HomeMy WebLinkAboutlanduse case.HP.330 E Main St.HPC018-99
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
Julie Ann Woods, Community Development Director CYJ~
Joyce Ohlson, Deputy Planning Director j40 lU r -
Amy Guthrie, Historic Preservation Officer
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,FROM:
RE:
330 E. Main Street, Hotel Jerome- minor review
DATE:
June 9,1999
SUMMARY: The applicant, the Hotel Jerome, would like approval to put a clock in the
courtyard to the west of the hotel. The Jerome is a designated landmark and is located
within the Commercial Core Historic District.
APPLICANT: Hotel Jerome, represented by Curtis Sanders.
LOCATION: 330 E. Main Street.
PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H,"
Historic Overlay District, or development involving a historic landmark must meet all
four Development Review Standards found in Section 26.72.010(D) of the Aspen Land
Use Code in order for HPC to grant approval,
1. Standard: The proposed development is compatible in general design, massing
and volume, scale and site plan with designated historic structures located on the
parcel and with development on adjacent parcels when the subject site is in a "H,"
Historic Overlay District or is adjacent to an Historic Landmark. For Historic
Landmarks where proposed development would extend into front yard, side yard
and rear yard setbacks, extend into the minimum distance between buildings on the
lot or exceed the allowed floor area by up to five hundred (500) sql.\ate feet or the
allowed site covered by up to five (5) percent, HPC may grant such variances after
making a finding that such variation is mOre compatible in character with the
historic landmark and the neighborhood, than would be development in accord with
dimensional requirements.' In no event shall variations pursuant to this section
exceed those variations allowed under the Cottage Infill Program for detached
accessory dwelling units, pursuant to Section 26.40.090(B)(2).
Response: The applicant requests HPC approval to install a 15' tall clock in
their courtyard. HPC held a site visit some time ago to look at the location:, which
is close to the sidewalk, near the Aspen Times building. The applicant must
provide a site plan indicating the exact location of the clock for the HPC meeting.
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Attorneys and Counselors at Law
KRABACHER LAW OFFICES
a Professional Corporation
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Jerome Professional Building
201 N, MILL STREET, SUITE 201
ASPEN, COLORADO 81611-1557
Colorado Attorneys:
Affiliated Moscow Office:
B, Joseph Krabacher
Curtis B. Sanders
Diana L. Godwin
Jennifer M. Causing^
Tel: (970) 925-6300
Fax: (970) 925-1181
Bolshaya Sukharevskaya Sq.
16/18, Suite 16
MOSCOW 103045
RUSSIA
Tel: +7095 207 2674
Fax: +7095 207 6451
email/lnternet address:
informco@rof.net
Colorado Legal Assistant:
Cheryl Heiberger
May 18, 1999
Affiliated Hong Kong Office:
^Admitlcd only in New York and New Jersey
One Hysan Avenue
Suite 2001 B/C
Causeway Bay
HONG KONG
Tel: + 852 2915 7728
Fax: +852 2915 7748
Via Hand Delivery
Amy Guthrie
Aspen/Pitkin Planning Office
130 South Galena, Third Floor
Aspen, Colorado 81611
Re: Hotel Jerome; Courtyard Clock
Dear Amy:
On behalf of my client, Hotel Jerome Associates L. P., a
Colorado limited partnership, I enclose with this letter two
original Applications for Minor Development Review, as well as this
firm's check in the amount of $125.00.
Once you have had an opportunity to review the enclosed
Application, and assuming the Application is in order, I would like
this matter placed on the City of Aspen Historic Preservation
Committee's agenda as soon as possible.
Please feel free to give me a call if you require any
additional information.
Jerome\lGuthrie.02
OFFICES,
1 Corporation
Applicant:
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APPLICATION FOR MINOR DEVELOPMENT REVIEW
Hotel Jerome Associates L.P., a Colorado limited
partnership ("Applicant")
c/o MarketCorp Real Estate, Inc.
285 Riverside Avenue
Westport, CT 06880
Representative: Curtis B. Sanders, Esq.
