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DOC CODE: ORDINANCE
Pg 1 of 34, 08/20/2025 at 02:44:51 PM
Ingrid K. Grueter, Pitkin County, CO
ORDINANCE #06
(SERIES OF 2025)
AN ORDINANCE OF THE ASPEN CITY COUNCIL APPROVING MAJOR PUBLIC
PROJECT REVIEW, PLANNED DEVELOPMENT — PROJECT REVIEW AND
DETAILED REVIEW, HISTORIC PRESERVATION CERTIFICATE OF
APPROPRIATENESS FOR MAJOR DEVELOPMENT — CONCEPTUAL AND FINAL
REVIEW, GROWTH MANAGEMENT REVIEW, COMMERCIAL DESIGN REVIEW —
CONCEPTUAL AND FINAL, ESA MOUNTIAN VIEWPLANE REVIEW, AND
PARKING & TRANSPORTATION REVIEW, FOR THE FOLLOWING PROPERTIES:
BLOCK 93, LOTS K THROUGH M, COMMONLY KNOWN AS THE ASPEN
ARMORY BUILDING; AND BLOCK 93, LOT: N AND LOT 0 & WEST 22 % FT. OF
LOT P, COMMONLY KNOWN AS CONNER MEMORIAL PARK, CITY AND
TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.
Parcel ID: 2737-073-31-851, Armory, 130 S. Galena St., Zoned Public (PUB)
2737-073-31-852, Conner Park, 525 E. Hopkins Ave., Zoned Park (P)
WHEREAS, the Community Development Department received an application from the City
of Aspen, 427 Rio Grande Pl. Aspen, CO 81611 from City of Aspen's Capital Asset Management
Department on behalf of the City Manager requesting approval for the following land use review
approvals
• Major Public Project Review, pursuant to Chapter 26.500; and
• Major Planned Development Amendment — Project Review and Detailed Review
pursuant to Chapter 26.445;
• Historic Preservation — Certificate of Appropriateness for Major Development —
Conceptual and Final Review, pursuant to Chapter 26.415;
• Commercial Design Review, Conceptual and Final, pursuant to Chapter 26.412
• Growth Management Review pursuant to Chapter 26.470; and,
• Environmentally Sensitive Areas — Mountain View Planes; pursuant to Chapter 26.435
• Transportation & Parking Management, Special Review, pursuant to Chapter 26.515;
and,
WHEREAS, the application for development proposes: Redevelopment of the Armory
Building, a locally designated historic resource and is listed on the National Historic Register; and,
WHEREAS, the proposed development has been informed by months of public outreach and
feedback from community outreach sessions, surveys, and City Council work sessions; and,
WHEREAS, the Community Development Department Staff reviewed the application for
compliance with the applicable review standards; and,
WHEREAS, the Development Review Committee, consisting of the Aspen Consolidated
Sanitation District, City Engineering, the Building Department, the Environmental Health
Council Ordinance #06, Series of 2025
Page 1 of 2
Department, the Parks Department, the Aspen/Pitkin County Housing Authority, and the Utilities
Department provided referral comments to the Community Development Department; and,
WHEREAS, On June 3, 2025, in a continued, noticed, public hearing, the City of Aspen
Historic Preservation Commission through Resolution #04, Series of 2025' recommended denial
in a unanimous vote, subject to a series of conditions that would benecessary to gain a
recommendation of approval; and,
WHEREAS, following discussion and direction in work session with City Council on June
161 2025, the applicant updated the application with design modifications in a submission received
by Community Development on July 1, 2025; and,
WHEREAS, the Community Development Director has reviewed the application against
applicable review criteria and finding that all criteria have been materially met, has recommended
approval, subject to the provisions of this Ordinance; and,
WHEREAS, the Aspen City Council has reviewed and considered the request under the
applicable provisions of the Municipal Code as identified herein, has reviewed, and considered the
recommendation of the Community Development Director, and has taken and considered public
comments at a public hearing; and,
WHEREAS, the Aspen City Council reviewed the application at a regular meeting on July,
22, 2025 and approved Ordinance #06, Series of 2025 in a four to zero (4 to 0) vote at First Reading;
and,
WHEREAS, the Aspen City Council reviewed the application at a regular meeting on August
12, 2025, and approved Ordinance #06, Series of 2025 i-n-a 5 to 0 (5 to 0) to approve the request;•
and,
WHEREAS, the Aspen City Council finds that this Ordinance furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE BE IT RESOLVED, THE ASPEN CITY COUNCIL APPROVES
THE FOLLOWING:
Section 1: Major Public Project
This project has been reviewed and approved subject to the procedures and criteria in Chapter
26-500 of the Aspen Land Use Code. Most importantly, this approval grants the ability for the
project to pursue a combined review and approval for Planned Development, Major Amendment;
Historic Preservation, Certificate of Appropriateness for Major Development, and Commercial
Design Review, as described in Sections 2-5, below.
