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HomeMy WebLinkAboutagenda.apz.20090624I ASPEN HISTORIC PRESERVATION COMMISSION JOINT MEETING WITH ASPEN PLANNING ZONING COMMISSION JUNE 24 2009 500 PM REGULAR MEETING COUNCIL CHAMBERS 130 S GALENA ASPEN COLORADO SITE VISITS NOON HPC Please visit Willoughby Park on your own to view the former ticket office building new business item I Roll call II Approval of minutes Apri122 2009 May 27 2009 III Public Comments IV Commission member comments V Disclosure of conflict of interest actual and apparent VI Project Monitoring VII Staff comments Certificate of No Negative Effect issued Next resolution will be 16 VIII NEW BUSINESS A 320 E Hyman Ave Wheeler Opera House Jt Conceptual Commercial Design Review HPC Major Development Conceptual review Special review for Parking 1 hr 30 min B 701 S Aspen Street Original Lift Ticket Office within Willoughby Park Demolition review lhr IX OLD BUSINESS A 219 S Third discussion X Adjourn 800 pm P2 MEMORANDUM TO Aspen Historic Preservation Commission Aspen Planning and Zoning Commission THRU Amy Guthrie Historic Preservation Officer Jennifer Phelan Community Development Deputy Director FROM Sara Adams Historic Preservation Planner RE 320 East Hyman Avenue The Wheeler Opera House Commercial Design Standards Review Conceptual joint review by HPC and PZ and Major Development Conceptual Special Review for Parking review solely by HPC DATE June 24 2009 APPLICANT OWNER City of Aspen REPRESENTATIVE Wheeler Opera House 320 East Hyman Avenue Aspen CO represented by Gram Slaton Executive Director Wheeler Opera House Farewell Mills Gatsch Architects LLC and Rowland Broughton Architecture and Urban Design LOCATION Lots P Q R and S Block 81 City and Townsite of Aspen CO commonly known as Wheeler Opera House CURRENT ZONING USE Located in the Conunercial Core CC Historic District a National Register Historic and local landmark containing a four story arts and cultural facility with commercial spaces on the ground floor PROPOSED LAND USE The applicant requests approval to construct an addition to the western fagade of the Wheeler Opera House to expand the existing arts and cultural facility STAFF RECOMMENDATION Staff recommends the Historic Preservation Commission HPC and the Planning and Zoning Commission PZ continue the project to July 8 2009 for further restudy SUMMARY The Applicant requests the following reviews Conceptual Commercial Design Standard Review including the reduction of Public Amenity Space from 25 to 5 joint review by HPC and PZ Conceptual Major Development for a Designated Landmark in the Commercial Core Historic District HPC review only Special Review for Parking to waive all parking requirements HPC review only 1 P1 Provide proof of legal notice affidavit of notice for PH Staff presentation Applicant presentation Board questions and clarifications Public comments close public comment portion of hearing Chairperson identified the issues to be discussed Applicant rebuttal comments Motion No meeting of the HPC shall be called to order without a quorum consistingofatleastfour4membersbeingpresentNomeetingatwhichlessthana quorum shall be present shall conduct any business other than to continue the agenda items to a date certain All actions shall require the concurring vote of a simple majority but in no event less than three 3 concurring votes of the members of the commission then present and voting P3 The subject parcel is a 12000 square foot lot that comprises four 4 traditional city lots located within the Commercial Core Historic District The existing historic Wheeler Opera House is located on the eastern 6000 square feet of the lot To the west of the Wheeler parcel is the historic Motherlode building that contains a recently constructed three story addition on the alley WORKSESSIONS Two worksessions regarding a potential addition to the Wheeler were held on April 8 2009 and May 13 2009 with the Planning and Zoning Commission and the Historic Preservation Commission During these meetings the applicant provided background on the Wheeler parcel Commission members questioned the use of the RETT real estate transfer tax for the proposed addition as established in Ordinance 20 Series of 1979 The City Attorney will be present at the public hearings to address any questions PUBLIC OUTREACH To date the applicant has engaged the public through two informational sessions on Monday April 6 2009 and Tuesday June 23 2009 Staff recommends that the applicant continue to involve the public during the development and refinement of the project through informational sessions hand outs and other various forms of public outreach LAND USE REQUESTS AND REVIEW PROCEDURES The Applicant is requesting the following land use approvals from the Planning and Zoning Commission and the Historic Preservation Commission to redevelop the site Commercial DesiL Standard Conceptual Review Joint formal public hearings with the Planning and Zoning Commission PZ and the Historic Preservation Commission HPC are proposed throughout the summer to provide a venue for Board members to communicate and to understand each others perspectives and goals of the Boards According to Section 26412030 of the Land Use Code when a proposed development has potential for significant community interest due to its location magnitude or complexity the PZand the HPC are required to function as one joint review board for the Commercial Design Standard Conceptual Review Staff does not typically conduct joint meetings with HPC and P Z because the purview of each Board is clearly separate however Staff feels that the Wheeler expansion is an appropriate project to utilize this option s 2 P4 The following land use requests will be reviewed and acted upon by the Historic Preservation Commission Major Development Conceptual Review for a Historic Landmark and Special Review or ParkinQ These reviews are under HPCs purview only The Wheeler is a designated landmark located in the Commercial Core Historic District As such HPC has purview over the massscalecontextsitelocationandarchitecturaldetailsincludingmaterialsfenestrationetcofthe proposed addition as it relates to the historic Wheeler and the Historic District through MajorDevelopmentConceptualDesignReviewSpecialReviewforParkingisunderHPCspurviewbecauseitisadesignatedlandmarkwithintheCommercialCoreHistoricDistrictThesereviews are proposed to occur during the Commercial Design Standard Conceptual Review discussions because the topics are interrelated for example the guidelines for Commercial Design Standard Review and the Historic Preservation Design Guidelines for development in the Commercial Core are identical The following land use requests will be applied for in the future Future Reviews The applicant requests variations from the underlying Commercial Core zone District dimensional requirements regarding FAR and building height through the Planned Unit Development PUD process After Conceptual Design approval Commercial Design approval and Special Review for Parking are granted the P Z will review the application and make a recommendation to City Council regarding the dimensions of the project or the size and height of the box through the PUDprocesslItisveryimportantforHPCtounderstandPZsconcernsabouttheprojectduringtheconceptualreviewprocessestopreventcyclicalconversationsorcontradictionsbetweenHPC and P Z especially because the reviews overlap in some areas Ultimately City Council has final review authority over the PUD and will decide the dimensional standards and variations for the addition Please refer to the attached flow chart Exhibit E for more information on the chronology of the process STAFF COMMENTS Following is a brief summary of the reviews requested for the addition at this time Please refer to the exhibits for a full explanation of the how the criteria or standards are or are not met COMMERCIAL DESIGN STANDARDS 26 412 050 review by HPC and PZ The Commercial Design Standards intend to preserve and foster proper commercial district scale and character and to ensure that Aspens commercial areas and streetscape are public placesconducivetowalkinganddwellingTheCommercialLodgingandHistoricDistrictDesignGuidelinesandObjectivesstrivetoguideappropriatecommercialdevelopmenttocontributeto the streetscape A copy of the Guidelines and Objectives for the Commercial Core Historic District are attached as Exhibit D Reconunendations to Council regarding Growth Management and Subdivision will be reviewed by P Z duringtheConceptualPUDprocess 3 P5 The Commercial Design Guidelines and Objectives define the Commercial Core Historic District as the heart of Aspen Each historic building contributes to the overall integrity of the Historic District and new infill in this context whether it is an addition to a landmazk or not must maintain and enhance the existing historic structures The Commercial Core is lazgely defined by its historic building inventory and azchitectural character but there aze other elements that aze important to the downtown formula The street pattern or historic grid is vital to understanding and experiencing Aspens origin Storefront context which references traditional commercial development and outdoor spaces for public gathering are crucial to a successful downtown All of these elements are incorporated into the guidelines for development in the Commercial Core Historic District and aze addressed by Staff in Exhibit A Public Amenity Soace aaQes 98 104 Design Objectives for public amenity space aze Create active and interesting street vitality through the promotion of public gatherings space Create well defined localized public space at the street edge Maximize sunlight Accent the street fagade and maintain awelldefined street edge The proposed public amenity space is located between the front fagade of the building and the sidewalk in a space of about 600 squaze feet 60 wide x 10 deep or about 5 of the 12000 squaze foot property Basic landscaping is proposed for the space Staff is concerned that the lack of benches tables or similar furniture creates an uninviting space for the public and does not contribute to the vitality of the street The space has southern exposure and is centrally located which aze integral to successful public amenity spaces Staff finds that the proposed public amenity space needs further development and refinement to meet the criteria attached as Exhibit A Staff is comfortable with the reduction of the Public Amenity requirement to 5 because it exposes the corner of the historic Wheeler and in turn emphasizes its historic prominence The amenity needs further development to meet the required criterion that authorizes HPC to grant a waiver of the requirement as listed in Exhibit B Buildin Alinment Orientation and Form oases 104 107 Design Objectives for building alignment orientation and form are Build to property lines The traditional pattern of building to the property line especially on corner lots created a strong and relatively consistent street fagade line in the Commercial Core Within the street fagade are departures from this with small setbacks that create intimate pedestrian experiences Align and Orient to the traditional grid Structures aze encouraged to align and to orient to the street grid to maintain consistency and integrity within the Historic District and create a vital downtown pedestrian environment Simplified rectangulaz forms with flat roofs Similaz to traditional historic commercial buildings downtown new additions should be rectangulaz with flat roofs to maintain consistency and integrity within the Historic District Overall Staff fmds that the project is progressing in a positive direction that will ultimately meet the goals of the community and the Wheeler The addition is aligned to the street grid and the orientation is towazd the street The applicant pulled the addition back from the street to create a 4 P6 public amenity space and to be subordinate to the landmark which is contrary to Guideline 618 however it provides necessary relief to the historic Opera House The proposed rectangulaz form is appropriate for the historic context and meets the intent of the Commercial Core Historic District Guidelines specifically guidelines 622 624 relevant portions of which aze addressed in Exhibit A The applicant cleazly considered some of the comments made during the worksessions in April and May and responded by reducing the fourth floor mass and pulling the addition back from the street to provide some public amenity space Buildine Height Mass and Scale paees 108 111 A lazge portion of the character of downtown is defined by the height mass and scale of the buildings Aspen has a wide range of building heights from one story 19u century buildings to the four story Wheeler Opera House and the prominent Elks Building Design Objectives for height and mass are Height variations or stepping down to respect height and scale of an adjacent historic structure Material changes to help new development fit into the variety of buildings downtown but each block has a different chazacteristic The most important aspect to a successful addition to a landmark is that the design is sensitive and respectful to the surrounding historic context The proposed height is lower than the historic Wheeler and the fourth floor is significantly set back from the front facade Staff fmds that the addition introduces height variations to the site The fourth floor is setback from the front facade which successfully maintains the prominence and visibility of the historic Wheeler from the street The front facade height is well below that of the historic Wheeler and creates a step between the Motherlode and the Wheeler Additional modulations vertical or horizontal would distract from the iconic azchitecture of the Wheeler Staff recommends that the applicant restudy the vertical material bands or bookends proposed at either end of the addition Staff finds that a simple facade that creates recesses into the background is an appropriate approach for this project Staff finds that the height and mass of the addition are appropriate for its context and meet the guidelines listed in Exhibit A Iconic Buildin nave 1111 The Commercial Core Historic District is the setting for the majority of Aspens iconic structures and the Design Objects specifically address these visually prominent structures The most important