HomeMy WebLinkAboutagenda.council.regular.20250909AGENDA
CITY COUNCIL REGULAR
MEETING
September 9, 2025
5:00 PM, City Council Chambers
427 Rio Grande Place, Aspen
I.Call to Order
II.Roll Call
III.Scheduled Public Appearances
IV.Citizens Comments & Petitions
V.Special Orders of the Day
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(Time for any citizen to address Council on issues NOT scheduled for a public hearing.
Please limit your comments to 3 minutes)
a) Councilmembers' and Mayor's Comments b) Agenda Amendments c) City Manager's
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VI.Consent Calendar
VIA.Resolution #125, Series of 2025 - Community Health Services Off-Cycle Grant
Request
VIB.Draft Minutes of August 26, 2025
VII.Notice of Call-Up
VIIA.
Notice of Historic Preservation Commission approval of Certificate of
Appropriateness for Major Development Plan Conceptual Review: 305 South Mill
Street, HPC Resolution #07, Series of 2025
VIII.First Reading of Ordinances
IX.Public Hearings
IXA.Resolution #118, Series of 2025 - Policy Resolution for Amendments to Special
Review, Signs, and Creation of a Fee Deferral and/or Waiver Program
X.Action Items
XA.Resolution #129, Series of 2025 - Armory Hall Remodel and Reuse: Interior Design
Progress
XI.Executive Session
Comments d) Board Reports
(These matters may be adopted together by a single motion)
CHS_FundingRecommendation_Memo.pdf
Attachment A_Resolution 125 (2).pdf
cc.min.082625.docx
Notice of Call Up 305 S Mill St Wild Fig Res 07 Series 2025.pdf
Exhibit A Wild Fig Architectural Elevations.pdf
Exhibit B Resolution 07 Series 2025.pdf
Staff Memo_Policy Resolution #118, Series of 2025.pdf
Policy Resolution #118, Series of 2025.pdf
Memo_Armory Hall Interiors_9.09.25.pdf
Exhibit_B_Armory_Hall_Interior_Design_Resolution_2025.09.09 (2).docx
Exhibit A_Armory Hall Interiors - Design Progress.pdf
Pursuant to C.R.S. Section 24-6-402(4)(b) Conferences with an attorney for the local public
body for purposes of receiving legal advice on specific legal questions; (4)(e) Determining
positions relative to matters that may be subject to negotiations; developing strategy for
negotiations, and instructing negotiators; (4)(f) Personnel
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XII.Adjournment
The specific items of discussion involve the following:
1. City of Aspen v. 359 Design, LLC
2. Interview with Pete Strecker- finalist for City Manager Position
3. Discussion with negotiators concerning City Manager Contract
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MEMORANDUM
TO: Mayor and City Council
FROM: John Barker, Strategy & Innovation Director
Arielle Lyons, Grants Administrator
CC: Ann Mullins, Grants Steering Committee Chair
THROUGH: Alissa Farrell, Administrative Services Director
MEMO DATE: August 27, 2025
MEETING DATE: September 9, 2025
RE: Resolution No. 125, Series of 2025, approving funding for
Community Health Services
_____________________________________________________________________
REQUEST OF COUNCIL: Staff is requesting Council consideration and approval of
Resolution No. 125, Series of 2025, authorizing $8,091 in emergency grant funding for
Community Health Services, Inc. as recommended by the Regional Grantors
Collaborative and approved by the Grants Steering Committee.
SUMMARY AND BACKGROUND: At the August 11, 2025, work session, Council
reviewed and approved an off-cycle funding request from Community Health Services,
Inc. (CHS) to address an immediate and significant decrease in funding. Without
supplemental funding, CHS will be forced to reduce or suspend essential public health
services in Aspen. The total funding request was $90,000 regionally; the city’s share of
the emergency funding request is calculated based on historical support of CHS.
DISCUSSION: The Regional Grantors Collaborative—established to review
emergency funding requests in coordination with regional partners —evaluated the
request and recommended that each participating funder contribute based on their
proportion of CHS’s total funding. For the City of Aspen, this equates to $8,091,
reflecting the percentage of CHS’s total request proportional to the City’s share of CHS
annual funding.
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The Grants Steering Committee endorsed this recommendation following its review.
CHS provides essential public health services in Aspen, such as preventative care,
mental health, immunizations, and community wellness programs. Council expressed
support for meeting this urgent need during the work session; this resolution formalizes
that direction to prevent service disruption.
FINANCIAL IMPACTS: There is currently an uncommitted balance in the tobacco tax
fund of $235,076. If this funding request is approved, this uncommitted balance will be
reduced to $226,985.
ENVIRONMENTAL IMPACTS: There are no direct environmental impacts associated
with this resolution.
ALTERNATIVES: During a work session on August 11, council directed staff to fund
this request via tobacco tax revenues. However, council may direct staff to fund this
request through mayor and council budget, the general fund, or decline to fund the
request.
RECOMMENDATIONS: Staff recommends approval of Resolution No. 125, Series of
2025, to authorize $8,091 in emergency funding for Community Health Services, Inc.,
ensuring uninterrupted access to essential public health services for Aspen residents.
CITY MANAGER COMMENTS:
ATTACHMENTS:
Attachment A: Resolution #125, Series of 2025
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RESOLUTION #125
(Series of 2025)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO,
APPROVING THE RECOMMENDATIONS OF THE REGIONAL GRANTORS
COLLABORATIVE AND GRANTS STEERING COMMITTEE TO PROVIDE OFF-CYCLE
GRANT FUNDING TO COMMUNITY HEALTH SERVICES, INC.
WHEREAS, the Aspen area benefits from nonprofit organizations that provide critical services to
residents and visitors; and
WHEREAS, the City Council has established a Grants Steering Committee to support the City’s
grants program, including off-cycle funding requests; and
WHEREAS, the Regional Grantors Collaborative was formed to evaluate off-cycle funding
requests in coordination with regional partners; and
WHEREAS, the Regional Grantors Collaborative has recommended emergency funding support
for Community Health Services, Inc, to ensure the continuation of essential public health
services; and
WHEREAS, the Grants Steering Committee has reviewed and approved this recommendation;
and
WHEREAS, City Council has unanimously endorsed this funding request;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ASPEN, COLORADO,
That the City Council of the City of Aspen hereby approves a one-time funding request in the
amount of $8,091 to Community Health Services.
INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen on the 9th
day of September 2025.
____________________________________
Rachael Richards, Mayor
I, Nicole Henning, duly appointed the acting City Clerk do certify that the foregoing is a
true and accurate copy of that resolution adopted by the City Council of the City of Aspen,
Colorado, at a meeting held September 9, 2025.
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____________________________________
Nicole Henning, City Clerk
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REGULAR MEETING ASPEN CITY COUNCIL AUGUST 26, 2025
Mayor Richards called the meeting to order at 5:00 p.m. with Councilors Doyle, Benedetti, Rose, and
Guth present.
PUBLIC COMMENT:
Francis Stuckens – Mr. Stuckens said he is a 39 year resident. He mentioned an article by Mick Ireland
about going gonzo regarding the entrance to Aspen. He was just published on Substack for writing an
article on being gonzo. He mentioned the young man who was just on the run and arrested for assault
and said that wouldn’t happen if we had a cannabis consumption lounge. He also mentioned Yogi’s and
why it’s sitting empty right now. He is interested in seeing what they can do there. He loves getting his
coffee at the gas station. They changed the cups, and they aren’t recyclable any longer and he doesn’t
think this was a good change.
COUNCILMEMBER COMMENTS:
Councilor Guth said he is hoping that our utilities department is keeping up with the water shortage.
Councilor Doyle mentioned a story in the Daily Yonder. He read quotes regarding real estate and
construction. It really reflects our local economy at this time along with our traffic. Holy Cross has hit
96% clean energy, and he hopes it does not slow down.
Councilor Benedetti mentioned the community picnic a couple of weeks ago and thanked city staff and
said it was a lovely community event.