Krabacher Law Offices
a Professional Corporation
201 North Mill Street, Suite 201
Aspen, CO 81611
Property:
A parcel of land situated in the City and Townsite
of Aspen, Colorado being all of Lots A, B, C, D, E,
F, G, H, I, 0, P, Q, R, S and the East 20.0 feet of
Lot N, Block 79, together with the east 170.0 feet
of the alley of said Block 79 vacated by Ordinance
No. 1 (series of 1951) of the City of Aspen,
Colorado according to the Hotel Jerome Lot Line
Adjustment and Subdivision Exemption Plat filed
June 12, 1991 at Reception No. 331521, Plat Book 26
at Page 52, pitkin County, Colorado, familiarly
known as 330 East Main Street, Aspen, Colorado
81611 (the "Property").
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TABLE OF CONTENTS
I. Description of Application
II. General Submission Requirements
III. Specific Submission Requirements
IV. Conclusion
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
LIST OF EXHIBITS
Application Form and Attachments
Authorization for Representation Letter
Certificate of Ownership
Vicinity Map
Survey
Sample Photographic Representation of Proposed
Development to be Constructed on the Property
Scale Drawing of Proposed Development
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I. DescriDtion of ADplication.
This is an Application for Minor Development Review for the
property described as a parcel of land situated in the City and
Townsite of Aspen, Colorado being all of Lots A, B, C, D, E, F,
G, H, I, 0, P, Q, R, S and the East 20.0 feet of Lot N, Block 79,
together with the east 170.0 feet of the alley of said Block 79
vacated by Ordinance No. 1 (series of 1951) of the City of Aspen,
Colorado according to the Hotel Jerome Lot Line Adjustment and
Subdivision Exemption Plat filed June 12, 1991 at Reception No.
331521, Plat Book 26 at Page 52, pitkin County, Colorado,
familiarly known as the Hotel Jerome, 330 East Main Street,
Aspen, Colorado. This Application requests Minor Development
Review approval of the Applicant's placing of an approximately
fifteen feet high four-faced Howard Reproduction Post Clock in
the west courtyard of the Property, in the vicinity of the
sidewalk adjacent to the north side of Main Street. The
Applicant's Land Use Application Form is attached as Exhibit 1.
II. General Submission Reauirements.
1. The Applicant's name, address and telephone number are
Hotel Jerome Associates L.P., a Colorado limited partnership, c/o
MarketCorp Real Estate, Inc., 285 Riverside Avenue, Westport, CT
06880 (telephone (203) 226-2449). A letter authorizing Curtis B.
Sanders to act as representative on behalf of the Applicant is
attached as Exhibit 2.
2. The street address and legal description of the Property
on which the development is proposed to occur are as set forth in
Paragraph I above.
3. A disclosure of ownership of the Property, consisting of
a current certificate from Curtis B. Sanders, who is the
Applicant's representative and is an attorney licensed to
practice law in the State of Colorado, listing the names of all
owners of the property, and all mortgages, judgments, liens,
easements, contracts and agreement affecting the Property, and
demonstrating the Applicant's right to apply for the minor
development review is attached hereto as Exhibit 3.
4. An 8 W' x 11" vicinity map of the Property is enclosed as
Exhibit 4 to this Application.
The Applicant is submitting two (2) Application copies and a
filing fee of $125.00.
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III. SDecific Submission Reauirements.
1. A Survey of the Property showing the Property's
boundaries and predominant existing site characteristics is
attached hereto as Exhibit 5.
2. The four-faced Howard Reproduction Post Clock which
Applicant seeks to erect on the Property is constructed of
painted cast aluminum and will be placed on a concrete pad. A
photographic sample representation of a four-faced Howard
Reproduction Post Clock is attached as Exhibit 6.
3. A Scale drawing of the four-faced Howard Reproduction
Post Clock which Applicant seeks to erect on the Property is
attached hereto as Exhibit 7.
4. The Applicant proposes to erect a four-faced Howard
Reproduction Post Clock on the Property near the sidewalk along
the front of the Hotel Jerome and in the vicinity of the western
edge of the courtyard lying to the west of the Hotel Jerome, near
the Aspen Times Building. The four-faced Howard Reproduction
Post Clock is manufactured by Electric Time Company, Inc., 45
West Street, Medfield, MA 02502 and is constructed of painted
cast aluminum. The clock is approximately fifteen feet in
height, and each of the four clock faces is approximately three
feet in diameter (please refer to Exhibit 7). The clock is
electrically powered and each of the four clock faces will be
illuminated. The clock will have a chime and hour strike and
will be mounted on a concrete pad, with an area of approximately
four square feet.