Design Objective is stated in Guideline 634 634 The setting of iconic historic structures should be preserved and enhanced when feasible On sites comprising more than two traditional lot widths the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade Step a building down in height adjacent to an iconic structure Locate amenity space adjacent to an iconic structure Staff is concerned that some aspects of the proposal compromise the prominence of the historic Wheeler and do not enhance and preserve its setting The primary entrance is proposed to be moved from the historic Wheeler to the addition which compromises the integrity and perceived 5 P7 prominence of the iconic structure Staff strongly recommends that the proposed entry point is restudied The applicant proposes an apartment on the top floor to serve visiting artists Staff finds that privatizing the rooftop with an apartment creates a missed opportunity for the public to enjoy the amazing views that the community is an advocate for and the viewplane regulations protect Staff recommends that the applicant restudy the rooftop to provide access for the public possibly look at the potential for the apartment to also function as a public meeting space at times The potential for public rooftop access to enhance the experience of the Historic Wheeler has not been realized Finally staff is concerned about the design of the curved circulation element between new and old construction It is out of character with the adjacent landmazk and the pattern of development in the historic district Staff recommends a restudy of the curved vertical element that connects new and old construction in the southeast corner of the project HPC MAJOR DEVELOPMENT CONCEPTUAL SECTION 26415070D review by HPC The procedure for a Major Development Review at the Conceptual level is as follows Staff reviews the submittal materials and prepares a report that analyzes the projects conformance with the design guidelines and other applicable Land Use Code Sections This report rs transmitted to the HPC with relevant information on the proposed project and a recommendation to continue approve disapprove or approve with conditions and the reasons for the recommendation The HPC will review the application the staff analysis report and the evidence presented at the hearing to determine the projects conformance with the City of Aspen Historic Preservation Design Guidelines The HPC may approve disapprove approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny Major Development is a twostep process requiring approval by the HPC of a Conceptual Development Plan and then a Final Development Plan Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structures andor additions as depicted in the Conceptual Plan application including its height scale massing and proportions No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant HPC Conceptual review focuses on the height scale massing and proportions of a proposal Conceptual Review for a historic landmark within the Commercial Core follow the same Design Guidelines as the Commercial Design Standazd Conceptual review listed in Exhibit A Staff finds that the size and shape of the proposed addition is appropriate for the context The proposed height is lower than the historic Wheeler and the fourth floor is significantly set back from the front fapade 6 P8 Staff is concerned that the curved element between the new and old construction mentioned above detracts from the historic chazacter and function of the iconic structure Details and materials are usually addressed during Final Review however Staff finds that the proposed vertical elements do not successfully create a dialogue between new and old construction Staff strongly recommends that the applicant continue to develop the materials details and fenestration of the south elevation specifically the balcony element solid to void ratios and the vertical windows to strengthen the relationship between the two buildings Staff is extremely concerned about the relocation of the primary entrance to the addition as described in Exhibit A The original entrance to the Wheeler is still proposed to be functional but Staff finds that it will not be perceived by the public as the primary entrance Staff finds that Historic Preservation Design Guideline 41 below is not met and recommends that the entrance to the Wheeler continue to be through the existing building in order to meet egress requirements Secondary egress is appropriate for the addition 41 Preserve historically signiScant doors Maintain features important to the chazacter of a historic doorway These may include the door door frame screen door threshold glass panes paneling hardware detailing transoms and flanking sidelights Do not change the position and function of original front doors and primary entrances If a secondary entrance must be sealed shut any work that is done must be reversible so that the door can be used at a later time if necessary Also keep the door in place in its historic position If the secondary entrance is sealed shut the original entrance on the primary facade must remain operable Staff finds that this exciting project has the potential to highlight and enhance the Wheeler with thoughtful and creative public spaces that magnify the importance of the opera house and its iconic architecture to the history of Aspen SPECIAL REVIEW FOR PARHING SECTION 26515040review by HPC Overall Staff finds that onsite parking is inappropriate for the site Staff requests more information regarding the impact of the new addition on the existing parking situation Applicable criteria are listed in Exhibit C RECOMMENDED ACTION Staff recommends that HPC and PZcontinue the application to July 8 2009 for further design study of the following issues Entrance Roof top access for public Pedestrian amenity space Curved circulation element Staff requests that the applicant identify projected pazking demands on the neighborhood and existing pazking facilities that may result from the proposed addition 7 P9 Exhibits A Commercial Design Standazd Review Criteria B Public Amenity Requirements for Reduction C Special Review for Parking Criteria D Commercial Core Historic District Design Guidelines E Review process flow chart P10 Exhibit A Commercial Design Standards 26412060Commercial Design Standards A Public Amenity Space Creative welldesigned public places and settings contribute to an attractive exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere Public amenity can take the form of physical or operational improvements to public rightsofway or private property within commercial areas On parcels required to provide public amenity pursuant to Section 26575030Public Amenity the following standards shall apply to the provision of such amenity Acceptance of the method or combination of methods of providing the Public Amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission as applicable according to the procedures herein and according to the following standards 1 The dimensions of any proposed onsite public amenity sufficiently allow for a variety of uses and activities to occur considering any expected tenant and future potential tenants and uses Staff Response The proposed public amenity space is approximately 600 square feet 60 x 10 The applicant requests the reduction of required public amenity space from 25 to 5 The public amenity requirement fora 12000 squaze foot lot is 25 or 3000 square feet Please refer to Exhibit B for discussion and criteria Staff finds that the proposed space has the capacity for a variety of uses however the applicant proposes only some simple landscaping at this time 2 The public amenity contributes to an active street vitality To accomplish this characteristic public seating outdoor restaurant seating or similar active uses shade trees solar access view orientation and simple atgrade relationships with adjacent rightsofway are encouraged Staff Response Staff recommends a more active space that can be utilized during the day by the public and at night by patrons through the addition of benches tables chairs outdoor restaurant seating art etc Staff finds that this standard is not met and needs to be further developed 3 The public amenity and the design and operating characteristics of adjacent structures rightsofway and uses contributes to an inviting pedestrian environment Staff Response The proposed public amenity space is proximate to the Pedestrian Malls Popcorn Wagon and Wagner Park with southern exposure Staff finds that the addition of some design elements could potentially create a space that engages the pedestrian with one of Aspens iconic buildings Staff finds that the proposal needs further development to meet this standazd Exhibit A P Commercial Design Standards 4 The proposed amenity does not duplicate existing pedestrian space created by malls sidewalks or adjacent property or such duplication does not detract from the pedestrian environment Staff Response Staff finds that the proposed amenity space does not detract from the surrounding extant pedestrian spaces This is a gathering spot likely to have significant use as people arrive and leave performances Sidewalks were widened in this azea through the Downtown Enhancement and Pedestrian Project DEPP but an additional area for the community could be beneficial 5 Any variation to the Design and Operational Standards for Pedestrian Amenity Section 26575030F promote the purpose of the pedestrian amenity requirements Staff Response The Design and Operational Standards for Public Amenity referenced above are prescriptive requirements that include being open to the sky public access open to view located on grade etc Staff finds that the standards aze met with the exception that the public amenity space does not meet the intent of the Commercial Core design guidelines as mentioned previously B Utility Delivery and Trash Service Provision When the necessazy logistical elements of a commercial building are well designed the building can better contribute to the overall success of the district Poor logistics of one building can detract from the quality of surrounding properties Efficient delivery and trash areas are important to the function of alleyways The following standards shall apply 1 A utility trash and recycle service area shall be accommodated along the alley meeting the minimum standards established by Section 26575060 UtilityTrashRecycle Service Areas unless otherwise established according to said section StaffResponse Staff finds that this standard is met 2 All utility service pedestals shall be located on private property and along the alley Easements shall allow for service provider access Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions such as a historic resource dictate such encroachment All encroachments shall be properly licensed Staff Response Staff finds that this standazd is met P12 Exhibit A Commercial Design Standards 3 Delivery service areas shall be incorporated along the alley Any truck loading facility shall be an integral component of the building Shared facilities are highly encouraged Staff Response Staff finds that this standard is met 4 Mechanical exhaust including parking garage ventilation shall be vented through the roof The exhaust equipment shall be located as far away from the Street as practical Staff Response Staff finds that this standard is met 5 Mechanical ventilation equipment and ducting shall be accommodated internally within the building andor located on the roof minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public rightofway at a pedestrian level New buildings shall reserve adequate space for future ventilation and ducting needs Staff Response Staff finds that this standard is met C The application shall comply with the guidelines within the Commercial Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission The guidelines set forth design review criteria standards and guidelines that aze to be used in making determinations of appropriateness The City shall determine when a proposal is in compliance with the criteria standards and guidelines Although these criteria standards and guidelines are relatively comprehensive there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified In such a case the City must determine that the intent of the guideline is still met albeit through alternative means Staff finds that the following design guidelines aze important to highlight all of the Design Guidelines are listed as Exhibit D Public Amenity 68 Street facing amenity space shall contain features to promote and enhance its use These may include one or more of the following Street furniture Public Art historical interpretive marker The detailed design of Public Amenity Space with regard to guidelines 68 will be a matter for approval at the Final Review Stage although it may be discussed at the Conceptual Stage Exhibit A P 13 Commercial Design Standards Staff Response The pedestrian amenity space needs further refinement to meet this standard Street furniture and other elements may create a versatile space for use during the day and evening Building Alignment 615 Maintain the alignment of facades at the sidewalks edge Place as much of the fagade of the building at the properly line as possible Locating an entire building front behind the established storefront line is inappropriate A minimum of 70 of the front facade shall be at the property line Staff Response The proposed addition meets guideline 618 above because the entire addition which is setback only comprises 27 of the entire front facade of the property t Staff finds that the setback reinforces the importance of the historic Wheeler and maintains the new addition as subordinate Building Form 622 Rectangular forms should be dominant on Commercial Core facades Rectangular forms should be vertically oriented The fagade should appear as predominantly flat with any decorative elements and projecting or setback articulations appearing to be subordinate to the dominant form Staff Response The proposed addition is essentially a box that fills the empty section of the Wheeler parcel which is a building form consistent with historic commercial patterns Staff is concerned with the curved vertical element that joins the historic Wheeler and the new addition in the southeast corner It is out of chazacter and needs refinement Staff understands