Mayor Richards mentioned a meet and greet for the City Manager finalist at the Wheeler. Appetizers
and light refreshments will be served. It will be a chance to ask questions and meet Pete and give some
feedback for what the city needs at this time. There is an emergency preparedness event coming up on
September 22nd from 3:30-5 pm hosted at the fire department. She mentioned seeing some real safety
concerns in the west end. There is a third of the traffic leaving town through the west end currently.
There will also be a construction and demolition waste diversion workshop on Wednesday of this week
at the Pitkin County Library. The Rio Grande Recycling Center will be closed for repaving Monday
September 1st – 8th. The Wheeler outreach program has begun, and the season will feature a great
number of speakers and artwork so please get your kids involved. There will be a Mactoberfest again on
September 6th along with live music and beer provided by the Mutherpuckers.
Mayor Richards mentioned that the packet was amended to add an executive session item and was
posted online.
BOARD REPORTS:
Councilor Rose said he had Nordic Council where they discussed the budget for snowmaking at the golf
course.
Councilor Doyle said he had an APCHA meeting where they discussed an appropriation for a mobile
home in Woody Creek and adopted the 2025-26 work plan. He also attended the CAST meeting in Estes
Park where they discussed childcare and traffic issues which sounded similar to Aspen. Aspen got a big
shout out regarding the Kids First program, the STR program and our plastic bag fee.
Mayor Richard attended ACRA this morning and they have passed their audit with flying colors. They are
very proud of that. The airport closure came up as it’s on everyone’s minds. It will be closed for nine
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REGULAR MEETING ASPEN CITY COUNCIL AUGUST 26, 2025
months in 2027 so we all need to think about how we will accommodate people coming in from other
areas. She was impressed with the membership of CAST and how many towns are now involved.
CONSENT CALENDAR:
Mayor Richards pulled Resolution #123. She announced the group is asking us for another 200k to
purchase the mobile home park. All partners are being asked for this if we choose to amend this.
She asked for a motion to approve the rest of Consent besides Resolution #123.
Councilor Rose motioned to approve Consent except for Resolution #123; Councilor Benedetti
seconded.
Councilor Guth asked to speak about Resolution #127. He said he is in support of this but is asking for
clarification on lands. He would like to say, “within and surrounding”. We aren’t here to talk about policy
on a national level so there are a few things that have nothing to do with Aspen.
Mayor Richards said she feels this is in league with other communities facing challenges regarding their
public lands. She doesn’t mind going a little broader. She asked Councilor Rose to amend his motion.
Councilor Rose agreed to approve Consent without Resolution #127 and #123; Councilor Benedetti
seconded. Roll call vote: Benedetti, yes; Doyle, yes; Guth, yes; Rose, yes; Richards, yes. 5-0, motion
carried.
Resolution #123, Series of 2025 – Mobile Home Park Preservation Deed Restriction Purchase
Mayor Richards asked for a motion to amend the resolution and increase the contribution to three
million two hundred thousand dollars.
Councilor Rose motioned to amend the resolution raise the funds; Councilor Doyle seconded. Councilor
Rose asked if we can afford it and Mr. Strecker said yes.
Roll call vote: Benedetti, yes; Doyle, yes; Guth, yes; Rose, yes; Richards, yes. 5-0, motion carried.
Councilor Rose motioned to approve Resolution #123; Councilor Benedetti seconded. Roll call vote:
Benedetti, yes; Doyle, yes; Guth, yes; Rose, yes; Richards, yes. 5-0, motion carried.
Resolution #127, Series of 2025 – Public Lands
Mayor Richards said she would like to support this as is.
Councilor Doyle said he doesn’t see the need to make any changes. It’s super important to keep our
national monuments operating as well.
Councilor Rose doesn’t mind the broad nature of this resolution.
Mayor Richards asked for a motion to approve and add “Aspen and surrounding areas” to paragraph 1
on page 3. Councilor Rose motioned to amend and approve Resolution #127; Councilor Benedetti
seconded.
Roll call vote: Benedetti, yes; Doyle, yes; Guth, no; Rose, yes; Richards, yes. 4-1, motion carried.
PUBLIC HEARINGS:
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REGULAR MEETING ASPEN CITY COUNCIL AUGUST 26, 2025
Ordinance 7, Series of 2025 - Visitor Benefit Tax – Allowable Uses
Mr. Strecker introduced the item and said this ordinance will give Council a little more flexibility by
adding real estate leasing and acquisition as an allowable use.
Public Comment:
Jeff Bay – Mr. Bay said he is Vice Chair of ACRA and has been on the board for a decade. ACRA has
always appreciated the relationship and partnership with the city. It’s vital. With the redevelopment of
the power plant and Armory, it’s proven to be disruptive and challenging. The admin team has done an
amazing job dealing with this, but having a permanent location is important.
Councilor Rose motioned to approve; Councilor Guth seconded.
Roll call vote: Benedetti, yes; Doyle, yes; Guth, yes; Rose, yes; Richards, yes. 5-0, motion carried.
Councilor Guth said we understand how disruptive these moves have been and want ACRA to have a
permanent home. He is also excited about the Armory being completed and wouldn’t have chosen to
move ACRA there in the first place.
Ordinance #09, Series of 2025 – Charter Amendment to replace gender specific terms with gender
neutral terms and setting a ballot question for approval of Ordinance #09 by the Aspen electorate
Councilor Rose said this came about because of the old terms in the charter and making things right and
setting a good example of where we should have been a long time ago.
Mayor Richards thanked him for bringing this forward.
City Attorney, Katharine Johnson, clarified that it will be replacing gender specific terms with gender
neutral and read the potential ballot language aloud.
Mayor Richards opened and closed the public hearing.
Councilor Rose motioned to approve; Councilor Guth seconded. Roll call vote: Benedetti, yes; Doyle, yes;
Guth, yes; Rose, yes; Richards, yes. 5-0, motion carried.
ACTION ITEMS:
Resolution #124, Series of 2025 – Fee Waiver Request – Affordable Housing Development – 205. W.
Main Street
Harris Berlinsky approached the dais and said he is representing the ownership.
Ben Anderson, Community Development Director, introduced the item. This is a Victorian home that
went through a lengthy process at HPC for approval. There are design challenges but it’s a really great
project. The stack of review fees can be significant, and the owner has submitted a request for fee
waivers. He hasn’t verified the estimates provided by them, but they are probably close to what they
would be. Some requests are valid and some are inappropriate.
Mr. Berlinsky said he is the Managing Director of Haymax. They own the Mollie Hotel. If approved,
Mollie employees will live one block away from where they work. It’s 100% affordable housing and
complies with the land use code, and there are no variances from the code.
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REGULAR MEETING ASPEN CITY COUNCIL AUGUST 26, 2025
Councilor Benedetti said she supports the five proposed waivers.
Councilor Rose said he also supports the five which are listed.
Mayor Richards said she is supportive of the five items.
Councilor Rose motioned to approve with the following fees waived in addition to ones that will be
waived as a matter of standard practice: erosion & sediment review, parks impact, transportation
demand management air quality, water utility investment charge, electric community investment fee,
and potentially backfilling the water utility and electric by the general fund; Councilor Guth seconded.
Council held a long discussion.
Roll call vote: Benedetti, yes; Doyle, yes; Guth, yes; Rose, yes; Richards, yes. 5-0, motion carried.
Councilor Guth made a supplemental motion to include up to 100% waiver of these fees outside of code
in addition to what is already allowed in the code: water utility hook up charge, electrical transformer,
parking construction fees not to exceed $72,000.
There was no second to the motion.
Councilor Rose said he feels bad but it’s the first of this kind for him. It’s tough.
EXECUTIVE SESSION:
Ms. Johnson introduced the item for discussion.
Councilor Rose motioned to move into Executive Session; Councilor Doyle seconded.
Roll call vote: Benedetti, yes; Doyle, yes; Guth, yes; Rose, yes; Richards, yes. 5-0, motion carried at 6:51
p.m.
