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HomeMy WebLinkAbout308 E Hopkins Pre App CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Natalie Feinberg Lopez, natalie.feinberglopez@aspen.gov DATE: August 02, 2022 LOCATION: 308 E. Hopkins Ave, Aspen, CO 81611 REQUEST: Certificate of No Negative Effect Administrative review vs HPC Minor Development, Commercial Core Historic District Design Guidelines, possible Growth Management and 2nd Tier Space calculations REPRESENTATIVE: Brian West, brianw@cunniffe.com DESCRIPTION: 308 E. Hopkins Ave. is located in the downtown Commercial Core (CC) Historic District, though the property itself is not historically significant. A number of proposed changes to the interior and exterior of the commercial space in the building are suggested. Two different paths were explored, including administrative review with a Certificate of No Negative Effect, or a HPC Minor Development Review. The administrative review for a Certificate of No Negative Effect would be applied if the project was limited to the changing of exterior materials, siding, lighting, signage, doors and windows. The trellis may have a temporary roof, such as a retractable awning made of Sunbrella fabric or similar to remain as an administrative review. A change in materials will deem the project outside of administrative review. HPC Minor Review is required if the project includes any changes to penetrations in the exterior elevations, new materials applied to the trellis, and any changes to the exterior form. If materials on the trellis create a roof, walls and a conditioned space, GMQS will be triggered, possible second tier space calculations, as well as all requirements related to City of Aspen building codes for energy use. If there is a change in materials for the roof of the trellis, it will need to have HPC review and call up by Council. If the walls remain as a temporary structure, then no additional review will be needed, but if new wall materials are proposed, it will require HPC and Council approvals. Land Use review processes needed may include Commercial Design Review (including Pedestrian Amenity and Second Tier), Growth Management for any increase in net leasable, and View Plane as the property falls within Mountain Viewplane. Staff will evaluate the project and make a recommendation to HPC, and HPC will make a decision to approve, approve with conditions, or deny the proposal. Following approval, if granted, staff will inform City Council of the Historic Preservation Commission’s decision, allowing them the opportunity to uphold HPC’s decision or to “call up” any aspects of the approval that they find require additional discussion. This is a standard practice for Commercial Design Review. A change of materials creating walls for the trellis, either temporary or permanent, may require a separate review by City Council for approval. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.412 Commercial Design Review 26.412.040.F Appeals, Notice of Approval and Call-up 26.412.060.A Commercial Design Guidelines and Standards 26.412.070.B Pedestrian Amenity 26.412.080 Second Tier Commercial Space 26.415.070.D Historic Preservation Commission - Minor Development 26.435.050 Mountain View Plane Review 26.470.090.C Administrative GMQS review for net leasable expansion, if qualified 26.470.100.E Expansion of new commercial development, if not Administrative 26.575.020 Calculations and Measurements 26.710.140 Commercial Core (CC) Below are links to relevant documents and a list of information needed to submit an application. For your convenience – links to the Design Guidelines and Land Use Code are below. Commercial Design Guidelines and Standards Historic Preservation Land Use Application Packet Review by: Staff for completeness and recommendation HPC for decision Public Hearing: Yes. Neighborhood Outreach: No. Referrals: Staff will seek referral comments from the Building Department (no fee), Zoning (no fee) and Engineering regarding any relevant code requirements or considerations. Planning Fees: $1,300 for 4 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: Engineering, a deposit of $325 per hour. Total Deposit: $1,625 APPLICATION CHECKLIST: Below is a list of submittal requirements. Please email the application as one pdf to Natalie.feinberglopez@aspen.gov for an initial determination of completeness. □ Completed Land Use Application and signed Fee Agreement □ Pre-application Conference Summary (this document) □ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application □ Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant □ HOA Compliance form □ List of adjacent property owners within 300’ for public hearing □ An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen □ Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. The survey must also indicate all applicable view planes across the property, indicating Foreground or Background. □ A written description of the proposal and an explanation of how the proposed development complies with the relevant review standards and design guidelines □ A site plan and scaled drawings of all proposed structures or additions depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations □ An accurate representation of all exterior building materials to be used in construction represented by samples and/or photographs □ Visual depiction of the proposed exterior changes in the context of the overall block. □ Scaled drawings depicting any intrusion into a viewplane and photographic assessments of the impact on the viewplane □ Existing and proposed Pedestrian Amenity calculations □ Existing and proposed Second Tier space calculations □ Existing and proposed floor area and net leasable calculations Once the copy is deemed complete by staff, the application fee will be requested. 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.