The proposed development complies with the development
review standards relevant to the development application as
follows:
a. Standard: The proposed development is compatible in
general design, massing and volume, scale, and site plan with
designated historic structures located on the parcel and with
development on adjacent parcels when the subject site is in a
"H," Historic Overlay District, or is adjacent to a Historic
Landmark.
ResDonse: The proposed development is compatible with
the general design of designated historic structures located on
the Property and with development on adjacent parcels since the
clock is a replica of similar clocks originally manufactured in
the late nineteenth century and is therefore compatible with the
design elements of the Hotel Jerome which is the most dominant
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feature of the Property and adjacent parcels and which was
originally constructed in 1889.
Given the relatively small size of the clock (fifteen feet
in height) relative to the height of the Hotel Jerome (forty feet
in height) and the structures on adjacent parcels (all at least
one storey in height) the proposed development is also compatible
in massing, volume, and scale with designated historic structures
located on the Property and with development on adjacent parcels.
Finally, since the proposed location of the clock is near the
sidewalk adjacent to East Main Street, and within several feet of
the Aspen Times Building, the proposed development is compatible
in site plan with designated historic structures located on the
Property and with development on adjacent parcels since the
intended look and feel of the clock are intended to make the
clock appear as if it was constructed about the same time the
Hotel Jerome and Aspen Times Building were originally
constructed.
The clock will sit across the courtyard from the west
wall of the "old section" of the Hotel Jerome. When viewed from
Main Street, the "new section" of the Hotel Jerome will sit
behind and to the north of the clock. East Main Street lies to
south of the clock, and the Aspen Times Building lies to the west
of the clock. Given the relatively insignificant size of the
clock (fifteen feet in height) in relation to the surrounding
structures, the clock is compatible with designated historic
structures located on the Property and with development on
adjacent parcels.
b. Standard: The proposed development reflects and is
compatible with the character of the neighborhood of the parcel
proposed for development.
Response: The most significant feature of the
"neighborhood" in which the proposed development is to take place
is the Hotel Jerome, and as noted above, the design and character
of the clock is consistent with aspects of the Hotel Jerome's
design which reflect its construction in the late nineteenth
century.
c. Standard: The proposed development enhances or does
not detract from the historic significance of designated historic
structures located on the parcel proposed for development or
adjacent parcels reflects and is compatible with the character of
the neighborhood of the parcel proposed for development.
Response: Again, the most significant feature of the
parcel on which the proposed development is to take place is the
Hotel Jerome, and as noted above, the design and character of the
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clock is consistent with aspects of the Hotel Jerome's design
which reflects its construction in the late nineteenth century.
Further, the relatively insignificant size of the clock, coupled
with the fact that the clock will be located unobtrusively in the
Hotel Jerome's courtyard, across the courtyard from the west wall
of the Hotel Jerome's "old section," the clock does not detract
from or in any way impact upon the historic significance of the
Hotel Jerome.
d. Standard: The proposed development enhances or does
not diminish or detract from the architectural character and
integrity of a designated structure or part thereof.
ResDonse: The design and character of the clock is
consistent with aspects of the Hotel Jerome's architectural
character and integrity which reflect its construction in the
late nineteenth century. Further, the relatively insignificant
size of the clock, coupled with the fact that the clock will be
located unobtrusively in the Hotel Jerome's courtyard does not
detract from or in any way impact upon the historic significance
of the Hotel Jerome.
IV. Conclusion.
For the reasons set forth above, Applicant respectfully
requests approval of Applicant's Minor Development Review.
Respectfully submitted,
By:
i ~Esq.
Representative of Owner
Krabacher Law Offices
201 North Mill, Suite 201
Aspen, Colorado 81611
(970) 925-6300
2503\2Application.01
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EXHIBIT 1 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Application Form and Attachment)
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ATTACHMENT 1
LAND USE APPLlCA nON FORM
1, Project name
2. Project location
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Hotel Jerome
330' East Main Street. Aspen'. CO 81611
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning * See Exh. A
4, Lot size Approx. 59,732 s.f.