The specific project approval is granted per the initial application submitted on February 3, 2025,
an update to the application submitted on February 18, 2025, and supplemental addition submitted
July 1, 2025. Elements of these applications are included in Exhibit A to this Ordinance.
Council Ordinance #06, Series of 2025
Page 2 of 9
Section 2: Planned Development — Major Amendment; Project Review
The application included all required submissions per 26.445.080 and has been reviewed and
approved subject to 26.445.050, Project Review Standards.
The following dimensions and uses are approved by this Ordinance:
Armory and Conner Memorial Park Property
17,298 sq. ft.
Parcel Size
Includes area for both
2737-073-31-851 & 2737-073-31-852*
4-6 On -Site Parking Spaces depending on season
Parking
(in relation to seasonal changes to bike parking configuration)
Transportation
Bike Racks for up to 26 bikes and one, We -Cycle Station (seasonal)**
See attached roof plan t
• Armory Building, Wall caps and Parapet: 41 feet, 4 inches
• Skylight curbs on Armory — 41 feet, 10 inches
Visitor's Center: 13 feet 9 inches
Maximum Heights
Mechanical Screening associated with Visitor's Center: 18 feet
New Eastern Entry Canopy: 13 feet, 9 inches
Multi -Use Deck Canopy: 11 feet, 3 inches
*technical adjustments to height measurements may be approved at building permit
review with a maximum of a 10% addition to any identified element.
Armory Building — including new Visitor's Center
Net Floor Area: 17,081 square feet
Floor Area
Net Leasable Area: 14,037 square feet
*technical adjustments to floor area and related dimensions may be approved at
building permit review.
North: 0 feet
South: 0 feet
Setbacks
East: 5 feet
West: 0 feet
*Considered jointly, per 26.480.020.0
"While a We -Cycle Station is proposed for an on -site location, accommodating future needs of We -Cycle
operation shall allow for alternative off -site location as deemed necessary by the City.
Armory Hall
Zone District Public (PUB)
Land Uses Food Hall with multiple commercial kitchens, Meeting Space, Community
Space, Visitor Center
Conner Memorial Park
Zone District Park (P)
Land Uses Park: Multi -Use Deck, Raised Picnic Deck & Seating, Seasonal Farmer's
Market, Communit Events, Landscaping
Council Ordinance #06, Series of 2025
Page 3 of 9
Variations to 26.575.020.F.4 are approved to accommodate mechanical equipment in two
locations: 1) on the visitor center and 2) within the mechanical bay at the rear of the main
Armory roof structure, as depicted in Exhibit A.
Section 3: Planned Development — Major Amendment, Detailed Review
The application included all required submissions per 26.445.080 and has been reviewed and
approved subject to 26.445.070, Detailed Review Standards, with the following conditions:
1) Individual lighting fixtures and signage shall be reviewed as part of the building
permit process and shall be subject to the provisions of the Land Use Code at the time
of building permit submission.
2) Modifications to exterior materials shall be evaluated by staff and assigned monitor(s)
— prior to and during permit review, as applicable.
3) Modifications to the approved site and landscaping plans shall be evaluated by staff
and assigned monitor(s), and Parks and Engineering staff — prior to and during permit
review, as applicable.
4) Changes that are of an insignificant or technical nature — related to 2) and 3) above,
may be approved as part of building permit review, without further Land Use review.
5) Changes that are determined to be of a more significant nature shall be reviewed
subject to the provisions of Planned Development amendments; 26.445.110.