that some sort of element is probably needed for circulation between the new and old construction but recommends a restudy of this piece to better meet guideline 622 Building Scale 625 Maintain the average perceived scale of twostory buildings at the sidewalk Establish atwostory height at the sidewalk edge or provide a horizontal design element at this level A change in materials or a molding at this level are examples Staff Response Staff finds that the proposed building is appropriate as related to its historic context adjacent to the Wheeler and its use as an arts and cultural facility The Wheeler Opera House is one of the tallest downtown buildings in Aspen and as such it can support a larger addition This calculation is based on the Wheeler parcel as a 12000 square foot lot The existing Wheeler has 160 square feet of front facade 160 60 the frontage of the expansion 220 The applicant proposes to set 60 squaze feet back from the property line or 27 P14 Exhibit A Commercial Design Standazds Staff recommends that applicant restudy the proposed verticality as it is expressed through the fenestration and materials for discussion at Final Review Changing the material pattern and vertical fenestration to better relate to the historic context will help bring the perceived scale of the building down Height 627 Anew building or addition should reflect the range and variation in building height of the Commercial Core Refer to the zone district regulations to determine the maximum height limit on the subject property A minimum of 9 ft floor to ceiling height is to be maintained on second stories and highter Additional height as permitted in the zone district may be added for one or more of the flowing reasons2 o The primary function of the building is civic ie the building is a museum civic building performance hall fire station etc Staff Response The proposed addition does not meet floor to ceiling height standards because the addition needs to align with the existing floors of the historic Wheeler which also do not meet this guideline Staff finds this deviation to be appropriate and in compliance with the intent of the standard The overall height proposed for the addition is 51 2 to the top of the fourth floor apartment with a total of 54 2 to the top of the elevator shaft The historic Wheeler is 55 7 tall to the cornice and about 71 to its highest point The adjacent Motherlode measures 40 l l high to the top of the third floor at the rear The Commercial Core Zone District mandates a maximum height of 38 feet for three story elements of a building which may be increased to 42 through Commercial Design Review The project will proceed through the PUD review process after it receives approvals for Commercial Design Standazd Review HPC Conceptual Review and Special Review for Parking However despite a separate review process to vary the height of this project it is within both the HPC and PZspurviews to comment on the height of the building in relationship to the historic context and neighborhood Staff finds that the proposed height is appropriate for the site and historic context and a deviation from this guideline is acceptable Staff recommends that the applicant restudy the fenestration and materials proposed for the addition to better relate to the historic context for review during Final 628 Height variations should be achieved using one or more of the following Vary the building height for the full depth of the site in accordance with traditional lot width Z The applicant proposes to exceed the height limit in the Commercial Core which will be reviewed pursuant to the PUD process Exhibit A F 5 Commercial Design Standazds Set back the upper floor to vary the building facade profiles and the roof forms across the width and the depth of the building Vary the facade or parapet heights at the front Step down the rear of the building towards the alley in conjunction with other design standards and guidelines Staff Response Staff finds that the addition introduces height vaziations to the site The fourth floor is setback from the front facade which successfully maintains the prominence and visibility of the historic Wheeler from the street The front facade height is well below that of the historic Wheeler and creates a step between the Motherlode and the Wheeler Additional modulations vertical or horizontal would distract from the iconic architecture of the Wheeler Staff recommends that the applicant restudy the vertical material bands or bookends proposed at either end of the addition Staff finds that a simple facade that creates recesses into the background is an appropriate approach for this project 634 The setting of iconic historic structures should be preserved and enhanced when feasible On sites comprising more than two traditional lot widths the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade Step a building down in height adjacent to an iconic structure Locate amenity space adjacent to an iconic structure Staff Response Staff is concerned about two main aspects of the proposed addition regarding guideline 634 above the entrance and rooftop access The project shifts the primary entrance to the Wheeler into the addition Moving the entrance into the addition not only removes the experience of entering the historic Wheeler but it compromises the prominence of the historic structure The original entrance to the Opera House the far west double doors at the staircase is proposed to be operable and functional as an exit in this project Staff finds that the primary entrance to this arts facility should remain The addition should function as accessory to the Wheeler Setting the building back from the property line gives the historic Wheeler prominence and a potential public gathering space however since it is a departure from traditional commercial development it creates a dramatic entrance into the new addition that distracts from rather than enhances the historic Wheeler Staff recommends that the applicant restudy the interior circulation and box office functions proposed for the new addition and relocate them to the historic Wheeler Originally the ground level spaces in the historic Wheeler were commercial and the entrance to the upper floor performance spaces were through the double doors however staff does not find that the restoration of these ground floor uses in the historic building and the relocation of the primary arts and cultural functions to the addition is appropriate because it detracts from the publics perception and experience of the historic opera house Staff is not opposed to commercial spaces on this parcel however the concern P16 Exhibit A Commercial Design Standards centers on the proposals lack of interaction between the public and the historic building which starts with the entrance Staff is concerned that the public does not have access to the rooftop space The applicant proposes a rooftop visiting artist 1770 squaze feet apartment with an unobstructed view of Aspen Mountain Over the past few decades the community has fought for the protection of its mountain views from obstruction Staff finds that this project should leverage the amazing vistas the community has protected by providing rooftop access to the public Staff recommends that the applicant study the infrastructure already proposed for the apartment and the possibility of creating alockoffsystem to allow public access to the roof and maintain privacy for the apartment The applicant proposes versatile spaces in the new addition and staff suggests that the visiting artist apartment be explored for possible use by the public as another versatile space when not in use by an artist Staff finds that maintaining the primary entrance in the Wheeler and providing public access to the roof and fourth floor apartment will enhance the preservation and experience of the iconic Wheeler Opera House and its setting and recommends further restudy to meet guideline 634 Exhibit B P1 Reduction of Public Amenity Requirement 26575030DReduction of Requirement A reduction in the required Public Amenity may be approved under the following circumstances 2 The Historic Preservation Commission pursuant to the procedures and criteria of Chapter 26 412 Commercial Design Review may reduce by any amount the requirements of this section for Historic Landmazk properties upon one of the following circumstances a When the Historic Preservation Commission approves the onsite relocation of a Historic Landmark such that the amount of onsite Public space is reduced below that required by this chapter b When the manner in which a Historic Landmark building was originally developed reduces the amount of onsite Public amenity required by this chapter c When the redevelopment or expansion of a Historic Landmark constitutes an exemplary preservation effort deserving of an incentive or reward Staff response Staff finds that a reduction of the required public amenity space from 25 to 5 or about 600 squaze feet is appropriate for the sitet Providing the required 25 public amenity space would equate 3000 squaze feet which staff finds is inappropriate for this site and the arts and cultural use Staff recommends that the applicant restudy a few elements of the proposal to better comply with the design guidelines listed in Exhibit A As such Staff cannot determine whether criterion c is met at this time The parcel was originally developed with a commercial building built to the lot line where the vacant space is located which supports criterion b above This calculation is based on the parcel as a 12000 square foot lot P18 Exhibit C Special Review for Pazking Special Review for ParkinH 26515040Special Review Standards Whenever the offstreet pazking requirements of a proposed development aze subject to Special Review an application shall be processed as a Special Review in accordance with the Common Development Review Procedure set forth in Section 26304 and be evaluated according to the following standards Review is by the Planning and Zoning Commission If the project requires review by the Historic Preservation Commission and the Community Development Director has authorized consolidation pursuant to Section 26304060B the Historic Preservation Commission shall approve approve with conditions or disapprove the Special Review application A A Special Review for establishing varying or waiving offstreet parking requirements may be approved approved with conditions or denied based on conformance with the following criteria 1 The parking needs of the residents customers guests and employees of the project have been met taking into account potential uses of the parcel the projected traffic generation of the project any shared parking opportunities expected schedule of parking demands the projected impacts onto the onstreetparking of the neighborhood the proximity to mass transit routes and the downtown area and any special services such as vans providedfor residents guests and employees Staff Response The applicant requests approval to waive the parking requirement for the new addition The applicant proposes to utilize the Rio Grande parking garage or public transportation for employees and both day and evening events Staff recommends that the applicant provide more information regarding the schedule of parking demands including tour buses and the projected impacts of the new addition if any on the neighborhood Staff requests more information about the existing parking configuration and the impact of its removal on the neighborhood 2 An onsite parking solution meeting the requirement is practically difficult or results in an undesirable development scenario Staff Response Staff finds that an onsite pazking solution is undesirable for this location Anew theatre is proposed subgrade which removes any possibility of an underground parking area Furthermore Staff finds that it is inappropriate to provide above grade spaces accessed off of the alley due to site and programmatic constraints for a performing arts center 3 Existing or planned onsite or offsite parking facilities adequately serve the needs of the development including the availability of street parking Staff Response According to the application the Wheeler already utilizes the Rio Grande parking garage and public transportation Staff requests more information to Exhibit C F 9 Special Review for Parking determine whether the parking is adequately served by existing facilities if any new demands will arise with the proposed addition P20 Ciry of Aspen Commercial Core Historic District Encompassing the Commercial Core Zone District Design Objectives and Guidelines Policy Improvements in the Commercial Core Historic District should maintain the integrity of historic resources in the area At the same time compatible and creative design solutions should be encouraged This chapter presents guidelines for new construction and alterations to existing non historic structures in the Commercial Core Historic District Key design characteristics of this district are summarized and then specific guidelines are presented Location The Commercial Core of the city is defined by Monarch Street to the west DurantAvenue to the south Hunter Street to the east and roughly the alley to the north of Main Street to the north See the Character Area map in the appendix Existing Character The heart of Aspen centers around the Commercial Core Historic District It is the first area that developed in the early mining days of the town and its character reflects this rich mining heritage which is the image that many carry with them of this historic Colorado mountain town Each historic building contributes to the integrity of the district and preservation of all of these resources is therefore crucial This is especially important as new development continues Commercial Lodging and Historic Disfrict page 91 Design Objectives and Guidelines The Commercial Core Zone District is located at the core of Downtown Aspen P21 Commercial Core Historic District City of Aspen Street Pattern As the historic core of the city its current urban form reflects these origins It is a grid of streets aligned to the north Rectangular street blocks of 270 ft by 220 ft with long axes and rear alleyways are oriented eastwest and subdivided into 30 by 100 ft lots Buildings generally occupy the full lot width within the core area and span the full depth from street