in this application
13.9 Mass and Scale do not apply to this application as it is a one story structure. This
goes for section 13.10 as well.
13.11. The longer facade of the structure sits along Hyman Avenue. It will be divided
into thirds by two interior building comers, highlighted by the two awning modules of
similar size. Further division is created by the skewed "Popcorn Wagon".
13.12 Rectilinear domination is more prevalent along the North Fagade. This is achieved
with a 4' parapet creating a flat roof look. Unfortunately this historic building appears to
be crashed by a twelve foot half circle of bricks on its East side.
13.13 The single story building has a Flat line took byway of four (4) feet parapet wall
added 2006 to enclose rooftop mechanical.
13.14 Does not apply as discussed in Section 13.4
13.15 Character is what makes this building what it is. The twelve font half circle of
bricks along the East side is a good example of Contemporary. Its remodel from
"Junk" with garage -style glass doors and eye -candy walls to classic white stucco
over historic wood is a step toward balance.
13.16 Pedestrian activity is achieved at this congested town -site by way of open
courtyard thirty (30) feet each was from its Northeast property comer. A gas fire
hearth as well as the "Popcorn Wagon" offer encouragement and public use.
13.17 No upper floor is present on this building.
13.18 The design and application of two awnings to be located along Hyman Avenue
side, will give repetition. A sample of this can be seen in the photo, Section 13.1 g,
page twelve of City of Aspen Historic Preservation Design Guidelines.
13.19 Currently there is no recessed entryway at this site.
13.20 Due to the twelve foot half circle of bricks on the East side, this building doesn't
align with neighboring building fronts creating major variation that continues with
the askew "Popcorn Wagon"
13.21 This site is a comer lot that has existing architectural features that provide visual
interest to pedestrians.
Rtfully Submitted,
Amos
the pbrworkshop
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305-7 S. MILtSTREET - ABOVE *ffIE SALT
EXISTING EXTERIOR LIGHT
PROPOSED EXTERIOR LIGHT
18" WIDE
12"
HEIGHT
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AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTYi:�,
S� '� C; 7 1 , Aspen, CO
SCHEDULED PUBLIC HEARING DATE:
20�7i
STATE OF COLORADO )
) Ss.
County of Pitkin )
1, +n �„H zA„nan (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that 1 have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
f Publication of notice. By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable, waterproof
materials, which was not less than twenty-two (22) inches wide and twenty-six
(26) inches high, and which was composed of letters not less than one inch in
height. Said notice was posted at least fifteen (15) days prior to the public hearing
on the l) day of PW-1d N , 20 Pt , to and including the date and time
of the public hearing. A photograph of the posted notice (sign) is attached hereto,
Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application. the names and addresses of
property owners shall be those on the current tax records of Pitkin County as they
appeared no more than sixty (60) days prior to the date of the public hearing. A
copy of the owners and governmental agencies so noticed is attached hereto.
I, ITr7Neighborhood Outreach: Applicant attests that neighborhood outreach,
summarized and attached, was conducted prior to the first public hearing as
required in Section 26.304.035, Neighborhood Outreach. A copy of the
neighborhood outreach summary, including the method ofpublie notification and
a copy of any documentation that was presented to the public is attached hereto.
(continued on next page)
nr 1%W
�1 Mineral F,state Owner Notice. By the certified mailing of notice, return receipt
requested, to affected mineral estate owners by at least thirty (30) days prior to the
date scheduled for the initial public hearing on the application of development.
The names and addresses of mineral estate owners shall be those on the current
tax records of Pitkin County. At a minimum, Subdivisions that create more than
one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are
subject to this notice requirement.
Rezoning or text amendment. Whenever the official zoning district map is in any
way to be changed or amended incidental to or as part of a general revision of this
Title, or whenever the text of this Title is to be amended, whether such revision be
made by repeal of this Title and enactment of a new land use regulation, or
otherwise, the requirement of an accurate survey map or other sufficient legal
description of, and the notice to and listing of names and addresses of owners of
real property in the area of the proposed change shall be waived. However, the
proposed zoning map shall be available for public inspection in the planning
agency during all business hours for fifteen (15) days prior to the public hearing
on such amendments.
S ature
The foregoing "Affidavit of Notice" was acknowledged before me this day
of , 20 , by
WHNESS MY HAND AND OFFICIAL SEAL
My commission expires:
Notary Public
ATTACHMENTS AS APPLICABLE:
• COPY OF THE PUBLICATION
PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
• LIST OF THE OWNERSAND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
• APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE
AS REQUIRED BYC.R.S. §24-65.5-103.3
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RECEIVED
NOV 14 2012
To: Amy Guthrie
From: Craig Cordts-Pearce CITY OF ASPEN
Date: September 26, 2012 COMMUNITY DEVELOPMENT
Re: Above the Salt — 305 S. Mill St. HPC Minor Development and Commercial Review
Dear Amy Guthrie.