______________________
City Clerk, Nicole Henning
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MEMORANDUM
TO: Mayor Richards and Aspen City Council
FROM: Dan Folke, Planning Director
THROUGH: Ben Anderson, Community Development Director
Gillian White, Historic Preservation Officer
MEMO DATE: August 27, 2025
MEETING DATE: September 9, 2025
RE: Notice of HPC approval of Certificate of Appropriateness for Major
Development Plan Conceptual Review: 305 South Mill Street, HPC
Resolution #07, Series of 2025
_____________________________________________________________________
BACKGROUND:
The Historic Preservation Commission (HPC) reviewed and approved a request for a
Certificate of Appropriateness for Major Development Conceptual Review at a hearing on
July 9, 2025. The request for the property located at 305 S. Mill Street, also known as
the Wild Fig restaurant, is to enclose the existing outdoor seating areas including new
roofs and alterations to existing fenestration (doors & windows), exterior materials and
forms. Additional reviews as part of the Major Development Plan included Conceptual
Commercial Design Review, Mountain View Plane, Growth Management Quota System,
Transportation and Parking.
The building at 305 S. Mill St. was constructed around 1960 and is located within the
Commercial Core Historic District, the Commercial Core (CC) zone district, and the
foreground of the Wheeler Opera House View Plane. The property also abuts the Aspen
Pedestrian Mall and is directly across from the Wheeler Opera House, both individually
designated historic properties.
ACTION TAKEN BY HPC:
The Historic Preservation Commission (HPC) approved the request 4-0 with following
mitigation requirements:
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1. Offsetting the transportation impact (5.6 additional trips) of the increase to net
leasable space by making a $33,600 contribution to WE-Cycle;
2. Providing 413 square feet of on-site Pedestrian Amenity space and $109,462.65
cash-in lieu of 1,095 square feet of Pedestrian Amenity;
3. Increasing solid waste capacity by 3.5 cubic yards, including the addition of
cardboard recycling shelves and a 1.5-cubic-yard dumpster for trash, to serve the
project.
And the following conditions:
1. The height of the proposed enclosed pergola, including the louvered roof, must not
exceed 11 feet 2 inches;
2. No new addition or roof north of the arch may exceed 12 feet in height;
3. The HPC shall review materials during Major Development and Commercial
Design Final Design Reviews;
4. The HPC shall review exterior lights during Major Development and Commercial
Design – Final Design Reviews;
5. For HPC review during Major Development and Commercial Design – Final Design
Reviews, the proposed project must satisfy its parking requirement (1.3634 parking
spaces) by providing off-street parking, shared parking spaces, cash-in-lieu
payment, additional mobility measures, or a combination thereof; and
6. Based on evaluation during approval, the project shall mitigate for 4.14 full-time
equivalents (FTEs) (6.40798 FTEs at the commercial mitigation rate of 65%)
generated by the 1,363.4-square-foot increase of net leasable area by providing
affordable housing, with calculations finalized during building permit review.
PROCESS: For this application, City Council may vote to Call Up the project at their
September 9, 2025 or September 23, 2025 meeting. If City Council decides to exercise
the Call Up provision, it will be placed on the October 14, 2025 City Council regular
agenda for discussion. If City Council does not exercise the Call Up provision, the HPC
Resolution shall stand, and the applicant will move forward with an application for Final
Major Development Review, which will be considered by the Historic Preservation
Commission.
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If you have any questions about the project, please contact Dan Folke, Planning Director,
970-404-9200 or daniel.folke@aspen.gov
RECOMMENDATION:
Staff recommends City Council uphold the decision of HPC and not utilize call up on this
project approval.
ATTACHMENTS:
Exhibit A: Existing and Proposed Architectural Elevations
Exhibit B: HPC Resolution 07 Series 2025
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K J H G F E D C B A
T.O. ML FIN
+100'-0"
U.S.G.S. 7918.60'
T.O. TRELLIS
+110'-6"
T.O. EXISTING PARAPET
+113-4-1/2"13'-4 1/2" VIF10'-6" VIFSIDEWALK
HYMAN ST.
307 S. MILL ST.
305 S. MILL ST.
STAIRS TO
LOWER LEVEL
COPPER TO REMAIN EXISTING STUCCOEXISTING STUCCO
EXISTING WOOD
TRELLIS
6 5 4 3 2 1
T.O. ML FIN
+100'-0"
U.S.G.S. 7918.60'
T.O. TRELLIS
+110'-6"
T.O. EXISTING PARAPET
+113-4-1/2"10'-6" VIF2'-10 1/2" VIFPEDESTRIAN MALL
COPPER TO REMAIN EXISTING STUCCOEXISTING STUCCOEXISTING STUCCO
EXISTING WOOD
PANELS
0 2 4 8
Scale: 1/4" = 1'-0"
EXISITNG
NORTH ELEVATION
1/4" = 1'-0"
2
A-201X
EXISTING
EAST ELEVATION
1/4" = 1'-0"
1
A-201X
PROJECT
SCALE
1/4" = 1'-0"
24013.00
A-201X
EXISTING
EXTERIOR
ELEVATIONS
COPYRIGHT 2024 THUNDERBOWL ARCHITECTS305 S MILL ST. ASPEN, CO 81611PARCEL ID #273718220003WILD FIGCTHUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
DATE
--
ALL ROOF PITCHES SHALL BE AS SHOWN ON THE ROOF PLAN.
VERIFY FRAMING HEIGHTS FOR WINDOWS AND DOORS WITH SELECTED
MANUFACTURERS ROUGH OPENING SPECIFICATIONS.
ALL DOWNSPOUTS TO BE TIED INTO PERIMETER DRAIN SYSTEM IF EXISTING OR
PROPOSED - UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY ALL DOWNSPOUT
LOCATIONS.
CONTRACTOR SHALL VERIFY ALL EXTERIOR MATERIALS, FINISHES, AND COLORS WITH
THE OWNER AND THE ARCHITECT PRIOR TO INSTALLATION OR APPLICATION.
IF PROVIDED, SEE ENLARGED WALL SECTIONS FOR TYPICAL EXTERIOR ASSEMBLIES.
1.
2.
3.
4.
5.