frontage to rear alley This arrangement still anchors the historical urban form of the city despite some recent departures from the traditional hard street edge The variety of building forms scales is influenced in areas by previous sitebasedopen space requirements The traditional lot widths continue to define the majority of the buildings in this area either in total width or where lots have been amalgamated in their architectural composition articulation and fenestration pattern This ensures that the city center is still appreciated for its essential human scale concentration of historic buildings and visual and cultural experience Building Character The commercial buildings of the mining era establish the context for new construction even though individual landmarks of later periods may also be found in the area Buildings range in scale from early residential including miners cottages to larger iconic landmark Victorian commercial and community buildings The latter tend to occupy corner sites and range in scale from one to three stories in height This area includes the varied range of buildings dating from the citys early history and representing all periods of development in the evolution of Aspen The character is predominantly urban while the building pattern in many areas continues to exhibit the original traditional lot width arrangement The street facades are strongly defined in many areas by a combination of larger Victorian and smaller scale buildings This is particularly the case on street corners The street pattern frames spectacular scenic views P22 City of Aspeft Storefront context Most buildings have features associated with traditional commercial designs Ground level floors of the buildings are oriented to pedestrian views with large display windows highlighting the goods and services offered for sale inside Recessed entries are also typical A horizontal band of molding usually separates the ground floor from upper portions of the facade and the parapet is capped with a decorative cornice These elements combined to establish a horizontal emphasis along the street Fenestration on upper floors is predominantly solid and voidhole in the wall form and vertical in proportion reflecting classical architectural proportions There are however departures from this pattern which contribute to the rich diversity of the street Outdoor Spaces There are also instances of small scale spaces created by the set back of building facades They are however the exception to the historic alignment of building fronts Where these are used for outdoor dining they provide attractive public gathering spaces and street vitality The intent is to maintain the strong definition of the street wall in this area and therefore creating further breaks in the street wall should be minimized The resulting character is both intimate and stimulating and in keeping with the variety and harmony unique to Aspen There have been departures from the hard street edge where more recent development has stepped back to create semibasement space and detached or internal retail frontage often on more than one level In many cases these have detracted from the immediate relationship between shop frontage and public sidewalk and the sense of street facade definition with adverse effects on street vitality and the urban character within downtown Aspen Commercial Core Historic District Commercial Lodging and Historic District page 93 Design Objectives and Guidelines Ahard street wall as seen along the walking malt downtown is a characteristic throughout Character Area T Victorian storefronts anchor the Cammerrial Core and define the key characteristics of building height mass articulation and materials P23 Commercial Core Historic District Design Objectives These are key design objectives for the Commercial Core The City must find that any new work will help to meet them 1 Maintain a retail orientation Traditionally the hub of Aspen and the center of commercial and cultural activity the Commercial Core should remain so Designs for new construction should reinforce the retailoriented function of the street and enhance its pedestrian character 2 Promote creative contemporary design that respects the historic context While new construction should be compatible with the historic character of the district designs should not copy early styles but instead should seek creative new solutions that convey the communityscontinuing interest in exploring innovations At the same time the fundamental principles of traditional design must be respected This means that each project should strike a balance in the design variables that are presented in the following pages 3 Maintain the traditional scale of building The Commercial core of the city is likely to experience continuing market pressure for hotel commercial and residential development and the parallel needs of affordable commercial and residential accommodation It is important that future growth acknowledges complements and enhances the existing scale and character of this area City of Aspen 4 Reflect the variety in building heights seen historically New development should stay within the range of building heights and be designed to reflect the variation in height across traditional lot widths The scale and form of a new building should be designed to safeguard the setting of a historic building whether single story or the largeiconic three plus stories 5 Accommodate outdoor public spaces where they respect the historic context The street vitality associated with the center of the city should be retained and enhanced through a combination of the form and design of the walkable street network and the associated areas of public gathering space at street level and above The design of any public space within the core should be a central consideration in the design and configuration of the building to ensure that it contributes to a positive experience in the streetscene whether or not used for street dining 6 Promote variety in the street level experience Architectural form should recognize existing scale and diversity and build upon established design traditions creativity and innovation in a manner which strengthens the architectural richness and identity of the city core The contextual contribution of building and storefront design will depend on detailed consideration of the street facade and associated landscaping and paving 7 Preserve the integrity of historic resources within the district The original form character materials and details of historic resources should be maintained This applies to individual structures of landmark quality as well as more modest contributing structures P24 City ofAspen Commercial Core Historic District Conceptual Review Design Guidelines The following design guidelines shall apply at the conceptual review stage Street F Alley SystemsThestreetpatternisessentialinfrastructure for the character of the district The north south orientation of the streets accentuates the relationship of the City with its dramatic landscape setting The circulation pattern provided by the network of streets alleys and courts should be retained to ensure maximum public access It should not be enclosed by gating and it should not be spanned by development above Wherever possible pedestrian access to alleys should be enhanced The creation of additional public walkways to rear alleys and other public spaces enhances the interest of the city center Additional links and an enhanced public circulation pattern can increase commercial frontage and access to the side to the rear and also to the interior of development sites Improved access also creates opportunities for additional commercial space which is to be encouraged Street Grid The original arrangement of parcels significantly affects the visual character of the area The city was platted on a grid system of lots and blocks and buildings were typically sited parallel with these lot lines The layout of early buildings streets sidewalks and alleys still can all be seen in this system and should be maintained 61 Maintain the established town grid in all projects The network of streets and alleys should be retained as public circulation space and for maximum public access Streets and alleys should notbe enclosed or closed to public access and should remain open to the sky Commescial Lodging and Historic Disirict N pagc 95 Design Objectives and Guidelines The rtetmork of streets alleys and existing pedestrian passageways erhauces access in the daontown P25 Commercial Core Historic District City of Aspen J T Maintain the established town grid in all projects Internal Walkways 62 Public walkways and through courts when appropriate should be designed to create access to additional commercial space and frontage within the walkway andor to the rear of the site See also Public Amenity Space design guidelines Alleys Historically alleyscapes were simple and utilitarian in character with a variety of materials and building scales Many structures had additions that were subordinate to the main building stepping down in scale at the alley Others had loading docks stairs and balconies that contributed to the human scale This traditional character should be maintained while accommodating compatible new uses The continued development of visual interest in these alleys is encouraged Greater variety in forms and materials is also appropriate here 63 Develop an alley facade to create visual interest Use varied building setbacks and changes in materials to create interest and reduce perceived scale Balconies court yards and decks are also appropriate Providing secondary public entrances is strongly encouraged along alleys These should be clearly intended for public use but subordinate in detail to the primary streetside entrance P26 City of Aspen Parking The character of the Commercial Core Historic District is one which is primarily appreciated on foot The human scale and concentration of walkable streets is a key attraction Therefore the visual impact of parking should in all cases be minimized Parking should be structured or placed underground where the scale and setting of the site affords this opportunity Where a parking structure is considered this should be contained within a wrap of commercial and or residential uses 64 Structured parking should be placed within awrap of commercial andor residential uses The exposure of auto entry areas should be minimized 65 Structured parking access should not have a negative impact on the character of the street The access shall be Located on an alley or secondary street if necessary Designed with the same attention to detail and materials as the primary building facade Integrated into the building design Commercial Core Historic District Commercial Lodging and Historic District page 97 Design Objectives and Guidelirus Where a parking structure might be considered this should be within a wrap of commercial andor residential uses as this building is Parking access located on an alley and integrated into the building design P27 Commercial Core Historic District City ofAspen Public Amenity Space Onsite and communal open space has been a longstanding priority and characteristic of the city Where it is required the form orientation quality and use of such open space is of the utmost importance Well defined public space should be integrated with traditional streetscape character The Planning and Zoning Commission andor the Historic Preservation Commission will decide whether where and in what form Public Amenity Space will be required In the past open spaces occurred as accents along the street usually where a house existed in the historic context or where a lot stood temporarily vacant In more recent years outdoor spaces were built that sometimes eroded the character of the street edge These conditions are not precedents for future development While some open space may occur it should be subordinate to the traditional character of the street Public amenity space along the primary street frontage should be an accent within and exception to an otherwise well defined street facade There will be locations within the city core where the character and setting of the site or a historic building will also influence the form location or appropriateness of such a space In every case Public Amenity Space should be well defined and carefully designed The design of public gathering space its enclosure layout and content will be an integral consideration in the proposed form of the space Although a matter for full review and approval at the Final Stage its design should be envisioned at the time of conceptual review Design Objectives Where considered to be compatible within the Commercial Core Historic District public amenity space should be designed and placed to achieve the following objectives Create an active and interesting street vitali ty through the promotion of public gathering space Maintain awelldefined street edge and street corner to ensure that such public space creates an accent within the street facade Create an additional commercial frontage andor space to the side or rear of the site or building Create a well defined localized public space at the street edge where eg additional space for street dining might be beneficial Design a space that maximizes access to sunlight throughout the year Create a second level space designed to ensure that it is permanently open to the public and provides interest in the form of a scenic orother interpretive marker for the life of its service as a public amenity space Achieve second floor patio space that provides access to affordable commercial uses The Dozuntozun Enhancement and Pedestrian Plan should serve as an additional reference Whereopen space within a parcel is appropriate develop an amenity that can 6e experienced by fhe general public P28 City ofAspen Commercial Core Historic District Public Amenity Space Types Public amenity space is a requirement in the Commercial Core In this area particular types of public amenity space would be in character with the urban form of the Commercial Core area These include Street facing amenity space Midblockwalkway amenity space Alley side amenity space Second level amenity space Front yard amenity space Guidelines for the location and design of each of these types follow Commercial Lodging and Historic District ls page 99 Design