My name is Craig Cordts-Pearce of 520 E. Durant Avenue, Aspen, Colors& 81611. I
can be reached at 970.319.0%0 or any questions may also be directed to Amos
Underwood of the pbr workshop-970.274 M L Thank you for your assistance in moving
this project forward
The project street address is: 305 S. Mill Street, Aspen, Colorado 8 1611.
The legal description is: Subdivision: CITY AND TOWNSITE OF ASPEN Block: 82
Lot: H & I
The Parcel ID: 273718217902
This proposal includes the following work that'has been' performed at 305 S. Mill
Street.
Work already performed:
I. Replacement of garage style doors (3) with French doors (2) and standard door (1)
2. Addition of Bam wood siding to the exterior of the building
3. Re -painting of the stucco and brick exterior areas in the Color. White
Description of the above work items;
. The removal of three glass garage style doors. Two of the doors were 7'-0"W x
6'-0'Ti and one was 4%0"W x 8'4 K The T-0"W x 6' 0" H openings were in-
fiDed withglass panel French doors, The 4'-W W x 8'-0"H opening was replaced
with the historical glass windows on either side of the from entrance door (EAST)
2. Following the interior theme, the applicant carried the use of 8" wide vertical
barn wood siding to the exterior. It has been applied vertically, to the first eight
(8) feet of the North side of the building, It can also be found as llowerbox veneer
to the multiple Rower boxes on site as well as being applied to the neighboring
staircase wall of Pacifica' in the Southeast comer of the lot.
3. Following the interior theme, the applicam carried theme of white wash brick to
the exterior of the building. All stucco and brick areas were painted 'white'.
Applicant has met with HPC advisors. No GMOS is needed. A certificate of
Appropriateness- Minor Historic Development is requested.
ResgiF--
CONE
305-7 Mill Street LLC
540 West Madison Street, 2S1^ Floor - Chicago, Illinois 60661
October 1, 2012
Aspen Building Department
517 E. Hopkins Ave
Garden Level
Aspen, CO 81611
To Whom it May Concern:
We are the owner of the building located at 305 and 307 Mill Street in Aspen. The space is occupied by
Above the Salt. Craig Cordispearce, through his architect, has submitted a plan for minor alterations to
the space and Landlord has approved the attached drawings as presented.
Please accept this letter as permission from the landlord and property owner for submittal of the plans.
If you should have any questions or further requests, please call me directly at (312) 399-7814.
Sincerely,
305-7 MILL STREET LLC
David B. Nelson
Manager
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PAGE 02t06
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Agreement to Pay Application Fees
An aorewrom between the City of Aspen ('Cfly-) and
Property
Phone No
970-3194M
Owner('P')
Crag Cordls-Pearce
Email: cscpQccmcastnet
Address of
30517 S. Mill Street
Billing
CSCP
Property
Aspen Colorado 81611
Address:
520 E. Dunant Ave.
Pal*� n)
'stove the Soft
(sue lafstie)
Aspen Colorado 81611
,(Subject
I undeMarxl that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications
and the payment of these fees is a condition precedent to detennming application completeness. I understand
that as the property owner that I am responsible for paying all fees for this development application.
For flat fees and refenal fees: I agree to pay the following fare for the services indicated I understand that these
flat fees are non-refundeWe
$1,260.00 flat fee for 4 HRC $ flat fee for
$ flat fee for $ flat fee for
For deposit cases only: The City and I understand that because of the was, nature or scope of the proposed
project, it is not possible at this time to Imow the full extent or total costs involved in processing the application. I
understand that additional cosbi over and above the deposit may accrue I understand and agree that it is
impracticable for City staff to complete processing, review, and presentation of sufficient information to enable
legally requited findings to he made for project corsderation, unless invoices are pad in full.
The City and I understand and agree Nat invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30
days of presentation of an invoice by the City for such services.
I have read, understood, shot agree to the Land Use Review Fee Policy including consequences for non-paymenL
I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment
of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs
exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the
processing of my application at the hourly rates hereinafter stated.
$ 1.260.00 depositfor 4 hours of Communty Development Department staff time. Addltonaltime
above the deposit amount will be billed at $315 per hour.
$ deposit for _ hours of Engineering Department staff time. Additional time above the deposit
amount wiil be billed al $265 per how.