ELEVATION / SECTION
GENERAL NOTESExhibit A
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K J H G F E D C B A
T.O. ML FIN
+100'-0"
U.S.G.S. 7918.60'
T.O. LOUVER TRELLIS
+111'-2"
T.O. EXISTING PARAPET
+113-4-1/2"
T.O. PROPOSED ROOF
+112"-0"12'-0" VIF1'-4 1/2" VIF11'-2 3/8" VIFPROPOSED LOUVER SYSTEM
ABOVE TRELLIS
PROPOSED RAISED ROOF
OVER ENTRY
PROPOSED RAISED ROOF TO
MATCH ENTRY
METAL CAP, MATCH EXISTING
EXTERIOR METAL FINISH
SHIELDED GLOBE
LIGHTS, USE
APPROVED GLOBE
LIGHTS ON ALL
PROPOSED
LOCATIONS
ALUMINUM CLAD
WINDOW,
WINDOW TO BE
DARK BRONZE OR
BLACK METAL CURB
NEW BRICK
PLANTER, MATCH
EXISTING BRICK
STAIRS TO
LOWER LEVEL
METAL FACADE
STEEL FASCIA, USE EXPOSED
RIVETS FOR ATTACHMENT
EXISTING STUCCO TO
REMAIN, PAINT COLOR TBD
RETRACTABLE
AWNING
SIGNAGE
SWING DOOR METAL PANEL WITH RECESSES
PANELS, COLORS TO BE DARK
BRONZE OR BLACK
WRAP EXISTING COLUMNS
WITH METAL PANELS
OPERABLE WINDOWS TO
ALLOW FOR OPEN PATIO
RETRACTABLE AWNINGS NOT
TO EXCEED 3' OVER
PROPERTY LINE
METAL FASCIA WITH
EXPOSED RIVITS
3'-0"
METAL FACADEMETAL FACADE
COPPER ARCH TO REMAIN
1'-6"6 5 4 3 2 1
T.O. ML FIN
+100'-0"
U.S.G.S. 7918.60'
T.O. TRELLIS
+111'-2"
T.O. EXISTING PARAPET
+113-4-1/2"10'-6" VIF2'-2 1/2" VIFPROPOSED LOUVER SYSTEM
ABOVE TRELLIS
PROPOSED RAISED ROOF
OVER ENTRY
HORIZONTAL WOOD
SIDING
DOOR TO WALK-IN
COOLER
C-CHANNEL FASCIA
8'-2"PEDESTRIAN MALL
RETRACTABLE AWNINGS, NOT TO
EXCEED 3' OVER PROPERTY LINE
3'-0"
AWNING OVER ENTRY
NEW GLOBE LIGHTS TO
MATCH EXISTING APPROVED
GLOBE LIGHTS
PROPOSED LOCATION OF
FUTURE POPCORN WAGON
METAL PANEL WITH RECESSES
PANELS, COLORS TO BE DARK
BRONZE OR BLACK
OPERABLE WINDOWS TO
ALLOW FOR OPEN PATIO
EXISTING STUCCO TO
REMAIN, PAINT COLOR TBD
T.O. ROOF
+111'-2"
0 2 4 8
Scale: 1/4" = 1'-0"
PROPOSED
NORTH ELEVATION
1/4" = 1'-0"
2
A-201
PROPOSED
EAST ELEVATION
1/4" = 1'-0"
1
A-201
PROJECT
SCALE
1/4" = 1'-0"
24013.00
A-201
PROPOSED
EXTERIOR
ELEVATIONS
COPYRIGHT 2024 THUNDERBOWL ARCHITECTS305 S MILL ST. ASPEN, CO 81611PARCEL ID #273718220003WILD FIGCTHUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
DATE
--
ALL ROOF PITCHES SHALL BE AS SHOWN ON THE ROOF PLAN.
VERIFY FRAMING HEIGHTS FOR WINDOWS AND DOORS WITH SELECTED
MANUFACTURERS ROUGH OPENING SPECIFICATIONS.
ALL DOWNSPOUTS TO BE TIED INTO PERIMETER DRAIN SYSTEM IF EXISTING OR
PROPOSED - UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY ALL DOWNSPOUT
LOCATIONS.
CONTRACTOR SHALL VERIFY ALL EXTERIOR MATERIALS, FINISHES, AND COLORS WITH
THE OWNER AND THE ARCHITECT PRIOR TO INSTALLATION OR APPLICATION.
IF PROVIDED, SEE ENLARGED WALL SECTIONS FOR TYPICAL EXTERIOR ASSEMBLIES.
1.
2.
3.
4.
5.
ELEVATION / SECTION
GENERAL NOTES
16
K J H G F E D C B A
T.O. ML FIN
+100'-0"
U.S.G.S. 7918.60'12'-0" VIF1'-4 1/2" VIF3'-0"
T.O. EXISTING PARAPET 307 SPACE
+113-4-1/2"
T.O. PROPOSED ROOF
+112"-0"T.O. EXISTING TRELLIS
+110'-6"
T.O. LOUVER
+111'-2"
K J H G F E D C B A
T.O. ML FIN
+100'-0"
U.S.G.S. 7918.60'
T.O. EXISTING TRELLIS
+110'-6"
T.O. EXISTING PARAPET 307 SPACE
+113-4-1/2"
T.O. PROPOSED ROOF
+112"-0"12'-0" VIF1'-4 1/2" VIFT.O. LOUVER
+111'-2"
7924.9
VIEW PLANE LIMIT
VIEW PLANE
ORIGIN 7916.85'-6"305 PARAPET
SIGHT LINE
1'-4 1/2" VIF305 SPACE307 SPACE 305 COVERED PATIO
0 2 4 8
Scale: 3/16"=1'-0"
PROPOSED
VIEW PLANE
3/16" = 1'-0"
1
Z-004
PROJECT
SCALE
3/16" = 1'-0"
24013.00
Z-004
VIEW PLANE
COPYRIGHT 2024 THUNDERBOWL ARCHITECTS305 S MILL ST. ASPEN, CO 81611PARCEL ID #273718220003WILD FIGCTHUNDERBOWLARCHITECTSTHUNDERBOWL ARCHITECTS
300 S. SPRING ST. SUITE 201
ASPEN, CO 81611
(970) 710-2938
DATE
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ALL ROOF PITCHES SHALL BE AS SHOWN ON THE ROOF PLAN.
VERIFY FRAMING HEIGHTS FOR WINDOWS AND DOORS WITH SELECTED
MANUFACTURERS ROUGH OPENING SPECIFICATIONS.
ALL DOWNSPOUTS TO BE TIED INTO PERIMETER DRAIN SYSTEM IF EXISTING OR
PROPOSED - UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY ALL DOWNSPOUT
LOCATIONS.
CONTRACTOR SHALL VERIFY ALL EXTERIOR MATERIALS, FINISHES, AND COLORS WITH
THE OWNER AND THE ARCHITECT PRIOR TO INSTALLATION OR APPLICATION.
IF PROVIDED, SEE ENLARGED WALL SECTIONS FOR TYPICAL EXTERIOR ASSEMBLIES.
1.
2.
3.
4.
5.
ELEVATION / SECTION
GENERAL NOTES
PROPOSED
MATERIAL IMAGERY
3/16" = 1'-0"
2
Z-004
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RECEPTION#: 711529, R: $43.001 D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 7, 08/29/2025 at 02:19:19 PM
RESOLUTION #07, Ingrid K. Grueter, Pitkin County, CO
SERIES OF 2025)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
APPROVING WITH CONDITIONS COMMERCIAL DESIGN REVIEW —
CONCEPTUAL DESIGN, HISTORIC PRESERVATION MAJOR DEVELOPMENT —
CONCEPTUAL DEVELOPMENT PLAN REVIEW, DEVELOPMENT IN
ENVIRONMENTALLY SENSITIVE AREAS — MOUNTAIN VIEW PLANE REVIEW,
GROWTH MANAGEMENT QUOTA SYSTEM, AND TRANSPORTATION AND
PARKING MANAGEMENT — SPECIAL REVIEW FOR THE PROPERTY LOCATED
AT 305 SOUTH MILL STREET, LEGALLY DESCRIBED AS LOTS H AND I, BLOCK
829 CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO
PARCEL ID: 273 5-182-20-003
WHEREAS, the Community Development Department received an application from,
305-7 Mill St., LLC (applicant), represented by Garrett Larimer of Kraemer Land Planning, for
the following land use review approvals:
Commercial Design Review —Conceptual Design, pursuant to City of Aspen Land Use
Code Section 26.412.040(b);
Historic Preservation Major Development —Conceptual Development Plan Review,
pursuant to City of Aspen Land Use Code Section 26.415.070(d)(3);
Development in Environmentally Sensitive Areas -Mountain View Plane Review, pursuant
to City of Aspen Land Use Code Section 26.435.050(fl;
Growth Management Quota System (GMQS), pursuant to City of Aspen Land Use Code
Section 26.470.060(b); and
Transportation and Parking Management —Special Review, pursuant to City of Aspen Land
Use Code Section Section 26.515.080; and
WHEREAS, the Community Development Department received referral comments from
the City of Aspen Engineering Department, Building Division, and Zoning Division; and
WHEREAS, pursuant to Chapter 26.304.060(b)(1) —Common Development Review
Procedures —Combined Reviews, the procedures for reviewing required development approvals
have been combined into a conceptual review by the HPC during a duly noticed public hearing
after considering the application, recommendations by Community Development Department
staff, and referral agencies; and
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable code sections, standards, and guidelines, and, finding it mostly
consistent therewith, recommended approval of the application with conditions; and
WHEREAS, at a duly noticed public meeting on July 9th 2025, the HPC reviewed the
project, including the application, staff memo, and public comments, and voted 4 to 0 in support
of a motion to approve the application with conditions;
HPC Resolution #07, Series of 2025
Page 1 of 3
18
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN HISTORIC
PRESERVATION COMMISSION THAT:
Section 1: Approval:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby approves the Commercial Design Review — Conceptual
Design, Historic Preservation Major Development Conceptual Development Plan Review,
Development in Environmentally Sensitive Areas Mountain View Plane Review, Growth
Management Quota System, and Transportation and Parking Management — Special Review for the
purposes of enclosing the southeast courtyard, the northeast pergola, the space between the pergola
and the arch on the east side of the building, and the back -of -house area toward the northwest comer
of the property to create interior space; erecting a roof over the northwest comer of the property; and
altering existing fenestration, material, and forms at the property located at 305 South Mill Street,
Lots H and 1, Block 82, City and Townsite of Aspen, Pitkin County, Colorado, including the
following.- *
1. Offsetting the transportation impact (5.6 additional trips) of the increase to net leasable
space by making a $33,600 contribution to WE -Cycle;
2. Providing 413 square feet of on -site Pedestrian Amenity space and $109,462.65 cash -in -
lieu of 1,095 square feet of Pedestrian Amenity;
3. Increasing solid waste capacity by 3.5 cubic yards, including the addition of cardboard
recycling shelves and a 1.5-cubic-yard dumpster for trash, to serve the project.