Objectives and Guidelines A variety of public amenity spaces exist in Downtown Aspen In future development it is important to focus on the quality of the space rather than the quantity The walking mal in Downtown Aspen provides substantial public amen ity space for thebuildings located there and therefore creating breaks in the block facade within this area to provide more sfreet facingpublic amenity space should be carefully considered P29 roFlictnrilictrirf City of Aspen I h 1 i rIIt it ii j I i I Street facing amenity space should abut fhe public sidewalk be level with the sidewalk open to the sky directly accessible to the public and be paved or otherwise landscaped Street Facing Amenity Space A street facing amenity space usually located towards the middle of a block may be considered However within the heart of the district where the greatest concentration of historic storefronts align creating new gaps in the street wall is discouraged Providing space on sites that are located in the outer edges of the district especially along the southern edge is more appropriate 66 A street facing amenity space shall meet all of the following requirements Abut the public sidewalk Be level with the sidewalk Be open to the sky Be directly accessible to the public Be paved or otherwise landscaped 67 Astreetfacing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined with buildings placed at the sidewalk edge Sunken spaces which are associated with some past developments adversely affect the street character Where feasible these should be replaced with sidewalk level improvements 68 Street facing amenity space shall contain features to promote and enhance its use These may include one or more of the following Street furniture Public art Historicalinterpretive marker The detailed design of Public Amenity Space with regard to guidelines 68 will be a matter for approval at the Final Review Stage although it may be discussed at the Conceptual Stage page lOa Street facing amenity space should contain public art and other amenities to promote its use P30 City ofAspen MidBlock Walkway Amenity SpaceNewbuildingsonsitesoccupyingmorethan one traditional lot width may provide amid block walkway or through court within a singledevelopmentorbetweentwodevelopmentsThistypeofspaceshallbeanextensionofanda complement to the street and public circulation network within the center of the city See also Street Alley System design guidelines The Commercial Core is highly regarded for its pedestrian character and walkability The opportunities created by the extension and enhancement of the public circulation network has distinct urban benefits and is encouragedTypicallyonlyonesuchspacewouldoccuralong a single block face This form of Public Amenity Space should be a consideration on larger development sites within the city It links the potential of additional commercial frontage and access with human scale space and circulation enriching the public experience Situated along the edge of a development site it should extend to link with the rear alley Adjacent to a residential type historic building it can provide a respectful break and a space between the two 69 Midblock walkways shall remain subordinate in scale to traditional lot widths Midblockpublicwalkwaysshallbebetween 8 ft and 10 ft in width 610 Amidblock walkway should providepublicaccesstothefollowing Additional commercial space and frontage within the walkway Uses located at the rear of the property uses Commercial Lodging and Historic District cDesignObjectivesandGuidelines Commercial Core Historic District Amidblockpassage may link through aproperty to provide access to uses along the side ofa building or to businesses on an alley A passageway may be considered as Public Amenity Space when it remains subordinate to the continuity ofthe block face It should be designed to visually appealing and to provide access to nctive P31 Commercial Core Historic District Public amenity space located at an alley should generally be south facing to maximize solar accessfor the space and provide access to commercial space that may be located there City of Aspen Alley Side Amenity Space Public amenity space may be located to the rear of the site in association with the alleyway Such a space shall provide access to commercial uses at the street or second floor level Public amenity space may also be located at the corner of an alley and a street Such spaces should be designed to enhance the use of alleys for supporting commercial uses 611 An alley side amenity space shall be designed to have these characteristics Direct public access to commercial space at street or second floor levels Maximize solar access to the alley side amenity space Enhance of the attractiveness and use of the rear alley Minimize the adverse impacts of adjacent service and parking areas page 102 P32 City ofAspen Corrunercial Core Historic District Second Level Amenity Space An outdoor patio space on a second floor which is directly accessible to the general public will be considered as a form of public amenity space when it is compatible with the historic context and is clearly inviting for public use This will be most successful in association with outdoor dining space In this respect it may be favorably considered within sites affected by mountain view planes 612 Second level amenity space should be compatible with the character of the historic district It shall remain visually subordinate to any historic resource on the property If located on a historic property it may not alter the appearance of the resource as seen from the street 613 A second floor amenity space should meet all of the following criteria Ensure consistent public access Be dedicated for public use Provide a public overlook andor an interpretive marker Be identified by a marker at street level 614 Second level space should be oriented to maximize solar access and mountain views or views of historic landmarks 615 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street alley or street level amenity space i t 1 I R Second IeveI space shall be accessible from a public space such as a sidewalk orstreet facing amenity space r l 1 IMP X41 Ou tdoor private space steal be demarcatedfrom the public amenity space Second level patblic amenity space shall provide permanent public access from the street r page 103 P33 Commercial Core Historic District iaad H an vaEymA e This figuregroundstudy illustrates the alignment and amount of open space along the street edge during the year 1904 E Hyman Ave pdmniv Tte same blocks in 1999 Notice how the increased use of open space has eroded the building wall along the street City ofAspen Front Yard Amenity Space Certain areas within the Commercial Core retain a distinct historic residential character This is often defined by a landscaped front yard and side yard setback To maintain and enhance this tradition in certain areas a landscaped front yard amenity space may be considered 616 Second level dining may be considered If the use changes the space must remain accessible to the public so long as it is to be considered meeting the public amenity space requirement 617 Front and side yard amenity space should be considered in the context of a historic one story residential type building Building Placement Street Corners Street corners are important elements in the street block and in the framing of many of the views which characterize the Commercial Core Many buildings on corner lots exhibit special features that add accents Comer entrances and storefront windows that extend along intersecting street facades are examples These elements are appropriate in many corner lot locations and should be encouraged Here the buildings should confirm the pattern of a strongly defined building wall at the street edge Building facades should be oriented parallel to the street with variation in front wall setbacks kept to a minimum Any departure from the street wall for well defined and designed public dining space should occur as an accent within the street block not the predominant pattern Exceptions for street dining might be considered in the outer southern edge of the Commercial Core These sites often serve as focal points for public activity and therefore sitting areas and other gathering spots are appropriate in the outer edges of the district page 104 Certain areas within the commercial coreare iden tified with historic single story baiildings with setbacks Front yard setback areas may be considered as public amenity space in such an instance P34 City ofAspen Commercial Core Historic District Building Setbacks The Commercial Core has a strong and relatively consistent street facade line Corner buildings often of late 19th early 20th century form anchor the street block in many instances Within the street facade however there are some departures from this where small areas of open space provide individual street dining experiences Setbacks within the central commercial area should reinforce the objective of maintaining and enhancing the special urban and traditional character of the strong urban edge of the street facade and street corner Local areas of open space also further the objective of the street vitality created by well defined dining space within the city These should however remain as an accent within the street facade Side setbacks provide the opportunity to create or enhance public passageways or through courts to the rear alley with the advantages of improved public permeability access and additional commercial frontage See also Street Circulation Pattern design guidelines Rear setbacks create the opportunity to achieve more creative and attractive commercial and public space to the rear of the site and alley In sum buildings create a strong edge to the street because they traditionally aligned on the front lot line and were usually built out to the full width of a parcel Although small gaps do occur between some structures these are exceptions This uniform wall of building fronts is vitally important to the historic integrity of the district and should be preserved Commercial Lodging andHistoricDistrict Gra page 105 Desigtt Objectives and Guidelines Traditionally commercial buildings were built to the sidewalk edge and anchored the corner This should be continued This second floor patio incorporates an abstract interpretation of upperstory windows and cornice elements to define the space and maintain the building wall line along the block P35 Commercial Core Historic District City of Aspen 618 Maintain the alignment of facades at the sidewalksedge Place as much of the facade of the building at the property line as possible Locating an entire building front behind the established storefront line is inappropriate A minimum of 70 of the front facade shall be at the property line 619 A building may be set back from its side lot lines in accordance with design guidelines identified in Street Circulation Pattern and Public Amenity Space guidelines Building Orientation Development within the core area has been traditionally oriented with the street grid This relationship should be maintained 620 Orient a new building to be parallel to its lot lines similar to that of traditional building orientations The front of a primary structure shall be oriented to the street 621 Orient a primary entrance toward the street Buildings should have a clearly defined primary entrance For most commercial buildings this should be a recessed entry way Do not orient a primary entrance to an interior court Providing secondary public entrances to commercial spaces is also encouraged on larger buildings Maintain the alignment offacades at the sidewaIks edge P36 City of Aspen Building Form Aprominent unifying element of the Commercial Core is the similarity of building forms Commercial buildings were simple rectangular solids deeper than they were wide with flat roofs In a few instances gabled roofs with false fronts may have been seen This characteristic of flat roof lines is important and should be continued in new projects 622 Rectangular forms should be dominant on Commercial Core facades Rectangular forms should be vertically oriented The facade should appear as predominantly flat with any decorative elements and projecting or setback articulations appearing to be subordinate to the dominant form 623 Use flat roof lines as the dominant roof form A flat roof or one that gently slopes to the rear of a site should be the dominant roof form Parapets on side facades should step down towards the rear of the building False fronts and parapets with horizontal emphasis also may be considered 624 Along a rear facade using building forms that step down in scale toward the alley is encouraged Considerusing additive forms such as sheds stairs and decks to reduce the perceived scale These forms should however remain subordinate to the primary structure Use projecting roofs at the ground floor over entrances decks and for separate utility structures in order to establish a human scale that invites pedestrian activity CorunercialCore Historic District Commercial Lodging and Historic District yage 107 Design Objectives and Guidelines Rectangular forms should be dominant on Commercial Core fa4ades Orient a building parallel to its lot lines P37 Commercial Core Historic District City of Aspen 1 rr r i Maintaining a block facade and orienting new development with the street grid are two key objectives in the Commercial Core District Building Height Mass Scale The character of the Commercial Core derives in part from the range and variety of building heights These vary from one to three stories Building height with traditional lot width and creates a constantly changing cornice profile along a block face This is the basis of the human scale architectural character and visual vitality of the city center Nevdevelopment in this area should continue this variation With respect to scale a new building shall also be sensitive to nearby historic building These range from single story historic residential structures to three story Victorian commercial buildings Two Story Scale 625 Maintain the average perceived scale of twostory buildings at the sidewalk Establish atwostory height at the sidewalk edge or provide a horizontal design element at this level A change in materials or a molding at this level are examples Height Variation In the Commercial Core