5, Applicant's name, address and phone number Hotel Jerome Associates
L.P., 285 Riverside Avenue, Westport, CT 06880; (203') 226-2449
6. Representative's name, address, and phone number ~""~i 0" qo"AU. ,
201 ~orth Mill Street. Suite 201. Asnen. CO 81611: 925-6300
7, Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMQS allotment
View Plane
Lot Split/Lot Line
Adjustment c
Conceptual SPA
Final SPA
Conceptual PUD -"-
Final PUD
Text/Map Amend.
GMQS exemption,
Condominiumization_
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
8. Description of existing uses (number and type of existing structures,
approximate sq. ft., number of bedrooms, any previous approvals granted to the
property) Pro.;ec.t: cnrrpnrly C':on~; sts of an aDDroximatelv
square foot structure used for short-term lodging, conference facility
food and beverage sales. The Hotel Jerome facilities contain
approximately 107,000 square feet, and includes 94 hotel rooms.
9. Description of development application Applicant seeks minor development
review in connection with ap~licant's proposed erection of a four-faced
Howard Reproduction post clock in the Hotel Jerome courtyard area.
10. Have you completed and attached the fOllowing?
y Attachment 1- Land use application form
N Attachment 2- Dimensional requirements form
Y Response to Attachment 3
J.. Response to Attachment 4
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EXHIBIT A TO ATTACHMENT 1 (LAND USE APPLICATION FORM)
Present Zoning. The Project is presently zoned CC-Commercial
Core/PUD-Planned Unit Development according to Ordinance NO.5
(Series of 1983) and H-Historic Overlay District and Historic
Landmark according to Ordinance No. 49 (Series of 1974), Ordinance
No. 60 (Series of 1976), and Ordinance No.9 (Series of 1982) of
the City of Aspen, Colorado.
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EXHIBIT 2 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Authorization for Representation Letter)
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Ma~ 18 99 07:33a MCG
SENT BY:I<RABACIIER & ASSOCIAr'S-17-1111
6:43
203-226-2029
~ 203 226 2029;# 3
p.2
HOTEL J2ROHE ASSOCIA~Ba L.P.
285 Riverside Avenue
Westport. CT 06880
TOI'~on. (t"l ::'-:'41
7fIJ.L.~ ~CJ I:iD,"n zlf~'()~'
May 17. 1999
Amy Guthrie
Aspen/Pi~kin Planning Office
IJO South Galena. Third FloQ~
.A.spen, Colondo 81611
1.: Authorization for lepre.entation
Ladies and Gentlemen:
This letter will constitute the authorization for Curtis B.
Sanders. Krabacher uaw Offices, 201 North Mill, Suite 201. Aspen.
Colorado 816U (telephone (970) 9J~-6300) to represent Hotel Jerome
Associates L.P., a Colorado limited partnership with respect to a
Land Use Application for Minor Development Review on the propsrty
described as a p~roel of land situated in the City and Townsite of
Aspen, Colorado being all of Lots A, S, C. D, 5, F, G, ff, t. 0, P,
Q, R, S and the Sast 20.0 feet of LOt N, Block 79. ~ugether ~ith
the east 170.0 feet ot the alley of said "lock 79 vacated by
Ordinance No. 1 (series of 19S1) of the City of Aspen, Colorado
accol:'ding to tbe Hoc.,l Jerome Lot Line Adjustment and Subdivision
Exemption Plat filed June 12, 1991 at Reception NO. 3~1521, Plat
Book 26 at Page' 52, Pitkin County, Colorado. and all matters
related thereto.
Very truly yours,
HOTEL
ASSOCIl\T
part
By:
Pal~,rick M. Ryan, .:>" Presi
MarketCorp. Real Estat~, In.,
Connecticut corporation, as m
general partner of Hotel Jerome
Limited l"artnership, .. Connecticut
limited part.nersh1p, as general
partner of Hotel Jerome AS50cia~es
L, P.. a Colorado limi ted partnership
Jerome\lRiilptOesentation.01
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EXHIBIT 3 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Certificate of Ownership)
I, Curtis B. Sanders, as attorney for Hotel Jerome Associates
L.P., a Colorado limited partnership as Applicant hereby certify
that Hotel Jerome Associates L.P. is the record owner of the real
property described as a parcel of land situated in the City and
Townsite of Aspen, Colorado being all of Lots A, B, C, D, E, F, G,
H, I, 0, P, Q, R, S and the East 20.0 feet of Lot N, Block 79,
together with the east 170.0 feet of the alley of said Block 79
vacated by Ordinance No. 1 (series of 1951) of the City of Aspen,
Colorado according to the Hotel Jerome Lot Line Adjustment and
Subdivision Exemption Plat filed June 12, 1991 at Reception No.