City of Aspen: Pro7��4
�..7
Chns Bandon
Community Development Director Name: Craw Cordfs-Pearce
City use: Title: Restaurant Owner at 305 S. Mill Street
Fees Due: $ (Ncawol: $
RECEIVED
NOV 14 2012
CITY OF ASPEN
CMUNm oEVE. Nt
ATTACHMENT 2 - Historic Preservadw Land Use Appiicatlon
power., . _.......`_
NOW Craig Cordsrpe a above die saD
Lawdom 305-7 S.Mill sheet Aspen Cdorado 81611
sub&visioa: City E To ite of Aspen Bloch 92 Ld: H & I
(FrWw, mvN dam., kit &bk*m bam mrra and bm"dRaiptkn ofFep.ty)
Pmcd I1)8 (RRQIIR!!�D} 273718217802
000tS NIAnM
4amx the pbnvmkahop
Wdrml PO Ham 512 Snowmesa Colorado 81611
'bnRB: 970.274,0481 Fmdk E-mml-muss@�-
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"POPCORN WAGON" RHSVAJRRMr 011-STYE. EXTERIOR WALE -IN COOLER 14'X8'
REMOVEAL OF EXITRIOR MEM SIDING REPLACE NI'ffi VEMCAL RARRYOOD. REMOVAL
3 (LASS GARAGE DOORS WITH 2 FRENCH DOOR 1 STANDARD DOOR REPLACHIENrS.
RRPLACBMIM OF P,87'ERIOR LIG14TS PER ASPEN LAND USE WDE-SEE PHOTOS
RECEIVED
Ada LWMo Yle!@RabRl
Nnv 14 M9. I.wURAWNNS "Mkom %UpdMe&.Mrzs2am
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General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
C Does the work you are planning include exterior work; including additions,
demolitions, new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work; including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this
time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No
Negative Effect and a building permit, are you seeking to meet the Secretary of
the Interior's Standards for Rehabilitation or restoration of a National Register of
Historic Places property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner -occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund ❑ Conservation Easement Program ❑ Dimensional Variances
Increased Density ❑ Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees
Conditional Uses ❑ Exemption from Growth Management Quota System ❑ Tax
Credits
Aspen Historic Preservation
Land Use Application Requirements, Updated: May 29, 2007
%W
CITY OF ASPEN
PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Guthrie, 429.2758 DATE: 09/21/12
PROJECT: 305 S. Mill Street. Above the Salt
REPRESENTATIVE: Craig Cordts-Pearce
TYPE OF APPLICATION: HPC Minor Development and Commercial Design Review
DESCRIPTION: The applicant must apply for minor review approval of all exterior
modifications that were completed on the restaurant without HPC approval
last spring, in particular, door changes and installation of barnwood siding.
The applicant is also interested in creating a permanent airlock entry and
possibly a coat check area.
The property at 305 S. Mill is not individually landmarked, but is located in
the Commercial Core Historic District, therefore design review before HPC is
needed. HPC will review the project according to the applicable guidelines
in the Commercial, Lodging and Historic District Design Guidelines and
Objectives.
The expansion to the restaurant also requires review under the Growth
Management regulations. The applicant is permitted to construct a
permanent airlock entry of up to 100 square feet, exempt from net
leasabletemployee mitigation. No approval other than HPC design review,
and an administrative sign off by the Planning Director, is needed before
proceeding to building permit. The airlock cannot be used for any purpose
CENED other than to create a warm entry. Please confirm that the design of the
RE airlock meets Building Code considerations before submitting an application
to HPC for design review.
NOV 14 2W2 Construction of a coat check area requires HPC design approval, and
Uf OF OE N1 Growth Management approval as a Major Application before the Planning
C6Wand Zoning Commission and City Council. The application is considered
Major because the maximum number of exemptions for small remodel
projects have been used up through previous remodels of this property. (A
separate pre-appliration summary is being prepared for this review.
Applications can only be submitted twice per year; on February 151" and on
August 15U.)
Once the HPC design review application has been submitted, the Planning
Office will also accept an application for Temporary Use review at City
Council to consider installation of a previously existing fabric airlock for
which the land use approval has lapsed. This airlock may be permitted only
for the 2012/2013 winter season in recognition of the fact that a permanent
solution is in the review process. (A separate pre -application summary is
being prepared for this review.)
Land Use Code (including all code sections cited below):
httD://www.aspenpitki n.com/Departments/Community-Develooment/Planni na-and-Zonina/Title-26-
and Historic District Design Guidelines (see Commercial Core Historic District):
nnm/rlpnartmpntc/rnmmunity-npvpinnmcnt/Pinnninn-nnd-7nninn/G ,rrant-
Plannin
HPC application:
httD://www.asoenoitkin.00m/Portals/0/docs/City/Comdev/ADDS%20and%20Fees/form historic land use
apD.pdf
Land Use Code Section(s)
26.304 Common Development Review Procedures
26.415.070.0 Certificate of Appropriateness, Minor Development
Review by: Staff for complete application, HPC for determination
Public Hearing: Yes. Posting of Public Notice only.