area building heights range from one to three stories This variation in facade height is a key characteristic that should be maintained Variation in height should occur where the site is larger than two traditional lot widths in order to reduce overall scale of the building A variation in facade height often in conjunction with setting back an upper floor maybe required 626 Building facade height shall be varied from the facade height of adj scent buildings of the same number of stories If an adjacent structure is three stories and 38 ft tall new infill may be three stories but must vary in facade height by a rninirnum of 2 ft Maintain the average perceived scale of twostory buildings at the sidewalk P38 City ofAspen Commercial Core Historic District 627 Anew building or addition should reflect the range and variation in building height of the Commercial Core Refer to the zone district regulations to determine the maximum height limit on the subject property Aminimum9ftfloortoceilingheightistobe maintained on second stories and higher Additional height as permitted in the zone district maybe added for one ormore of the following reasons In order to achieve at least atwofoot variation in height with an adjacent building The primary function of the building is civic iethe building is a Museum Civic Building Performance Hall Fire Station etc Some portion of the property is affected by a height restriction due to its proximity to a historic resource or location within a View Plane therefore relief in another area maybe appropriate To benefit the livability of Affordable Housing units To m ake a demonstrable to be veri fied by the Building Department contribution to the buildings overall energy efficiency for instance by providing improved day lighting 628 Height variation should be achieved using one or more of the following Vary the building height for the full depth of the site in accordance with traditional lot width Set back the upper floor to vary the building facade profiles and the roof forms across the width and the depth of the building Vary the facade or parapet heights at the front Step down the rear of the building towards the alley in conjunction with other design standards and guidelines l 11 B Methods of achieving height variation within a single baildingincladeAsteppingthebuildingdownasitapproachesthealleyandBsteppingthebuildingalongtheprimaryfa4ade Existing Building New Building 42 38 Building facade height shall be varied from the facade height ofadjacentbuildingsofthesamenumberofstories Anew building or addition should reflect the range and variation in building height of the Commercial Core P39 Commercial Core Historic Dishict City of Aspen Y ar r T jl r rrrv ff fl t ii Height variation can occur in a number of ways depending on site conditions and design intent Height Variation for Larger Sites Buildings within the commercial center and historic core of Aspen represent the traditional lot widths of the city 30 ft either in building width or the horizontal and vertical design articulation of the street facade New development occupying a site of more than one traditional lot width should be designed to integrate with the scale created by narrower existing buildings The architectural rhythm of earlier street facades should also be reflected in new development to retain and enhance the human scale and character of the center of the city 629 On sites comprising more than two traditional lot widths the fagade height shall be varied to reflect traditional lot width The facade height shall be varied to reflect traditional lot width Height should be varied every 60 ft minimum and preferably every 30 ft of linear frontage in keeping with traditional lot widths and development patterns No more than two consecutive 30 ft facade modules may be three stories tall within an individual building A rear portion of a third module may rise to three stories if the front is set back a minimum of 40 feet from the street faesade eg at a minimum the front 40 feet maybe no more than two stories in height 630 On sites comprising two or more traditional lots a building shall be designed to reflect the individual parcels These methods shall be used Variation in height of building modules across the site Variation in massing achieved through upper floor setbacks the roofscape form and variation in upper floor heights Variation in building facade heights or cornice line c P40 City of Height Adjacent to Historic Structures The Commercial Core Historic District is the setting for a very diverse range of historic structures Designing a building in the historic district demands a sensitivity in design analysisandapproachwhichisexactingandwhichwill vary with each situation The intent is that a new building or addition to an existing buildingshouldbedesignedtorespecttheheightand scale of historic buildings within the commercial core 631 A new building should step down in scale to respect the height form and scale of a historic building within its immediate setting 632 When adjacent to a one or two storyhistoricbuildingthatwasoriginallyconstructed for commercial use a new building within the same block face should not exceed 28 in heightwithin30ftofthefrontfacade In generalaproposedmultistory building must demonstrate that it has no negative impact on smaller historic structures nearby The height and proportions of all facade components must appear to be in scale with nearby historic buildings 633 New development adjacent to a single story historic building that was originallyconstructedfarresidentialuseshallnotexceed 28 ft in height within 30 ft of the side propertylineadjacenttothehistoricstructurewithin the same block face 634 The setting of iconic historic structures should be preserved and enhanced when feasible On sites comprising more than two traditional lot widths the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade Step a building down in height adjacent to an iconic structure Locate amenity space adjacent to an iconic structure GoetiiHrh7cf Conunercial Core Historic District c J i rJtryIo Historic One Story Commercial Type i Building Building fagade height shall be a maximum of one floor higherwithin30ftofanadjacentsinglestoryhistoricbuilding r r az i l 1 1 lua Historic One Story Residen ial I type Building New infill adjacent to historic miners cottages shall not exceed 28 ft in height within 30 ft of the property line adjacent to the historic structure Iconic Historic Structures Visually prominent historic structures influence the design character of Downtown Aspen and should be recognized These are The Wheeler Opera House The Elks building The Independencebuflding Pitkin County Courthouse Hotel Jerome City Hall St Mars Church qs m N N T TAj n O o p 3 w n rAp ru 6 pi C O N 6 O A n 5 v m d N O b O 3 T J N O C A O N n gn N N a a S o tO 0 y c QO C v A3 A T y O m1ZHCD3 D a n D N T F acnO i f m Z n O C C a a O r VF1 O O n o n c a m m m N S m v v n O L1 a a ona A 1 00 O C O 7 N d p O 7 N A a O Tfp 3n3vo 3 o gipQ o 3 oOOvna N a C Gl Q0 O N O N On 0mo plr N rY Q C n ri G n o C on a v O D N p c 7 O n O O S O p NN f1 v C 7 toc j U n O AOnfCD c a r o Qo D r1 O o c n p1 0c O O v 7 N NNNo a m O gipDGp2i M N n ds FvO n G N rnov O A O j N O W d C 6 n d S 5 m 7 3 O c o v 3 n n O O mN av ro fU 3 D O C O 2 1 m n a tfl D N N A O d 7 Q O P 4b Z n D m C Cm G m T 2 m m m r m O Z Q x v n D Z Ro N a c 6 n S fD d P42 Lisa Markalunas 15 Williams Ranch Court PO Box 8253 Aspen CO 81612 9709258623 June 16 2009 City of Aspen Historic Preservation Commission 130 S Galena Street Aspen CO 81611 RE Wheeler Opera House Proposed Expansion I am concerned about the proposed plans for expansion of the historic Wheeler Opera House It is arguably the most significant historic building in al of Aspen and it certainly holds a special place in the hearts of many Aspenites visitors and performing talent alike I think is critical that any alteration to this building be done with the utmost thought and respect for this historic structure In addition the City must determine the level of community support for these plans and also to determine if what has been represented as a 30year master plan represents what is indeed the will of the community By no means should the review process be fast tracked to take advantage of lower construction costs The Wheeler is too important to all of us for that to happen We must answer that critical question in trying to improve the Wheeler and make it all things to all people are we destroying what it so very special about it I do not believe that an attached structure equal in width and depth and close in heighttotheWheelerisanappropriateadditiontothissignificanthistoricstructureItis entirely possible that the community and our historic legacy would be better served bybuildingsomeoralloftheadditionaltheaterofficeandhousingfacilitieselsewhere While it may not be perfect the Wheeler Opera House has many special qualities that should not be sacrificed in an effort to expand office housing seating or lobby space or otherwise improve the experience I am hopeful and confident that you will undertake this review with the utmost respectandthoughtfulnessforthisbeautifulandveryspecialstructureandthesignificanceand importance in holds in our community Sincerely Lisa Mazkalunas Yl J MEMORANDUM TO Aspen Historic Preservation Commission FROM Amy Guthrie Historic Preservation Officer RE 701 S Aspen Street Demolition of Ticket Office Public Heazing DATE June 24 2009 SUMMARY Willoughby Park is owned by the City and was leased to the Aspen Histoncal Society after a 1991 voter approval for the creation of a ski museum Willoughby Pazk is landmazk designated and objects in the park namely the Lift 1 towers and the Boat Tow aze listed on the National Register of Historic Places HPC was first asked to review a museum plan for the site in 2006 when adjacent properties were purchased for new lodging development Roaring Fork Mountain Lodge Aspen LLC brought forwazd the initial proposal to relocate the Skiers Chalet Lodge from uphill on Gilbert Street onto Willoughby Park Underground pazking and other infrastructure to support the museum were proposed The 2006 application also included a request to demolish the ticket office the history of which had perhaps not been fully recognized at that point HPC denied the demolition via Resolution 21 Series of 2006 In May 2008 Staff informed HPC that the roof of the ticket office had collapsed The board asked that the City perform some stabilization on the building which occurred That summer the Lift 1 COWOP began and in the fall HPC granted Conceptual approval which included removing all additions made to the ticket office over the years so that the original footprint and chazacter could be reestablished The project that came out of the Lift 1 COWOP process met with some debate at City Council At this time it appears that the various partners will not proceed together as hoped The timeline for the museum project to be undertaken and the scope that can be achieved is uncertain There has been some concern and debate about the responsibility for the repair of the ticket office It has been determined by the City that the Historical Society is obligated to upkeep of the facilities on the site Obviously budget concerns make them wary of undertaking the planned restoration work Staff is concerned that almost a year and a half of sitting in a collapsing condition has not helped the historic resource or been the best example of stewardship Obviously plans for this site have been a moving target This is a factor that HPC needs to consider Staff recommends the Commissioners visit the site before the hearing During the earlier discussions of this building the numerous changes made to it over the yeazs were discussed in terms of the value of preservation efforts HPC felt that the goal could still be achieved The roof collapse unsurprising given the age and modest construction has added another factor to be weighed Funding is a clear problem 1 P43 P44 We do not find enough evidence in the application that the building is beyond repair therefore we recommend against demolition Additional cooperative work will be needed to resolve this situation APPLICANT Aspen Historical Society leaseholder of Willoughby Pazk ADDRESSParcel ID Willoughby Park PID 273513116851 is located at the comer of Dean and South Aspen Streets and is described as Lots 114 Block 7 and Lots 13 Block 8 Eames Addition to the City and Townsite of Aspen Colorado ZONING Willoughby Park is zoned Pazk DEMOLITION 26415080 Demolition of designated historic properties HPC shall review the applicationthestaffreportandhearevidencepresentedbythepropertyownerspartiesofinterestand members of the general public to determine if the standards for demolition approval have been met Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria a The property has been determined by the City to be an imminent hazard to public safetyandtheownerapplicantisunabletomaketheneededrepairsinatimelymanner STAFF RESPONSE No evidence has been submitted that the building is an imminent hazard It has been secured and has remained in the current condition for some time b The structure is not stmcturally sound despite evidence of the owners efforts to properlymaintainthestructure STAFF RESPONSE The application includes a structural report provided to the City that does not conclude the building is structurally unsound It states that exterior walls that were inspecteddidnotappeartobestructurallycompromisedThereportprovidesdirectionfornextstepsin removing debris and planning for repairs c The structure cannot practically be moved to another appropriate location in Aspen or STAFF RESPONSE The structures significance is directly tied to the site and relocation would be meaningless a No documentation exists to support or demonstrate that the property has historicarchitecturalarchaeologicalengineeringorculturalsignificanceand STAFF RESPONSE This area is significant as Aspens original ski base and the core of anyskiersexperienceintheearlydaysoftheresortAcenterofactivitythiswastheoriginationpointoftheskiliftsthelocationofmostofthelodgingavailableinAspenandthesiteof national and international ski races that made Aspen world famous starting with the US World Alpine Championship in 1941 2 The Boat Tow modeled after those used at Kitzbuhl Austria was constructed on Aspen Mountain in 1937 