With the following conditions:
1. The height of the proposed enclosed pergola, including the louvered roof, must not
exceed 11 feet 2 inches;
2. No new addition or roof north of the arch may exceed 12 feet in height;
3. The HPC shall review materials during Major Development and Commercial Design
Final Design Reviews;
4. The HPC shall review exterior lights during Major Development and Commercial
Design — Final Design Reviews;
5. For HPC review during Major Development and Commercial Design — Final Design
Reviews, the proposed project must satisfy its parking requirement (1.3 634 parking
spaces) by providing off-street parking, shared parking spaces, cash -in -lieu payment,
additional mobility measures, or a combination thereof-, and
6. The project must mitigate for 4.14 full-time equivalents (FTEs) (6.40798 FTEs at the
commercial mitigation rate of 65%) generated by the 1,363.4-square-foot increase of
net leasable area by providing affordable housing, with minor adjustments to be
negotiated at building permit submission.
HPC Resolution #07,, Series of 2025
Page 2 of 3
19
Section 2: Material Representations
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department, the Historic Preservation
Commission, or the Aspen City Council are hereby incorporated in such plan development
approvals and the same shall be complied with as if fully set forth herein, unless amended by
other specific conditions or an authorized authority.
Section 3: Existinst Litization
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the 9th day of July 2025.
Ap roved as to Form:
uisa Be e, Assistant City Attorney
ATTEST:
i Sear, Deputy City Clerk
Approved as to Content:
Kim Raymond, HVC Vice Chair
HPC Resolution #07, Series of 2025
Page 3 of 3
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MEMORANDUM
TO: Mayor Richards and Aspen City Council
FROM: Ben Anderson, Director, Community Development
Haley Hart, Long-Range Planner
MEMO DATE: September 2, 2025
MEETING DATE: September 9, 2025
RE: Policy Resolution #118, Series of 2025
Amendments to the Land Use Code Related to:
• Review standards for Special Review (26.430.040)
• Signs (26.510)
• Creation of a Fee Deferral and/or Waiver Program
REQUEST OF COUNCIL: Resolution #118, Series of 2025 would give formal policy
direction to Community Development staff to pursue potential Land Use Code
Amendments related to the following two sections of the Land Use Code, Review
standards for Special Review (26.430.040) and Signs (26.510), and other sections as
needed for further coordination of the creation of a Fee Deferral and/or Waiver Program.
Following public outreach including review and recommendation by P&Z and HP, final
approval of any amendments to the Land Use Code will return to Council via the
Ordinance process.
Staff recommends that Council approve Resolution #118, Series of 2025.
SUMMARY AND BACKGROUND: Community Development has four separate Land
Use Code (LUC) amendment projects within this Policy Resolution for Council to
consider. Two of the amendments have been initiated by Council (residential signs and
the creation of a Fee Deferral and/or Waiver Program). The third and fourth topics have
been initiated by staff due to the need for further clarity and refinement of the Review
Criteria for the Nonconformities Special Review section and an interdepartmental working
group on the relocation of right-of-way signage across Main Street and on Main Street’s
lamp posts.
Special Review - Nonconformities
The Community Development Department frequently reviews plans for residential and
commercial projects that involve one or more dimensional nonconformities. While the
intention and desired outcomes of the provisions related to non-conforming structures in
the LUC is clear (“It is the intent of this Chapter to permit nonconformities to continue, but
25
Page 2 of 6
Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
not to allow nonconformities to be enlarged or expanded.”), the Community Development
Department acknowledges that the code also emphasizes, and desires, continued use
and extended lifespan for existing structures.
There are many situations where an owner with a nonconformity may request to maintain
the nonconformity. The Land Use Code requires applicants to meet two separate sections
of review criteria to continue use of a nonconformity: Sec. 26.312.030. - Non-conforming
structures and Sec. 26.430.040. - Review standards for special review. Examples of this
situation include:
1. Demolition: When a property is an existing nonconformity (be it setback, floor
area, site coverage, setbacks etc.) and proposes significant redevelopment that
involves crossing the threshold for demolition (40%), the owner may request to
maintain the nonconformity.
2. Redevelopment: If the non-conformity (be it setback, floor area, site coverage,
setbacks etc.) is desired to be continued following redevelopment (below 40%
threshold) and it meets the definition of destruction, Special Review is necessary.
Development subject to Special Review shall be permitted unless the Planning
and Zoning Commission determines that the proposed development complies
with all standards and requirements set forth in Section 26.430.040 – Review
Standards for special review. There are a number of variables in these scenarios
that need to be evaluated on a case-by-case, and project-by-project basis for
conformance with the Non-Conformities chapter intent. This is the majority of what
staff reviews and brings in front of the Planning and Zoning Commission.
a. Destruction. To remove, disassemble, tear down or destroy portions of a
building or structure where the proposed scope does not exceed the forty
(40) Demolition threshold as defined by Section 26.580, Demolition.
The following review criteria must be met to continue the nonconformity for both of the
above examples above per Sec. 26.430.040. - Review standards for special review:
(a) Dimensional requirements. Whenever the dimensional requirements of a
proposed development are subject to special review, the development application
shall only be approved if the following conditions are met.
(1) The mass, height, density, configuration, amount of open space,
landscaping and setbacks of the proposed development are designed in a
manner which is compatible with or enhances the character of surrounding
land uses and is consistent with the purposes of the underlying zone district.
(2) The applicant demonstrates that the proposed development will not
have adverse impacts on surrounding uses or will mitigate those impacts,
including but not limited to the effects of shading, excess traffic, availability
of parking in the neighborhood or blocking of a designated view plane.
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Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
(b) Replacement of nonconforming structures. Whenever a structure or portion
thereof, which does not conform to the dimensional requirements of the zone
district in which the property is located is proposed to be replaced after demolition,
the following criteria shall be met:
(1) The proposed development shall comply with the conditions of
Section 26.430.040(a) above;
(2) There exist special characteristics unique to the property which
differentiate the property from other properties located in the same zone
district;
(3) No dimensional variations are increased, and the replacement
structure represents the minimum variance that will make possible the
reasonable use of the property; and
(4) Literal enforcement of the dimensional provisions of the zone district
would cause unnecessary hardship upon the owner by prohibiting
reasonable use of the property.
While staff find it fully appropriate and code consistent to subject non-conforming
properties to Special Review as described above, new criteria need to be established for
projects that are not crossing the demolition threshold but are adding gross floor area (as
done through using floor area emptions such as garage, sub-grade, and deck
exemptions), thus enlarging the home overall. This would give additional discretion to
staff in forming a recommendation and the Planning and Zoning Commission in making
a decision on a project.