331521, Plat Book 26 at Page 52, pitkin County, Colorado,
familiarly known as 330 East Main Street, Aspen, Colorado 81611
(the "Property"). I hereby further certify that as of the date
hereof, the Property is subject to the following encumbrances of
record:
1. Reservation as contained in United States Patent recorded
in Book 529 at Pages 15, 159, 199, 200, 262 and 492 for the right
of the proprietor of a vein or lode to extract and remove his ore
there from, should the same be found to penetrate or intersect the
premises and rights of way for ditches or canals constructed by
authority of the United States.
2. Terms, conditions and provisions contained in notice of
historic designation recorded January 13, 1975 under Reception No.
172512. Aka Book 295 at Page 515. Ordinance 9 Series 1982 recorded
April 30, 1982 in Book 425 at Page 904.
3. Terms, conditions and provisions contained in Planned Unit
Development Agreement Hotel Jerome-Renovation and Addition recorded
May 10, 1983 under Reception No. 250033. Aka Book 444 at Page 750.
Amended and Restated Planned Unit Development Agreement Hotel
Jerome-Renovation and Addition recorded September 15, 1986 at
Reception No. 281483. Aka Book 518 at Page 921. Supplemental PUD
Agreement City of Aspen-Hotel Jerome recorded June 21, 1991 at
Reception No. 333508. Aka Book 648 at Page 376 and rerecorded July
9, 1991 at Reception No. 334427. Aka Book 650 at Page 952.
4. Easements, dedications, notes, rights of way, restrictions
as shown on the Plat of Hotel Jerome Renovation and Addition filed
May 10, 1983 in Plat Book 14 at Page 88. Amended and Restated
Planned Unit Development Plat filed September 15, 1986 in Plat Book
19 at Page 6. Second Amendment filed July 1, 1991 in Plat Book 26
at Page 89.
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5. Terms, conditions and provisions contained in Ordinance No.
5 Series 1983 recorded May 17, 1983 under Reception No. 250181.
Aka Book 445 at Page 81.
6. Terms, conditions and provisions contained in Resolution
No.1 Series 1987 recorded June 6, 1990 under Reception No. 323313.
Aka Book 622 Page 347.
7. Dedications and easements set forth on Plat of Hotel Jerome
Lot Line Adjustment and Subdivision Exemption Plat filed June 12,
1991 under Reception No. 333521. Aka Plat Book 26 at Page 52.
8. Terms, conditions and provisions contained in Encroachment
Agreement recorded March 5, 1992 under Reception No. 342274. Aka
Book 671 at Page 33.
9. Rights of Aspen Sports, Inc. as tenant in possession
pursuant to a certain unrecorded lease solely as tenant and solely
with respect to the space occupied by such tenant.
10. Encroachment by window wells with grates and portico to
the Hotel Jerome onto East Main Street; by stairs, entry and
building architectural facia onto North Mill Street; and by brick
lamp posts onto East Bleeker Street on the north as evidenced by
survey prepared by Aspen Survey Engineers, Inc., RPS No. 25947,
Job. No. 16085, dated November 21, 1997. Note the encroachments of
two window wells, the portico, and the stairway to the easement
appear to be licensed by the Encroachment Agreement with the City
of Aspen referenced in Item 8 above.
Curtis B. Sanders, Esq.
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EXHIBIT 4 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Vicinity Map)
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VICINITY MAP
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1-741 rsol FB7lC>
E. HOPKIN" Ave.
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EXHIBIT 5 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Survey)
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EXHIBIT 6 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Sample Photographic Representation of Proposed Development to be
Constructed on the Property)
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EXHIBIT 7 TO APPLICATION FOR MINOR DEVELOPMENT REVIEW
(Scale Drawing of Proposed Development)
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