It was replaced in 1947 with Lift 1 at the time the longest chairlift in the world The Boat Tow was a pair of wooden toboggans that were hauled up Aspen Mountain with steel cables connected to a Model A Ford engine The only remaining pieces of this lift are the two toboggans one which sits in Willoughby Park and has been recently evaluated for preservation needs by a wood scientist and one which is in the possession of the Aspen Historical Society Lift 1 operated until it was replaced in 1972 by Lift lA located further uphill Most of the towers and equipment associated with Lift 1 were removed In 1974 Willoughby Park and the remnants of the Boat Tow and Lift 1 became the fifth property to be designated a landmark in Aspen demonstrating the communitys recognition of their significant historic value National Register of Historic Places in 1990 HPCs endorsement of the Lift 1 Master Plan included restoring the ticket office to the 1950s size illustrated below The photograph to the right illustrates the building at an even earlier time period P45 3 The lifts were listed on the P46 Additionally for approval to demolish all of the following criteria must be met a The structure does not contribute to the significance of the parcel or historic district in which it is located and STAFF RESPONSE Staff finds that this criterion is not met based on the history providedearlierinthememo b The loss of the building structure or object would not adversely affect the integrity of the historic district or its historic architectural or aesthetic relationship to adjacent designated properties and STAFF RESPONSE Staff finds that this criterion is not met based on the history providedearlierinthememoThepropertymaintainsagreatdealofhistoriccharacterbecausethesettingisveryintactNosignificantphysicalalterationshaveoccurredinWilloughbyParkeitherofthe Chalet buildings or Lift 1 Park c Demolition of the structure will be inconsequential to the historic preservation needs of the area STAFF RESPONSE Given the intention to preserve and interpret this property as the originsofAspensskihistorystaffdoesnotfindthatdemolishingtheticketofficemeetsthisreview criterion The HPC may approve the application approve the application with conditions disapprove the application or continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny Additional information As is the case with all major decisions of HPC the boards determination will be forwarded to City Council who may call up the issue for review within 30 days If the demolition request is denied because it does not meet the standards the applicant may request demolition approval based upon a finding of economic hardship based on additional language in the Code Before a demolition permit will be issued a certificate of appropriateness for the redevelopment or reuse plan must be approved When a demolition permit must be issued because the buildingstructureorobjectisanimminenthazardorbecauseoftheissuanceofacertificateofeconomic hardship the permit may be received prior to the approval of an acceptable reuse plan 4 P47 RECOMMENDATION Staff recommends that HPC deny the request for Demolition finding that the review standards have not been met We understand the complications of rehabilitating the structure but find that it is necessary and appropriate Exhibits A Application 8 s I HISTORICAL SOCIETY April 27 2009 Chris Bendon Director City of Aspen Community Development 130 South Galena Aspen CO 81611 Attn Arny Guthrie Historic Preservation Commission Dear Chris and Amy It is the intent of the Aspen Historical Society with the cooperation of City of Aspen Assets Management to request permission for the building commonly called the Ski Club building andor the Soccer Club building located at 701 South Aspen Street on City park property to be demolished The applicant information is as follows Aspen Historical Society 620 West Bleeker Street Aspen Colorado 81611 970 925 3721 Contact Georgia Hanson Executive Director Contact Kip Hubbard Deputy Director Contact Jenna Weatherred President of the Board The Aspen Historical Society is a 501c3 nonprofit governed by a board of trustees The Society was given alongterm lease with permission to build a museum on the Willoughby Park site in an unintended consequence of this lease the Society is now being held responsible for the integrity of the abovementioned building This will be a complicated conversation 620 W SLEEKER ASPEN CO 81611 TEL 970 925 3721 800 925 3721 FAX 970 925 5347 INFOQASPENHISTORYORG City of Aspen Demo Application 0 Please note that this information is pulled together from other applications the information is all current as of April 2006 when Poss Architects applied for South Aspen Street redevelopment It is presumed that this information will be accepted without further expense 1 Letter attached with lease a Need a letter from the City authorizing request 2 Address and Legal Description a Willoughby Park 701 South Aspen Street Lots 1 through 14 of Block 7 and Lots 1 through 3 of Block 8 Eames Addition City and Townsite of Aspen Pitkin County Colorado b Parcel ID 273513116851 3 Disclosure of Ownership Attached 4 Vicinity Map Attached 5 Site Plan not applicable CRGQ6SiteImprovementSurveyAttached 7 Attached 8 Additional Materials currently being gathered by the City Asset Management and by AHS Insurance Company The report is over dueand will be passed forward to you as soon as it arrives 9 Land Use Application Form Attached Requesting fee waiver 27 Information from Building Department pending see attached email to Steve Kanipe and will be provided to HPC from Steve Bossa rt or Scott M i I ler City Asset Management P50 u Old Republic National TItle Insurance Company ALTA COMMITMENT OurOrder No Q3877152 Schedule A Cust Ref Property Address ASPEN CO 81611 1 Effective Date February 23 2006 at 500 PM 2 Policy to be Issued and Proposed Insured TBD Commitment 000 Proposed Insured 3 The estate or interest in the land described or referred to In this Commitment and covered herein H A Fee Simple 4 Title to the estate or interest covered herein is at the effective date hereof vested In CITY OF ASPEN 5 The land refened to in this Commitment is described as follows SEE ATTACHED PAGES FOR LECAL DESCRIPTION O 51 Our Odcr No Q3877152 LEGAL DESCRIPTION PARCEL A LOTS 3 AND 12 AND THE WEST TWENTYTWO 22 FEET OF LOTS 9 AND 11 BLOCK 9 EAMES ADDITION TO THE CITY AND TOWNS1Tl OF ASPEN ALSO KNOWN AS LIFT ONE PARK COUNTY OF PITKIN PARCEL B LOTS 114BLOCK 7 AND LOTS 13 BLOCK 8 EAMES ADDITION TO THE CITY AND TOWNSTTE OF ASPEN ALSO KNOWN AS WILLOUGHBY PARK COUNTY OF PITKW STATE OF COLORADO 605 EAST MAIN STREET ASPENCOLORADO 81611t9709254755f9709202950 South Aspen Street Redevelopment Aspen Colorado Subject Properties VICINITY MAP Application Key 4 Willoughby Park Liftl Legal Description Lots 1 through 14 of Block 7 and Lots 1 through 3 of Block 8 Eames Addition CityandTownsiteofAspenPitkinCountyColorado 710 South Aspen Street Skiers Chalet SteakhouseLegalDescriptionLots1213and14ofBlock8 Eames Addition Ciry and Townsite of Aspen PitkinCountyColorado Lift 1 Park Legal Description Lots 3 and 12 and the West TwentyTwo 22 Feet of Lots 4 and 11 of Block 9 Eames I Addition City and Townsite of Aspen Pitkin County Colorado I I y 1eY rr4 i t y i 1 w Lift One ry V1lilloughkaTicketBoothrPark Ip ri Skiers Chalet iE 1 x Steak House 1 t Lift One P Y e yf i a f iy tJl l r c t e r Site Map O635125250 NONTN y1 4Lodge lift t Ct A L y f Sa r Ii t Val r w i s fem i Lift One Neighborhood Master Plan 3ICD41008 C 0 W za0 UEI CO o wFa 1 o Cc wQxzH Cam o w W OFE Z F5qW z E F Z ZhH Fw yyFwj Q lF a c rO OaU a e x pr ryrn I u9 OGK EAMES ADDITTION I I e 0 J b 0 p 2gd3g3RpRaF3 n kg pX23e9dakaex2rn2PsCRjEpyy3 ySEa53F3tayRnaR E Faaexan5asaya a ggagaRaess3 Id B T rRt YsFrhyIJI rat UtrnaeJY14Osy yr54MiNVLLSf 5 d Se yf 1 J Il Ea 6h seK pa I CA k 9 fsg B a6 s Wmsoafm6eSafae6bgWC7 f IJ1 d T rweneyeir O wFd gFy aSFB j Z0 nm P O gin a R6sdg g9 s WIj EO j rp I AS EPMES PDDITTION N pa s ai Z4cpin W N 1 zd r E gE9a ggs tPER iP pSFEsypparaaINtitaBIY O ibi yO Re Pa z W9888WYyMMxpulESL5CpaYggSygZjjQ a m 9d i afC I16 5 y5 BEdjgtE nVUT e Cy m m zY O m ip Y dt BBad Ae td YS L Ya NW 1s y xr V N o a anfiia 50F a M n JA dM J J O J ygI m yyE 5 a EniaeS W U ll yn A e O d1 3 n n9 oe65 y2F avlkEPr0 Q f texts pp s Y m a o o o Mw 51 9 Q p F nyxrvi 6n W gg 4 m9 a eo miic a 2 M o vi e e x e 2 a 22 n a LS rrW e I E Y 41 V S Jy a vr y 1 11 I1i W 3 k P R 3 k Sxe sar 1 e y Iv Nkgi kn ykq qPLmasrw r Iem w e 3ti d BBYI e da k ti yma95091YzvcfY9Bd0erNlBtiJ9Sstsokkb tlwasiPBOrjcisuretsadde Zy y P R 1 b zi vWe p gp5 5p gB b g 3fr 950 00 y fi Y Z C 3 5 5 u S S EefiaLxSIose1trw14jFnG8Fkkedqqya 1 ei i vv vei 1 8 3 W 8 8 E C S 8 8 8 8 r vmgdausi3Iu I r7li wa a1e n z IPiaYisrovgymivj1se5 Is WeaLL yl iR I JY Y u a 9 5 O O n dr d r xw pe hj 7980 vmlr w I o Qo xwfss a fEnfST ryp f ate c 0 6 i r mn l n0nJdR u j6 y 5 WIryxuTrIr fasFrwW W d a 1qj r y J L W yiy 8 e d 8 4 3 u v 3 c R LE Yn mq s n cam E E F F r F k F F 8 F F 8 t SrwrnxwsurE88Edddd88838S9Sdp3F4yiimeIr V OPlob pr 60pg31ieBPane27iceaewioAeoAIfaSiIPeaeammP5bMn1gjer1FrpesfwulwaJ6P4SimdTitG r Y44a Willoughby Park and the Ski Club Building A Summary What is currently known as Willoughby Park is the iconic representation of the birth of skiing as a recreation activity in the valley Lift One base and towers are on the National Historic Register and there is no question that the area is a precious opportunity for us to stay connected to our roots in skiing The Aspen Historical Society relishes the opportunity to explore our story on this site That said there is serious deliberation to be had about what constitutes with one gol apsed budding will delmonst at he complexitylof thesue situation The building in question began in 1947 as a tiny shack with a window for lift ticket sales At some point in the early 1950s it was extended at that same level to serve as a warming but we are told Eventually the building became the domain of Ted Armstrong City Parks and Recreation Another addition came along we presume under direction of Ted when it served as a Rec Center After Ted the Rugby Club occupied the building and then The Aspen Winter Club ASC ran the fledgling Aspen Supports Kids ASK program out of the site we ran a number of World Cups out of that Headquarters 1992 93 94 Eventually The Winter Club merged with the Aspen Ski Club to become AVSC in 1995 A brief summary of recent events Voters gave approval for the City of Aspen COA to grant a lease to the Aspen Historical Society AHS in 1991 by a mandate of 82 A lease was executed that gave joint occupancy to the Aspen Ski Club sic AVSC and AHS because the Ski Club occupied the existing building at that time The lease was amended to remove AVSC when they moved to new digs in 2000 The building was turned over to AHS virtually by default there was never an intent that this building would be the museum although there is certainly an opportunity to make it part of a historic story AHS enlarged the lower access doors and stored future ski museum artifacts in the basement At a date uncertain approximately 2004 the Soccer Club approached AHS to request usingthe office space on upper floor AHS went to the City and received permission to sublet There was no rent charged the Soccer Club picked up the utility charges P56 In 2007 date not certain the Soccer Club notified AHS that therewasaseriousroofleakAHSputatemporaryrubberskincoverovertheexistingroofwiththeunderstandingthatthiswouldsolvetheproblemshorttermLongtermexpectationwasthatthebuildingwouldeithergoawayorbereducedtooriginalticketboothsize Meanwhile in 2006 the site became part of a larger plan toredeveloptheeastsideofAspenStreetandAHSagreedtosupportaplanproposedbywhatwasthenknownasRoaringForkMountainLodgeLLCRFML As a result of the first round with HPC it was approved that theonlypieceofthebuildingtobepreservedwouldbetheoriginalticketbooth At about the same time the intrusion of the elements made usingthebuildingprettysketchyTheSoccerClubmovedoutandapipeburstfloodingthebasementareaConsequentlyAHSremovedallartifactbeingforcedtodiscardsomeandtakeurgenteffortstosaveothersultimatelymovingthemtostoragedownvalleyandleavingthebuildingempty Anticipated action on the original plan approved for RFML waspostponedbytheformationoftheLiftOneMasterPlanCOWOPleavingthebuildingstatusinlimboAHSwasexpectingtorely onRFMLtopickupthecostandresponsibilityforthebuildingafterapprovalswerefinal Lift One Master Plan resulted in a new journey through HPC and anewdeterminationthattheupperpieceofthebuildingshouldberestoredinsteadofjusttheticketoffice Meanwhile as all of these steps were taking place aphenomenallyseverewintercausedtheroofofthebuilding tocollapse The current condition of the building makes if virtually impossibletorestorewithoutunreasonablecostTheofficialreportsfromAHSinsurancecompanyarestillpendingandwillbeprovidedtoyoushortlyStilltheverbalinformationfromtheinvestigatorsreinforcesthefutilityoftryingtorestoreabuildingthatwasnotlikelyintendedforlongtermuseinthefirstplaceThebeamsare2X6swhichcausesengineerstojustshaketheirheadsThereisasbestosandthereismoldItisntacompellingprojectunderanycircumstances S0 where do we go from here We are proposing that the building bedemolishedaftercarefuldocumentationwiththeexpectationthatitwill e 2 P57 be replicated should that be the final solution agreed upon with HPC However it isntreally appropriate for AHS to be held responsible for the replication given the circumstances and the intent I told you its complicated I think we need to come up with a solution that suits the best interests of all the parties without getting too hung up on the letter of the law during the discussion I hope all parties will share this opinion upon review The original lease for AHS was to build a museum on the site John Worcester has stated that his position on the lease is that we donthave a lease for the entire park just for the museum we will build Still somehow AHS ended up with the responsibility for the existing Ski Club building almost by default it would appear I have not been able to trace the timeline on how all this happened but I challenge the duplicity in a document that doesntgive us a lease on the park but makes us responsible for items in the park Last but not least the Exhibit A attachment to the lease that would delineate the site occupancy as intended is missing Both the City