Two recent cases that have been before Planning and Zoning Commission provide
examples of projects that were making significant modifications and additions to subgrade
areas and were reducing but not eliminating floor area non-conformities (as gross floor
area is not a dimensional standard taken into consideration) – and are evidence of the
need for this code change. Both projects involved significant redesign with floor area
being moved from sub grade to above grade and vice versa in complex application of
code provisions for floor area calculation.
Ultimately, both projects were reducing non-conformities and were coming further into
compliance with code. However, due to the presence of review criterion #4 (Section
26.430.040.(b).4), staff recommended denial as the hardship threshold could not be met.
Planning and Zoning Commission approved both projects but not before both staff,
applicants, and the commission navigated the uncertainties of the review.
Admittedly, this is an area that needs improvement in the code, but in staff’s view does
not undermine the fundamental role of Special Review as described above. Staff has
conducted research on other nonconformity language and finds there is suitable direction
for proposed updates that do not use a subjectivity to determine if a hardship is met.
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Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
Signs
The second and third of the four proposed amendments are related to signs.
Residential Signs
Per Section 26.510.010 – Purpose, the City of Aspen’s sign regulations are intended to:
• Enhance the attractiveness and economic well-being of the City as a place to live,
vacation and conduct business.
• Address community needs relating to upgrading the quality of the tourist
experience, preserving the unique natural environment, preserving and enhancing
the high quality human existence, retaining the City's premier status in an
increasingly competitive resort market, preserving the historically and
architecturally unique character of the City, fostering the "village style" quality of
the City and preserving and enhancing scenic views.
• Enable the identification of places of residence and business through an
appropriate balance of signage and community aesthetics.
• Allow for the communication of information necessary for non-commercial and
commercial purposes.
• Encourage signs that are appropriate to the zone district in which they are located
and consistent with the category of use to which they pertain.
• Permit signs that are compatible with their surroundings and aid orientation and
preclude placement in a manner that conceals or obstructs adjacent land uses or
signs.
• Preclude signs from conflicting with the principal permitted use of the site or
adjoining sites.
The City of Aspen’s sign code has no provision of regulating or restricting sign content or
messaging outside of threats to the public health, safety and general welfare as protected
by the First Amendment to the United States Constitution or Article II, Section 10 of the
Colorado Constitution and are prohibited.
The City’s sign code is mainly for the regulation of commercial signage and does not
specifically call out single-family residential or duplex yard signage outside of temporary
signs and yard signs. The following two sub-sections within Section 26.510.040 – Signs
not requiring a permit, are the only two components of the sign code that speak to
residential yard signage allowance:
1. Temporary signs. This sub-section allows by-right a temporary sign to be displayed
of any message on any property from April 1 through June 15 and October 1
through November 15. It specifies there shall be no more than three (3) additional
temporary signs not to exceed six (6) square feet each during the time period.
2. Yard signs. This sub-section allows for yard signs to be displayed by-right for no
more than twice per year per dwelling unit for a period not to exceed three (3) days.
Yard signs shall not exceed 4 feet in height or four (4) square feet in sign area,
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Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
shall not be located in any right-of-way, and shall not be illuminated. Yard signs
must be removed at the conclusion of the time periods listed above.
Outside of the sign code, the sole additional allowance into the front yard of residential
property per Section 26.575.020(5).c includes:
3. Artwork, sculpture, and seasonal displays.
Staff will recommend that Council either maintain the current sign code as is or choose
to not regulate any type of signage on residential property as it relates to time, place, and
manner.
Banners and Flags on Main Street Light Posts and Signs Across Main Street at Third
Street Sign Code
Staff requests Council consideration to relocate two specific sections within Section
26.510.120. - Policies regarding signage on public property. Collaboration between the
Engineering team and Community Development team have found it appropriate to
relocate Section 26.510.120(c) - Banners and Flags on Main Street Light Posts and
Section 26.510.120(f) - Signs Across Main Street at Third Street Sign Code to the
Engineering Code as these two sign types are within the ROW. Engineering and Utilities
have direct oversight on the process and procedure for these ROW signs and have
identified this relocation as a necessary step to ensure further coordination with CDOT.
Fee Deferral and/or Waiver Program
Staff received direction from City Council on May 27, 2025, during the review of a Land
Use Case for 790 Castle Creek Drive to pursue creation of a fee deferral and/or waiver
program.
In the 790 Castle Creek Drive Land Use Application, the Applicants’ representative
requested consideration of waivers of building permit fees and impact fees. There are
three examples in current code and ordinances that may be used to guide the
conversation of developing a new program with Council.
First, currently for free-market residence, there is one avenue for the deferral of affordable
housing mitigation. The request to defer the payment of affordable housing mitigation is
allowed so long as there is a full-time resident in the home – meaning the affordable
housing mitigation would transfer with the property sale or deed, if that new owner is not
living and working full time in Aspen, or if the property becomes deed restricted. No
additional fees are allowed to be waived in this scenario.
Second, the Municipal Code also allows for a waiver of specific building permit related
fees if the property is 100% deed restricted. The Municipal Code has set precedent for a
100% waiver of these fees because of the community benefit it brings in preserving
housing at an affordable rate. The following fees may be waived in this scenario:
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Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
• Building
• Engineering
• Parks and tree removal
• Zoning
• Utility plan review fees,
• Construction mitigation plan review
• Aspen energy code payment
• GIS
Fees that are unable to be waived include:
• Utility tap fees
• Sanitation
• Use Tax Deposits – both City and County (based on valuation)
• REMP (if applicable)
• Impact fees
o School Lands
o Parks (can be waived with Council action)
o TDM (can be waived with Council action)
The second set of fees above do not have a path within the Municipal code (except for
the TDM and Parks Impact Fees) to be waived due to a few different factors.
The third program in the City’s history that has allowed fee waivers, and a rebate program,
is set forth in Ordinance #15, Series of 2015 which created the Small Lodge Preservation
Program. The fee waiver was seen as a mechanism to support the continued operation
of small lodges over time. A fee waiver in this program requires an agreement to retain
lodge operation over time. Staff will develop a set of choices for Council to consider.
STAFF DISCUSSION: Staff recommends that Council approve Resolution #118, Series
of 2025 to pursue a Policy Resolution. Staff will then pursue discussions with Council on
possible code updates as individual topics.
FINANCIAL IMPACTS: N/A
ENVIRONMENTAL IMPACTS: N/A
ALTERNATIVES: Council could decide not to pursue any or all of the possible code
amendments at this time.
RECOMMENDATIONS: Staff recommends approval of Resolution #118, Series of 2025.