Section 4: Historic Preservation Certificate of Appropriateness for M4A'or Development;
Conceptual and Final Review
Important elements of the preservation and treatment of the Armory Building were included in
both the original application submitted on February 3, 2025, an update to the application
submitted on February 18, 2025, and supplemental addition submitted July 1, 2025. The project
has been reviewed under these application contents and approved, subject to Chapter 26.415 and
the City of Aspen Historic Preservation Design Guidelines, with the following conditions:
1) A comprehensive historic preservation plan, detailing the treatment of the Armory
Building, shall be included as part of the building permit submission.
2) A full repointing of the Armory Building shall be done prior to obtaining a
Certificate of Occupancy or Temporary Certificate of Occupancy, with proposed
mortar and brick to be reviewed and approved by staff and monitor(s).
3) Prior to permit submission, the applicant team shall work with staff and assigned
monitor(s) to identify the roofing material for the Armory Building.
4) Prior to permit submission, the applicant team shall work with staff and assigned
monitor(s) to identify the surface material(s) for the area in front of the Multi -Use
Deck in Conner Park. Artificial turf shall not be used on the site.
5) Prior to permit submission, the applicant team shall work with staff and assigned
monitor(s) on details of new fenestrations (Bay 2, Bay 5, and new opening next to
vestibule), including a brick reveal of a minimum 1.5 wythes.
6) Prior to permit submission, the applicant team shall work with staff and assigned
monitor(s) on details of canopy attachment.
7) Canopy over vestibule addition to be as thin as feasible, with focus on the canopy
portion over the proposed fenestration.
Council Ordinance #06, Series of 2025
Page 4 of 9
8) Canopies not to extend further than 5 feet 6 inches from the building fagade.
9) Canopies on Hopkins Ave. not to be wider than 11 feet 4 inches.
10) Bays two (2) and five (5) shall have a grass/paver transition from sidewalk, as
detailed in provided renderings.
11) Prior to permit submission, the applicant team shall work with staff and assigned
monitor(s) on details of the proposed gutter and downspout system, including
location and materials.
12) A gravel border of a minimum width of one foot shall be located between the
Armory Building and any landscape plantings.
13) This approval is conditioned in other details of the project submitted in the
updated application on July 1, 2025. Modifications to details within the
submission or to the specific conditions (#1-12 above) that are proposed during
permit review or during construction are subject to evaluation by staff and
assigned monitor(s) and review processes identified in Section 15 below.
Section 5: Commercial Design; Conceptual and Final Review
The application included all required submissions per 26.412.050 and has been reviewed and
approved subject to 26.412.060. Many of the review criteria for Commercial Design are related to
those for Planned Development and Historic Preservation in Sections 2-4 above. Should changes
to the exterior of the building or site planning be proposed, they will be evaluated per Section 15
of this Ordinance (Future Changes to Project), below.
Pedestrian Amenity (26.412.070
As the project is not pursuing demolition, it is exempt from meeting current Pedestrian Amenity
requirements; and is expanding, not reducing areas that would be defined as Pedestrian Amenity.
Second Tier Commercial Space 0
,pace (26.412.OU
As the project is not pursuing demolition, it is exempt from meeting Second Tier Commercial
Space requirements. In its existing condition the building, due to its internal vertical circulation
connections, does not contain Second Tier Commercial Space. The proposed design maintains this
condition.
Section 6: Growth Management Quota System -
The project is not triggering demolition and is not increasing Mitigation Floor Area. As a structure
listed on the Aspen Inventory of Historic Landmark Sites and Structures, the prcj ect is exempt
from GMQS Requirements, per 26.470.070.D.
Section 7: Transportation and Parking Management
As the project is exempt from Growth Management Quota System requirements as described in
Section 6 above, the project is additionally exempt from TIA requirements and TDM and MMLOS
mitigation, per the adopted Transportation Impact Analysis Guidelines. However, the project as a
public facility is subject to Special Review (26.515.080).
1) This approval allows for the removal of five existing off-street parking spaces from the
alley. Three standard parking spaces and one ADA, van -accessible space shall be provided
Council Ordinance #06, Series of 2025
Page 5 of 9
along the alley during We -Cycle's operation season. Five standard -parking spaces and one
ADA, van accessible space shall be provided when We -Cycle is not in operation.