and AHS have combed records to find one copy of the original lease with that attachment without success It is impossible to second guess that document Moving forward AHS has consistently carried insurance coverage for the entire Willoughby Park site I inherited the package so I cantspeak to why or how although Imsure it was to comply to lease requirements When the roof collapsed winter 20078 we took steps with help from the Parks Department to ensure the building was roped off and we deemed it uninhabitable There was no attempt to do anything else because of the anticipated major rehab that would be coming to the entire area soon We have been participating in the look of the most expensive storage site downtown waitingfor somethingto be decided As Scott Miller reviewed City assets and discovered our shack in such bad condition he contacted us to discuss the situation He asked us to file an insurance claim for the damage and we have done that The outcome of the claim is still pending I am most anxious not to spend unnecessary funds on the repair of this building given its uncertain future Scott Miller and Steve Bossart both support the request for 3 P58 demolition as the most reasonable practical and functional decision Itsimplyisntinastatetorestore The bigger questions presuming that you will support the concept ofreplicationare1whodoesitand2whatportionisdone It is impossible to tell what will happen with this site in the next fewyearsItmaybethattheCOWOPLiftOneMasterPlanwillberevived andreducedmassandapprovedItmaybethattheRFMLdeveloperswilldecidetomoveforwardwithaseparateplanIfthathappenstheylikelywillneedtorevisittheirsiteplanduetochangesinlotlineproposalssotheconceptofmovingtheSkierChaletSteakHousedownetcmaywellcomeofftheplateItmaybethattheproposalgoesawayandAHSislefttoitsowndevisesforamuseumplanTheAHSboardofdirectorsisunanimouslycommittedtoproceedingwithanewmuseum In truth AHS would be better off designing a new building and notdealingwiththeretrofitrequiredbyinheritingachaletlodgeStill we areconsummatelycommunityplayersandwillmakethechaletworklikelywithamodernadditionifthatisthebestsolutionforthecommongoodButalloftheseconsiderationsaremovingtargetsthatpreventanykindofdefinitivedecisiononthefutureoftheparkandinmyopiniontheSkiClubbuilding So what we are really asking is for permission to demolish a buildingthatisahealthandsafetythreatwithoutanyguaranteeforreplacementunlesstheCitywantstoacceptthatobligationThereisalsothequestionofthecostofdemolitionunlessitisdeterminedtowaitforadecisionondevelopmentfirstItsimplyisntinourmissionoronourlistofprioritiestopickuppiecesthatwerentintendedforusandIhopeyouallagreewiththisWewouldhavetoabandonourcurrentstrategicplanandrevisitourgoalsjusttofundthishousekeepingitemifwearerequiredtoassumethisresponsibilityToreiterateImspeakingtointentoftheexistingleasenottakingalegalpositionIsuspectattorneyscouldwrangleandwewouldendupliableifwehavetogothatrouteImlookingforabetteranswer I have attached photos of the building in all its many different iterationsovertheyearsIampersonallychallengedtopickmyfavoritesomanymemoriesgoalongwitheachstageNorcanIapplytheguidelinesandtherebyknowwhichiterationismorerepresentativeofyourstatedgoalsForthatreasonItendtoturntotheoriginalticketboothasthefavored 4 P59 design to replicate in spite of a sentimental attachment to the longer building Please note the flipped roof angle between the two I believe there is an opportunity still to save portions of that original corner to be reused and absolutely commit to investigating the viable and compelling elements to preserve prior to demolition We look forward to this dialogue Georgia Hanson Executive Director 5 v1Y fi35 7p5 250 O Lift One Neighborhood Master Plan 3ICNORTH 041008 P61 Lift 0 e Neighborhood Master Plan TtFE Ctrx os tisecm WILLOUGHBY PARK LEASE SUMMARY COVENANTS LEASE AGREEMENTS CITY OF ASPEN PROPERTY Mav 1991 Ballot Ianeuare May the City of Aspen enter into alongterm lease for up to 75 years with the Aspen Historical Society which would allow the Aspen Historical Society to construct own and operate anonprofit skiing museum and other nonprofit skiing related facilities on that parcel of municipallyowned real property known as Willoughby Park Results of Mav 1991 Ctv of Asben Election Reeardinr Lease of Willouchbv Park to the Apen Historical SocievFor a Museum Yes 1303 No 226 The initial lease for the Willoughby Park property was executed in December of 1995 between the City of Aspen as Lessor and the Aspen Historical Society and the Aspen Valley Ski Club as the Lessees Intended use of the broberty For the Aspen Historical Society to construct a building to primarily be used as a community museum related to the history of the Aspen area including the theme of skiing andor facility to support the skiing related activities of the Aspen Valley Ski Club Initial Term An initial tettn of 15 years with 6 10year renewal options for a total of 75year term Rent 1 Amendments 1 Amendment to the lease November 1999 To allow the Lessee 60 additional months to obtain a building permit for the construction of improvements on the property 2d Amendment to the lease March 2000 To remove the AVSC as a Lessee 3 Amendment to the lease February 2006 To provide the Lessee until 12110 to obtain a building permit for the construction of the approved facilities P62 i P63 r P65 i S P67 WESTERN Engineering Research Corporation July 22 2008 i Mike Wagner CIRSA 3665 Cherry Creek North Drive Denver CO 802093700 Via Email MikeWna cirsaore REPORT OF FINDINGS 1tE City of Aspen 700 Aspen 31 x 29 Building Aspen CO Claim No 5008973 WERC PN 9538 Dear Mr Wagner 2175 South Jasmine Street Suite 119 Denver Colorado 802225700 p 3037574000 f3037574222 wwvvverccam infowerccom At your request Western Engineering and Research Corporation WERC has conducted a site observation at the address referenced above The purpose for our investigation was to evaluate reported partial roof collapse of the Aspen SkiSnowboard School This writer visited the site and observed visible conditions on July 9 2008 BACKGROUND According to the City of Aspen Detail Report for the Aspen SkiSnowboard School the structure was buih in 964 The stmcture was a onostory building with a full height finished basement The main floor walls were constructed with conventional wood framing The roof structure was constructed of dimension lumber roofjoists and finished with abuiltuproof that was ballasted with gravel The foundation was constructed of concrete slabongrade and concrete foundation walls The following wes provided by Stephen Ellsperman of the City of Aspen Parks Department The roof had collapsed during the heavy snows ofthe winter of 20072008 The structure was in the responsible charge of the Aspen Historical Society According to the Aspen City Parks Department and the Aspen Historical Society over 450 inches of snow fell during the 20072008 winter season The structure collapsed during the month of March th1VEn specific date is unknown JUL E 5 2008 lti Consulting Engineering Failure Analysis Accident Reconstruction P68 Mike Wagner WERC 9538 July 22 2008 Page 2 ClJttancrtc Darn According to National Climatic Data Center records for stations in Aspen the approximate snowaccumulationsfortheAspenareaareshowninTable1 Suowfall Snowfall E uiv ivraumum 9 Equivalent Ground Snow Accumulation 04 6314 8410 January 44 32 yyusvurerrrrvrrWelghrandMarimurrt Ground SnowAccunruPation In the month of March the maximum ground snow height was 56 inches The average moisture contentofthesnowfalhduringthemonthofMarchwas09ofwaterperinchofsnowfallTheweightofthesnowonthestructureatthetimeofcollapseisestimatedtobeapproximately3540poundspersquarefootTheestimatedweightofsnowtakesintoaccountthecompactionevaporationmeltingandsublimationofthesnowaccumulation ITE OBSERVATIONS The liont of the structure had a bearing of approximately 200 degrees with respect to north and for thepurposesofthisreportisidenUfledasfacingsouthasshowninPhotograph1ThewestsideofthestructurefacedontoAspenStreetattheintersectionwithJuanStreetThesitewascordonedoffbyanorangesafetyfencearoundtheperimeterofthestructureandsignagereadingDANGERKEEPOUT The roof of the structure was flat on the northern 1 S Feet and sloped at a pitch of in 12 for drainagedownwardtothenorthThesouthern5feetoftheroofwasflatandslopedupwardtothesouthatapitchof2l2Theroofwasconstructedof2x6dimensionlumbermemberswithwoodslatsperpendiculartothejoistswidthoftheslatsvariedTheroofingmaterialappearedtohavebeenreplacedorremodeledseveraltimesTheroofingobservedhadmanylayersthefirstlayeronthewoodslatswasapparentpatternrolledasphaltcompositelayerOntopofthecompositerollwasalayerofminuslavarockthenanunidentifiedwhitepolymermembranefiningandontopoftheliningwasalayerofI2gravelThenorth15feetofthetopmostlayerofgravelappearedtohavebeenpushedofftothesidesoftheroofexposingthelinerunderneathTheceilingmaterialwasacousticaltiles P69 Mike Wagner WERC 9538 July 22 2008 Page 3 The south half of the roof was collapsed into the structureestshownin Photograph 2 The roofjoists were parallel to the east and west walls The roofjoists were lroken et approximntelenorthend ofthe sloped the joists remained attached to the south wall and the interior beam support g roof joists The roof collapse ofthe south and included nearly the entire roof area that was interior of the exterior walls The overhangs on the exterior walls remained but were damaged by the collapse Inside the structure on the main floor level there were piles d es nThe fracture surfaces were clean Photograph 3 The fractured roof joists all had sharp jagg 8 and free of debris buildupand were essentially unweathered The exterior main floor wood walls did not have signs of significant structural movement due to the collapse The south end ofthe east wall was plumb The east end of the south wall sloped inward at 58 in four feet The west end ofthe south wall was sloped inward 518 in four feet The south end ofthe west wall sloped inward 38in four feet There was no visible evidence of damage to the north ends of the west and east walls or the north wall in relation to the collapse Several of the windows in the exterior walls were broken out There were glass shards scattered both inside and outside ofthe walls Several pieces of glass hung in the window sills and easily fell out of place when touched The south end ofthe main floor was covered with debris from the roof collapse The north end ofthe main floor was free from debris as shown in Photograph 4 Abeam on posts separated the two halves of the roof and main floor The room located at the northezlsfmer of the building was moist and damp A Rubbermaid tub in theroom was full of waterpotentiallyfromsnow accumulation The room contained glass shards and some ceiling tiles The main floor carpet was also moist and had some apparent mildew and mold growing on it At the north wall ofthe structure o was nvevnveorra uiu the north end basement The basement was dark and moist Apparen ofthe basement Thera were several fluorescent lights suspended from the ceiling Several ofthe fluorescent lights were broken There were stains on the walls and a drop beam due to watea a a was debris from the ceiling scattered throughout on the basement The furniture was also damp apparent mold and mildew growth The south end of the basement was not observed due to concern of collapse of the floor system The floor ofthe main level was constructed of 2x6 dimension lumber joists spaced 16 inches on center The floor sheathing was plywood oFan undetermined thickness presumably 34thick DISCUSSION The collapse ofthe roof is consistent with failure due to heavy loads on the roof structure The drifting patterns on the roof structure were not identified The gravel pushed aside at the north end ofthe structure maybe indicative of snow sliding off of the roof from south to north This also may indicate that snow piled up on the sloped end ofthe structure The exterior walls did not appear to be structurally compromised However the south and west walls were not closely observed due to roof debris on the interiorand lack of access to the exterior walls P70 Mike WagnerWERC9538 July 22 2008 Page 4 The structural integrity of the floor and remaining roof sectionswere not determined due to safetyconcernsTofurtherinspectthestructurethecurtestcollapsedroofmaterialsshouldberemoved ThebrokenlightsshouldbereattachedorreplacedandtheelectricalconditioncheckedbyanelectricalcontractorAsafurthersafetymeasurethemainOdorandfoundationlevelsshouldbothbecleanedofdebrismildewandmoldandmeasurestakentoremovemoistureincludingremovalofthecarpetandupholsteredfurnitureItisrecommendedthataqualifiedIndustrialHygenistbeconsultedtoprovideadviceregardingmoldmitigationTheglassanddebrisaroundtheperimetershouldalsoberemovedpriortofurtherobservations REPORT LIMITATION Western Engineering Bc Research Corporation WERC has been retained to provide advice relative to theclaimeddamageasdiscussedhereinThisreportoffindingsispreparedbaseduponvisualobservationsofthestructureThisreportissubjecttochangeintheeventofadditionalinformationorfindingsNeitherthisreportnoranyoftheprofessionalopinionscontainedhereinorthebasesforthoseopinionsshallbeusedrelieduponorotherwisedisclosedtoanyoneotherthanthepartiesinvolvedwiththismatterwithoutWERCsexpresswrittenconsent QUALIFICATIONS Jaren Tolman is a licensed professional engineer in the States of Colorado and California He hasextensiveexperiencewiththeengineeringofwoodframeresidentialstructuresHeisexperienced withthedesignandconstructionpracticesrelatedtoengineeredwoodproductsHeisamemberoftheAmericanSocietyofCivilEngineersASCEandtheNationalSocietyofProfessionalEngineers Thank you for using Western Engineering Research Corporation in this matter Please contact thiswriterifyouhaveanyquestionsorifwamaybeoffurtherassistance RESEARCH CORPORATION Jaren Tof J Project Engineer Reviewed by ernes Royston MS PE incipal Engineer P71 Sony CMOS WERC 9538 slopes upwara o ne soon the ovemangs anu yc wa1Ls P72 WERC 9538 Sony CMOS u puuograpn was taKen tYOm the southeast comer ofthe structure uwumg oows aownwam tiom the beam bearing location m W a tz O a w yJW U 2 OJ m m O Q o 0 g 0 Z g 9 c m V m O U C1 0 0 m Ewgg as c 7 U J 2 U N o O W K O Z N m 0 C sy g F m v @ 3 W a N z g C7as F W g oW r a a cY iz a v i W q Om opa aa a zz o 3 z c a zFJ gw9 o ss zZ Z g m 3 W W y p Sayy 9 Em8 vV a oi se o 9 ao5 mZ w W pggg C p8 V ugNmSL2mpUlili9IL6NWdx Z U P73