Planning Fees: $1.260.00 (for a 4 hour deposit, billed at $315 per hour for over 4 hours)
Total Number of Application Copies: 10
To apply, submit the following information:
1. Total Deposit for review of application.
2. Applicant's name, address and telephone number, contained within a letter signed by the
applicant stating the name, address, and telephone number of the representative authorized to
act on behalf of the applicant.
3. Written consent to the application from the property owner.
3. Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to
practice in the State of Colorado, listing the names of all owners of the property, and all
mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner's right to apply for the Development Application.
4. Completed Land Use Application.
5. Signed fee agreement.
6. Pre -application Conference Summary (this document).
7. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen.
8. A written description of the proposal and a written explanation of how a proposed development
complies with the review standards relevant to the development application.
9. All other materials required pursuant to the specific submittal requirements.
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.
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5
To: Amy Guthrie
From: the pbrworkshop
Date: October 20, 2012
Re: Above the Salt —305 S. Mill St. HPC Minor Development and Commercial Review
Dear Amy Guthrie,
This written response it as explanation to how the existing/proposed changes at 305 S.
Mill Street concur with Chapter 13 of the City of Aspen Historic Preservation Design
Guidelines.
13.1 This proposal respects alignment to the established town grid. No footprint
change is requested in this application and all existing walls run at 90 degrees to Hyman
Avenue and Mill Street, with exception to the "Popcorn Wagon" that has historically sat
on site at about fifty-five degrees angle to Hyman Ave.
13.2 The current entrance for above the Salt is via Mill Street, via the pedestrian mall.
At this time no additional entrances are proposed but applicant is interested in providing a
secondary public entrance that would contain a recessed entry way as recommended in
Section 13.3
13.4 This building does not contact the Alley of Block 82 as years ago the southern
half was razed to make way for Wagner Park. What was the Alley of Block 82 is now a
walking path connecting Mill Street Pedestrian Mall with Monarch Street. At this site, a
dead end footpath alleyway existing, and it is a secondary entrance to the adjacent
properties, as well as allocated space for recycling, oil waste, etc. Future work may come
in conjunction with renovations by any of the neighbor properties. 13.5 is not applicable
13.8 No change to setbacks requested in this application
13.9 Mass and Scale do not apply to this application as it is a one story structure. This
goes for section 13.10 as well.
13.11. The longer facade of the structure sits along Hyman Avenue. It will be divided
into thirds by two interior building comers, highlighted by the two awning modules of
similar size. Further division is created by the skewed "Popcorn Wagon".
13.12 Rectilinear domination is more prevalent along the North Facade. This is achieved
with a 4' parapet creating a flat roof look. Unfortunately this historic building appears to
be crushed by a twelve foot half circle of bricks on its East side.
13.13 The single story building has a Flat line look byway of four (4) feet parapet wall
added 2006 to enclose rooftop mechanical.
13.14 Does not apply as discussed in Section 13.4
..
13.1 S Character is what makes this building what it is. The twelve foot half circle of
bricks along the East side is a good example of Contemporary. Its rcmodel from
"Junk" with gamgc-style glass doors and eye -candy walls to classic white stucco
over historic wood is a step toward balance.
13.16 Pedestrian activity is achieved at this congested town -site by way of open
courtyard thirty (30) feet each was from its Northeast property comer. A gas fire
hearth as well as the "Popcom Wagon" offer encouragement and public use.
13.19 No upper floor is present on this building.
13.18 The design and application of two awnings to be located along Hyman Avenue
side, will give repetition. A sample of this can be seen in the photo, Section 13.18,
page twelve of City of Aspen Historic Preservation Design Guidelines,
13.19 Currently there is no recessed entryway at this site.
13.20 Due to the twelve foot half circle of bricks on the East side, this building doesn't
align with neighboring building fronts creating major variation that continues with
the askew "Popcorn Wagon"
13.21 This site is a comer lot that has existing architectural features that provide visual
interest to pedestrians.
R tfully Submitted,
Amos
the pbrworkshop
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CONDOMINIUM MAP OF ASPEN COMMERI-CAL CONDOMINIUM
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OWNER'S _ CERTIFICATE
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OFFOPf - ALUMINIUM SIDING AND GPEY PAINT
305-7 S. MILY STREET -ABOVE YHE SALT
EXISTING EXTERIOR LIGHT
PROPOSED EXTERIOR LIGHT
18" WIDE
12"
HEIGHT
01/05/12