2) This approval allows for the removal of six existing on -street parking spaces on Hopkins
Ave. to accommodate streetscape improvements.
3) The We -Cycle station that is currently located in the right-of-way along Hopkins Ave. shall
be relocated to the alley as depicted in the approved site plan — or to an alternative off -site
location in meeting the operational needs of We -Cycle
Section 8: Environmentally Sensitive Areas - Mountain View Planes Review
The modifications to the Armory and Conner Park have been reviewed and approved through the
provisions of 26.435-050. Changes from this approval proposed during permit review,
construction, or in the future that are subject to this section shall be reviewed per the provisions of
Title 26 and Section 15, below.
Section 9: Parks Department Conditions of Approval:
1) A maintenance agreement shall be established as part of the master operator lease
agreement between the Parks and Open Space Department and the Applicant/Ar-no
Hall Lessee to clearly define year-round (summer and winter) maintenance and
management responsibilities for Conner Memorial Park and the E Hopkins Avenue
streetscape.
2) The Applicant shall adhere to the provisions of the Tree Preservation Plan for Conner
Memorial Park Existing Blue Spruce as provided by the City of Aspen Parks and Open
Space Department.
a. Soil samples shall be taken prior to the submission of a building permit
application to understand pH, micro and macro nutrient needs, salinity, and soil
structure. Amendments to the soil shall be tailored to the results derived from
the soil tests.
b. Soil enhancements to improve microbial activity, build soil structure, increase
organic matter, and improve pH levels can positively impact tree health and shall
be applied before, during, and after construction according to the results of soil
testing as mentioned above.
3) The Applicant shall coordinate tree planting species selections with City of Aspen
Forester prior to the submission of a building permit application.
4) The Applicant shall coordinate Conner Memorial Park tree deck design, tree deck footer
locations, and tree deck construction methodology with Landscape Architect, City of
Aspen Forester, and a structural engineer prior to the submission of a building permit
application.
a. The Conner Memorial Park tree deck shall be strategically designed and
constructed to minimize acute damage to structural root system, exposed
surface roots, and long-term tree health.
b. The tree deck and wood seating around the trunk must be designed to allow for
an additional 30 years of growth. The opening should be no closer than 10" to
the trunk of the tree at any given location.
5) The Applicant shall coordinate the design of irrigation infrastructure to maintain the East
Hopkins Avenue streetscape and Conner Memorial Park with the Parks and Open Space
Council Ordinance #06, Series of 2025
Page 6 of 9
Department prior to the submission of a building permit application.
Section 10: Enineerin Department Conditions of Approval:
These conditions are technical in nature and will be addressed fully at building permit, but as they
have potential site planning and infrastructure capacity implications, they are included within the
Ordinance.
1) Transformers
a. The proposed 3 -phase transformer needs to have a primary cable in and out. Relocation
of all secondary lines from the existing transformer to the proposed transformer are the
responsibility of the applicant. There must be bollards placed around the transformer
to prevent vehicles from hitting the transformer. An easement must be dedicated for
this transformer.
b. The existing single-phase transformer on the eastern side of the Conner Park property
must be dedicated in an easement. The proposed parking spaces may not be over the
transformer and must be clear of the easement. There must be bollards placed around
the transformer to prevent vehicles from hitting the transformer.
2) Water
a. Existing installations that are found to be noncompliant shall be required to comply
with current Standards as equipment and/or infrastructure fails and needs repair (refer
to Section 5.6 Ownership and Owner Responsibility for details). Existing installations
that are found to be non -compliant through the course of other work shall be put on
notice to comply with current Standards within a timeframe as agreed upon between
the Water Department and customer.
3) Right -of Way and Stormwater
a. A right-of-way treatment option will be permitted. Per the Mile High Flood District,
hydrodynamic separators do not provide WQCV benefit. Another treatment system will
need to be selected. Utility separation distances and crossings will need to be evaluated
closely.
b. The proposed inlet should be connected to a new main line via a lateral. We do not
install storm pipes below curb and gutter. A lateral and main configuration will need to
be installed. The existing inlet on Galena St. should be connected via a new lateral to
the installed main.
c. The existing inlet near Main St. frequently ices over and does not have capacity. The
pipe capacity from the proposed inlet to the connection to Mill Street should be
analyzed for capacity.
d. Coordinate with the Parking Department about the relocation of the parking meters and
parking signage along Hopkins Ave. and Galena St.
e. This approval anticipates the need for a permanent, right-of-way encroachment license
from the City of Aspen Engineering Department to accommodate the canopies and
streetscape improvements along Hopkins Ave.
f. For the anticipated construction in the right-of-way, the Armory project shall
accommodate safe utility clearances for all earth retention systems, as required in Sec.