CITY MANAGER COMMENTS:
30
Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 1 of 3
RESOLUTION #118
SERIES OF 2025
A RESOLUTION OF THE CITY OF ASPEN CITY COUNCIL ADOPTING
POLICIES AUTHORIZING AMENDMENTS TO THE LAND USE CODE
RELATED TO REVIEW STANDARDS FOR SPECIAL REVIEW OF A
NONCONFORMITY, SIGNS, AND THE CREATION OF A FEE DEFERRAL
AND/OR WAIVER PROGRAM
WHEREAS, pursuant to Section 26.310.020(A), a Policy Resolution is required to
initiate the process of amending the City of Aspen Land Use Code; and,
WHEREAS, Review standards for special review (26.430.040), Signs (26.510),
and other sections of the Land Use Code as necessary for coordination for the purpose of
a Fee Deferral and/or Waiver program will be proposed for amendments; and,
WHEREAS, pursuant to Section 26.310.020(A), the Community Development
Director recommends Council consider amending Section 26.430.040. - Review standards
for special review and provide greater clarity for both staff and the Planning and Zoning
Commission when considering hardships in response to Review Criteria per Section
26.430.040.(b).4; and,
WHEREAS, pursuant to Section 26.310.020(A), the Community Development
Department received direction from Council to pursue amendments to the Sign Code
(Chapter 26.510) specific to residential yard signs; and,
WHEREAS, pursuant to Section 26.310.020(A), the Community Development
Director recommends Council consider relocating Section 26.510.120(c) - Banners and
Flags on Main Street Light Posts and Section 26.510.120(f) - Signs Across Main Street at
Third Street Sign Code to the Engineering code as these two sign types are within the right-
of-way; and,
WHEREAS, pursuant to Section 26.310.020(A), during the review of 790 Castle
Creek Drive Land Use Application on May 27, 2025, City Council directed staff to pursue
creation of a fee deferral and/or waiver program; and,
WHEREAS, amending the Land Use Code as described below will ensure the
ongoing effectiveness, coordination, and viability of the regulations within the City of Aspen
Land Use Code; and,
WHEREAS, pursuant to Section 26.310.020(B)(2), during a duly noticed public
hearing on September 9, 2025, the City Council approved Resolution #118, Series of 2025,
by a XX to XX (X-X) vote, requesting a code amendment to the Land Use Code; and,
31
Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 2 of 3
WHEREAS, pursuant to Section 26.310.020(B)(1), the Community Development
Department, following approval of this Policy Resolution will conduct a limited public
outreach effort to inform the public, property owners, and members of the development
community; and,
WHEREAS, this Resolution does not amend the Land Use Code, but provides
direction to staff for amending the Land Use Code; and,
WHEREAS, the City Council finds that this Resolution furthers and is necessary for
the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF ASPEN AS FOLLOWS:
Section 1: Section 26.430.040. - Review standards for special review
City Council approves the following objectives for a possible code amendment as it related to
nonconformities:
1. Bring clarity to the criteria as outlined in Review Criteria Section 26.430.040.(b).4 -
Literal enforcement of the dimensional provisions of the zone district would cause
unnecessary hardship upon the owner by prohibiting reasonable use of the property.
Section 2: Signs (26.510)
City Council approves the following objectives for a possible code amendment:
1. Consider topics identified by Staff and Council to further regulate or not regulate
residential yard signs.
2. Relocate right-of-way signage, Banners and Flags on Main Street Light Posts and
Signs Across Main Street at Third Street, to a more appropriate location with the
Engineering code.
Section 3: Creation of a Fee Deferral and/or Waiver Program
City Council approves the following objectives for a possible code amendment:
1. Hold further discussions on the creation of a program for fee deferral and/or waiver
program when redeveloping residential property for both deed restricted and non-deed
restricted units.
Section 4:
This resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the resolutions or ordinances
repealed or amended as herein provided, and the same shall be conducted and concluded under
such prior resolutions or ordinances.
Section 5:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall
32
Resolution #118, Series of 2025
Land Use Code Amendments
Policy Resolution
Page 3 of 3
be deemed a separate, distinct and independent provision and shall not affect the validity of
the remaining portions thereof.
FINALLY, adopted this 9th day of September, 2025
______________________________________
Rachael Richards, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________ ________________________
Nicole Henning, City Clerk Katharine Johnson, City Attorney
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Page 1 of 7
MEMORANDUM
TO: Mayor Richards and Aspen City Council
FROM: Jen Phelan, Development Manager
THROUGH: Tyler Christoff, Public Works Director and Rob Schober, Capital
Asset Director
MEMO DATE: August 29, 2025
MEETING DATE: September 9, 2025
RE: Armory Hall Remodel & Reuse: Interior Design Progress
_____________________________________________________________________
REQUEST OF COUNCIL:
Staff requests confirmation of the interior design progress that has been made in order to
continue advancement of the interiors portion of Armory Hall in a timely manner.
SUMMARY AND BACKGROUND:
At the May 28, 2024 work session with City Council, a draft operating budget for the
adaptive reuse of Armory Hall was reviewed. Based on the projected revenue, the
operator consultants recommended that Armory Hall be leased to an operator in a turnkey
fashion as the modest estimated profit would not induce a lessee to invest in the building’s
finishes. As a result of the work session, City Council approved a change order
(Resolution No. 19, Series of 2025) with CCY Architects on February 11, 2025, adding
interior design services as part of their scope of services.
Once the change order was executed, the design team began developing a concept for
Armory Hall, as well as an initial ‘Look and Feel’ related to materials palette, design
continuity, and ‘vibe’ for the building. Following is a summary of the progress.
Interiors Concept. Originally intended to serve as an armory and a meeting hall for
fraternal organizations, Armory Hall eventually became a community gathering space with
a mix of programming over time. Continuing in this tradition, the revitalized building will
offer casual dining, games and gathering spaces. The concept anticipates respecting the
building’s character “while introducing a fresh and lively atmosphere” and reflect an
“eclectic nature” by “bringing together seemingly disparate elements in a way that feels
unified and thoughtfully curated.” This concept will be expressed through the interior ‘Look
and Feel’ or ‘Vibe’ created through the materials palette.
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Page 2 of 7
Figure 1: Mood Images
:
Interior Look and Feel. The material palette will focus on a “balanced and timeless
aesthetic”. It will be “grounded in a spectrum of earthy tones, warm ochres, rich browns,
and muted greens”, while texture will focus on visual appeal and material richness:
weathered woods, honed stone and aged metals. While the palette relates to the
building’s age and historic roots, contemporary detailing will ensure a relevant, forward-
looking design.
Figure 2: Character and Palette
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Page 3 of 7
Although each space may have its own identity, for example, each kitchen will contain
distinct signage and different furniture choices will be located on individual floors, certain
materials used throughout the building will create continuity and be cohesive. Additionally,
lighting choices will assist in the perception of lower perceived height in areas with higher
ceilings and encourage a sense of intimacy.
Seating will be a mix of lounge and dining style options, provided on all levels above
grade. Durable materials such as leather, performance velvet, wood, and steel are
anticipated, with finish details to provide a handcrafted feel.
The lower level community room is anticipated to be developed with natural materials and
a neutral palette that can accommodate different types of events and meetings.
Figure 3: Lower Level Community Room
The main level ‘lunch counter’ reduces the prominence of liquor service and is anticipated
to also provide coffee service. Each kitchen will be individually identifiable using signage
and changes in counter elevation to differentiate the kitchens kitchen, lighting and
materials to differentiate each restaurant space but also have a throughline that
contributes to the overall cohesiveness of the building.
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Page 4 of 7
Figure 4: Main Level Lunch Counter and Kitchens
The mezzanine will contain a variety of seating options, games, and digital entertainment
streaming. Upon further consideration, the design team is focusing on a design solution
where all of the space is open and useable, rather than with the ability to be partitioned
off with a panel system. This allows more integration of the entire mezzanine and more
games. A ‘velvet rope system’ could be used for partitioning of part of the space if desired.
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Page 5 of 7
Figure 5: Mezzanine Level
Figure 6: Upper Level
The upper level, provides a refined space that is anchored by the primary beverage
service with a semi-transparent wall behind it. This will assist in defining the space, while
still maintaining sightlines.
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Page 6 of 7
Design vs. Branding. Design and branding are distinct aspects associated with the
project, although there is some commonality between them. Design will include interior
fixed finishes as well as Furniture, Fixtures, and Equipment (FF&E) - items that are not
permanently attached in place, such as furniture and lighting. Branding, provides a visual
identity for a business. This can include logo, color palette, typography, graphics and
imagery that are incorporated into the marketing of the brand via signage, website
development, wayfinding and menus.
DISCUSSION:
To continue moving the project forward, the city project manager and the design team
seek confirmation of the interiors design direction. Once confirmed by a majority of
Council, the consultant team will continue to progress and finalize the interior fixed
finishes and FF&E in anticipation of the construction start. Likewise, the city project
manager would also like to confirm that the expectations around design and branding are
acceptable to Council.
