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HomeMy WebLinkAboutPre Application Conference Summary Page | 1 PRE-APPLICATION CONFERENCE SUMMARY DATE: September 21, 2021 PLANNER: Kevin Rayes | kevin.rayes@cityofaspen.com | 970.429.2797 PROJECT NAME AND ADDRESS: 204 S. Galena | Changes to Interior Commercial Space & Exterior Facades PARCEL ID# 2797-073-40-001 REPRESENTATIVE: Matthias Slavens| Matthias.Slavens@crtkl.com DESCRIPTION: The subject property is located within the Commercial Core (CC) zone district, within the Historic District and is improved with a two-story commercial building. The applicant is interested in re-demising the interior space between two existing businesses. This space is located on the ground floor and accessed directly from the street. The space is located along the corner of Galena and Hopkins and has frontage along both streets. A basement is located below the commercial space and is divided into two separate rooms. The applicant is interested in removing the demising wall and using the reconfigured space for office and storage purposes. Additionally, the applicant plans to replace existing storefront glazing and metal mullions with a new design along both street-facing façades of the building. Lastly, the applicant plans to remove two existing entrances and replace both with window displays. At the time of writing this pre-application, the scope of work associated with this project still being finalized. These changes will trigger several reviews that require approval from the Historic Preservation Commission (HPC). Pursuant to Land Use Code Section, 26.304.030.d, Consolidation of Applications, the reviews associated with the application may be combined and reviewed concurrently by HPC. The reviews include the following: 1. HPC Review for Minor Development: Based upon the proposed scope of work, the application is subject to the review procedures set forth in Land Use Code 26.415.070.C, Certificate of Appropriateness for Minor Development which requires review and approval from HPC for compliance with the Historic Preservation Guidelines. (A link to the guidelines is provided on the following page of this pre-application.) Minor Development work includes the following: • Expansion or erection of a structure wherein the increase of Floor Area of the structure is 250 sq. ft. or less or, • Alterations to a building façade, windows, doors, roof planes or material, exterior wall materials, dormer porch, exterior staircase, balcony, or ornamental trim when three or fewer elements or, • Erection or installation of a combination or multiples of awning, canopies, mechanical equipment, fencing, signs, accessory features, and other attachments to designated properties or, • alterations that are made to non-historic portions of a designated historic property that do not qualify for a certificate of no negative effect or, • The erection of street furniture, signs, public art and other visible improvements within designated historic districts of a magnitude or in numbers such that the cumulative impact does not allow for the issuance of a certificate of no negative effect. Page | 2 2. Commercial Design Review Final Design: Commercial Design Review is generally divided into a two- step process known as Conceptual Design and Final Design Review. Conceptual Design Review focuses on site planning, mass, scale, proportions, parking, height, and other elements that define the shape and placement of proposed development. Final Design Review focuses on materials, window size and placement, landscaping, architectural details, detailed roofscape, operational characteristics, and other elements that finalize the architecture and landscape of the proposed development. Because the proposed scope of work will likely not impact massing, parking, or height, many of the review criteria associated with Conceptual Design will not apply. Therefore, the Community Development Director has determined that this application will qualify for Consolidated Commercial Design Review, which allows for Conceptual and Final Design review to be processed concurrently. The review criteria prescribed in the Commercial, Lodging, and Historic District Design Standards and Guidelines should be addressed in the application. It’s important to note that the property is located within the Commercial Core Historic District Character Area as defined in the Commercial, Lodging, and Historic District Design Standards and Guidelines. Improvements should respect the 19th-century historic context and development patterns and offer compatible new design that highlights Aspen’s sense of place and small-town character. The applicant should be sure to address the provisions related to Second Tier Commercial Spaces as described in Land Use Code Section 26.412.080, Second Tier Commercial Space. As previously mentioned, the applicant is contemplating using existing basement space for office and storage use. Within the Commercial Core zone district, a minimum of twenty percent of commercial space within a building must be provided as Second Tier Space. A second-tier space audit is required with the application. The audit should include floor plans and drawings of all existing commercial space in the building as well as existing and proposed conditions depicting how each basement space is accessed. Pending approval for Commercial Design Review, the application shall be subject to Notice of Call-Up by City Council. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.412 Commercial Design Review 26.412.040.f.2 Notice to City Council 26.415.070 Development Involving Designated Historic Property or Property with a Historic District For your convenience – links to the relevant land use materials are provided below: Land Use Application | Land Use Code | Historic Preservation Guidelines | Commercial Design Standards REVIEW BY: Community Development staff for complete application & content PUBLIC HEARING: Yes, review by the Historic Preservation Commission (HPC) PLANNING FEES: $1,300 deposit for 4 hours of staff time | Additional or less hours will be billed or refunded at a rate of $325 per hour REFERRAL FEES: None TOTAL DEPOSIT: $1,300 Page | 3 APPLICATION CHECKLIST – PLEASE EMAIL APPLICATION TO: KEVIN.RAYES@CITYOFASPEN.COM  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Applicant’s name, address and phone number, within a letter signed by the applicant stating the name, address and phone number of the representative authorized to act on behalf of the applicant  Street address and legal description of the parcel on which d evelopment is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. The purpose of this requirement is to show that the Applicant has the authority to apply for a Land Use Case.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application.  A response to all relevant criteria prescribed in the Historic Preservation Guidelines as well as the Commercial, Lodging, and Historic District Design Standards and Guidelines.  Second Tier Space Audit representing the Net Leasable Area of all existing commercial s paces in the building as well as floor plans and drawings depicting the existing and proposed access to the basement areas proposed for reconfiguration.  HOA Compliance form (Attached to Application) & written consent for the application from the HOA. Once the copy is deemed complete by staff, the following items will then need to be submitted:  Total fee for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right.