21.12,140. Limitations to Soil Stabilization Methods, and protection of landscape that is
being maintained. Furthermore, the City hereby grants a perpetual, exclusive easement
for any subsurface foundations, footer pads, or other structural elements of the armory
Council Ordinance #06, Series of 2025
Page 7 of 9
foundation which encroach into any adjacent rights -of -way or Connor Park.
4) Confirm that the water fountain in Conner Park is remaining. Within the building permit
submission, show the fountain on plans or provide an abandonment plan for the water
line.
Section 11: Buildin2 Department Conditions of Approval:
1) As it has potential site planning and landscaping implications along the alley, any changes
to proposed transformers must continue to meet the requirements of the City Electric Utility
and of the building code related to transformers' adjacency to existing or new structures.
2) As project moves to construction level detail, the project must continue to comply with
minimum standards related to size and accessibility of the trash, recycling, and compost
enclosure(s), per Titles 8 and 12 of the Municipal Code.
Section 12: Environmental Health Conditions of Approval:
1) All food and beverage operators must apply for and obtain a retail food license with the
Environmental Health and Sustainability Department by completing a retail food plan
review application.
2) During the building permit process, the commercial kitchen layout and equipment
specifications shall be submitted at that time for review.
Section 13: Final PD Development ALFreement and Approved Plan Set
Pursuant to Land Use Code Section 26.445.090, Documents & Deadlines and 26.490, Approval
Documents; the Applicant shall prepare and submit a draft Development Agreement, and Planned
Development Plan Set to the Community Development Department within 180 days following the
date of final approval of this Ordinance. Community Development staff shall collaborate with the
Applicant to finalize and record documents as applicable. Building permits may be applied for but
not issued prior to recording the documents described herein.
I +Q.
Section 14: Vested R*LyhL..
The project is granted statutory vested rights for a period of three years.
d%.+
Section 15: Future Changes to the Projcet
Significant changes to the project shall utilize the amendment provisions for Planned Development
(26.445) provided by the City of Aspen's Land Use Code. If changes are proposed, the applicant
shall work with the Community Development Department to evaluate the scale and scope of the
changes prior to the submission of a building permit to determine if any further land use action is
necessary to review and approve the proposed changes. Insignificant changes and changes of a
technical nature may be approved by the Community Development Director as part of the building
permit review process. Any necessary changes that occur during permit review or construction
Council Ordinance #06, Series of 2025
Page 8 of 9
related to the treatment or preservation of the historic resource shall be evaluated by historic
preservation staff and assigned monitor(s) per provisions of 26.415.
Section 16: MaterialRepresentations
All material representations and commitments made by the Applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented
1 -0 i
before the Historic Preservation Commission and/or City Council, are hereby incorporatea n such
site development approvals and the same shall be complied with as if fully set forth herein, unless
amended by an authorized entity.
Section 17: Existing Litigation
This ordinance shall not affect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein
provided, and the same shall be conducted and concluded under such prior ordinances.
Section 18: Severability
If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct, and independent provision and shall not affect the validity of the remaining portions
thereof
INTRODUCED, READ, AND ORDERED PUBLISHED, as provided by law, by the City
Council of the City of seen on the 22nd day of July, 2025.
"I'y of
ATTEST:
Mike Sear, Deputy City Clerk Racl1ael Richards, Mayor
FINALLY, adopted, passed, and approved by a 5 to 0 (5-0) vote on this 12thday of August 2025.
APPROVED AS TO FORM:
Katharine Joh n, City Attorney
ATTEST:
.09
Mik6e-- ear, Deputy City Clerk
APPROVED AS TO CONTENT:
RachaeiRichairds, Mayor
Exhibit A: Project Drawings — Site Plans, Elevations and Renderings, Floor Plans
I
Council Ordinance #06, Series of 2025
Page 9 of 9
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