Interior Design. The project team is focusing on developing an interior that respects the
existing character of the building, while developing an inviting setting that is fresh and
lively. As mentioned in the previous Summary and Background, the design team’s goal
is to create a cohesive palette that results in a timeless aesthetic. 1) Staff would like to
confirm that design concept and progress is acceptable. Secondly, the design
removes a space on the mezzanine that can be portioned by a moveable wall system but
would still be dividable through a ‘velvet rope’ approach. 2) Staff would like to confirm
that removal of the partitionable space through a panel system is also acceptable.
Branding. The project team anticipates developing an interiors package that will appeal
to a broad range of potential building operators. Once an operator is on board, it is
anticipated that the operator will heavily influence the branding of the project. The
operator will also have input on the FF&E package, but to a lesser degree. As the asset
is owned by the city, the city will own the interiors and should be the primary decision
maker. 3) As the owner of the asset, staff would like to confirm that City Council
and the project team will predominantly drive the development of interiors and
FF&E, while branding will be more heavily influenced by the operator.
Ongoing Progress. A number of project items are currently being progressed. An RFP for
a construction manager as advisor (CMa) has been issued. Any future contract will likely
need City Council approval. Also, an operator RFP is being developed and is anticipated
to be issued by the end of the month. Any potential operator will need Council approval.
The design team is progressing construction drawings for building permit submission,
while discussing with the building department how to submit a permit application.
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Page 7 of 7
FINANCIAL IMPACTS:
Spending authority for the interiors work was approved with the consultant change order
contract with CCY Architects. No spending authority has been approved for the remodel
of the building and interiors package but will be discussed during the annual budget
review.
ENVIRONMENTAL IMPACTS:
As the project is in the design phase, no environmental impacts are occurring; however,
the design is considering the minimization of the building’s environmental footprint as it is
progressed.
ALTERNATIVES:
RECOMMENDATIONS:
Staff request confirmation of the questions posed within the memo.
INTERIM CITY MANAGER COMMENTS:
ATTACHMENTS:
Exhibit A: Armory Hall Interiors – Design Progress, 9.02.25
Exhibit B: Draft Resolution No. 129 (Series of 2025)
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Resolution 129-2025
Page 1 of 2
RESOLUTION # 129
(SERIES OF 2025)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN,
COLORADO, DIRECTING THE INTERIM CITY MANAGER WITH REGARD
TO THE INTERIOR DESIGN ASSOCIATED WITH THE REMODEL AND
REUSE PLAN FOR ARMORY HALL (130 S. GALENA ST.)
WHEREAS, the city is planning for the future remodel and reuse of the former
city hall (AKA the Armory) building; and,
WHEREAS, city staff and applicant team seek confirmation of the interior design
progress that CCY Architects has made up to the September 9, 2025, City Council meeting;
and,
WHEREAS, City Council reviewed the interiors package produced by CCY
Architects dated September 2, 2025; and,
WHEREAS, this Resolution confirms support of the design concept and material
palette package provided to the Interim City Manager for advancing the interior design as it
relates to the remodel and reuse plans for the Armory.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF ASPEN AS FOLLOWS:
Section 1: Confirmation of the Design Package:
City Council supports the progress made regarding the design concept and material palette as
shown in the renderings provided in the interiors package dated September 2, 2025, and
specifically confirms:
1. The mezzanine design can be advanced without a panel system to partition some of that
level.
2. The city, as owner, will be the primary decision maker in developing the interiors of
Armory Hall, while branding will be more heavily influenced by an operator.
RESOLVED, APPROVED, AND ADOPTED FINALLY by the City Council of the City
of Aspen on the 9th day of September 2025
______________________________________
Rachel Richards, Mayor
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Resolution 129-2025
Page 2 of 2
I, Nicole Henning, duly appointed and acting City Clerk do certify that the foregoing is a true
and accurate copy of that resolution adopted by the City Council of the City of Aspen,
Colorado, at a meeting held, September 9, 2025.
____________________________________
Nicole Henning, City Clerk
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ASPEN, CO
ASPEN ARMORY - DESIGN PROGRESS
2025.09.02
43
2025.09.02ASPEN ARMORY 02
MOOD BOARD
CONCEPT
The Aspen Armory has long served as a cornerstone
of the community. Originally intended to practice and
show off routines and drills, but soon after becoming
a fraternity hall, the space has long been a place of
celebration, connection, and shared experiences. The
revitalized Armory will continue this tradition, offering
casual dining, games, and community gatherings in a
vibrant, welcoming, and family friendly environment.
Designed to honor its historic character while introducing
a fresh and lively atmosphere, the space will be a
dynamic and inviting setting that resonates with all who
visit, reinforcing the Armory’s role as an essential part of
Aspen’s community life.
Aspen is a collection of locals and visitors from around
the globe, each bringing unique backgrounds and
perspectives. Despite their varied differences, they
are united in shared values, common passions, and
a profound respect for the character and spirit of
the Roaring Fork Valley, fostering a strong sense of
community and connection. The design of the armory
will reflect the eclectic nature that is Aspen. This idea
celebrates contrast and cohesion, bringing together
seemingly disparate elements in a way that feels unified
and thoughtfully curated.
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2025.09.02ASPEN ARMORY 03
CHARACTER & PALETTE
INTERIOR CHARACTER | MATERIALS PALETTE
The proposed material palette draws inspiration from the
building’s historic roots while embracing a contemporary
sensibility, resulting in a balanced and timeless aesthetic.
Grounded in a spectrum of earthy tones, warm ochres,
rich browns, and muted greens, the palette evokes a
sense of familiarity with nature, representing a major
characteristic of Aspen and surrounding areas.
Texture plays a central role, with materials selected
not only for their visual appeal but also for their tactile
richness. Weathered woods, honed stone and aged
metals contribute to a layered, sensory experience that
invites interaction.
Subtle nods to the building’s heritage are woven
throughout with reclaimed elements, traditional joinery,
and finishes with a gently worn patina. At the same time,
clean lines, thoughtful proportions, and contemporary
detailing ensure the overall design feels fresh, relevant,
and forward-looking.
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2025.09.02ASPEN ARMORY 04
MAIN LEVEL PLAN
• MAIN LEVEL - APPROX. 90 TOTAL SEATS
• ~62 DINING SEATS
• ~10 LUNCH COUNTER SEATS
• 2 ADA LUNCH COUNTER SEATS
• ~16 LOUNGE SEATS
FLOOR PLANS | SEAT COUNT
46
2025.09.02ASPEN ARMORY 05
MAIN LEVEL - EAST ENTRY
47
2025.09.02ASPEN ARMORY 06
MAIN LEVEL - LUNCH COUNTER
48
2025.09.02ASPEN ARMORY 07
MAIN LEVEL KITCHENS 2 & 3
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2025.09.02ASPEN ARMORY 08
MEZZANINE PLAN
• MEZZANINE - APPROX. 53 TOTAL SEATS
• 35 DINING SEATS
• 18 LOUNGE SEATS
FLOOR PLANS | SEAT COUNT
50
2025.09.02ASPEN ARMORY 09
MEZZANINE TO UPPER LEVEL
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2025.09.02ASPEN ARMORY 10
UPPER LEVEL PLAN
• UPPER LEVEL - APPROX. 116 TOTAL SEATS
• 80 DINING SEATS
• 9 BAR SEATS
• 2 ADA BAR SEATS
• 25 LOUNGE SEATS
FLOOR PLANS | SEAT COUNT
52
2025.09.02ASPEN ARMORY 11
UPPER LEVEL KITCHENS 4 & 5
53
2025.09.02ASPEN ARMORY 12
UPPER LEVEL BAR & DINING
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2025.09.02ASPEN ARMORY 13
LOWER LEVEL PLAN
• LOWER LEVEL - APPROX. 80-90 PEOPLE
• MEETING ROOM OR LECTURE - 80-90
• BANQUET - 80 PEOPLE
FLOOR PLANS | SEAT COUNT
55
2025.09.02ASPEN ARMORY 14
LOWER LEVEL
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