HomeMy WebLinkAboutcoa.lu.sr.Bell Mountain.1979
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MEMORANDUM
TO: Aspen City Council
FROM: Jack Johnson, Planning Office
RE: Bell Mountain Sports Building Revision - Special
APPROVED AS TO FORM:
DATE: May 11, 1981
Location:
Background:
CC - Commercial Core (HP Overlay)
Bell Mountain Sports Building was granted a 1979 com-
mercial and office allotment for 2,000 sq. ft. All six
(6) applications that year were granted allotments. Bell
Mountain Sports Building changed ownership since receivi!ng
the allotment and the new owner is interested in altering
'the internal spaci ng 1 ayout and the exteri or facade of the
building. No increase in the square footage allotment is
proposed.
On March 10, 1981, the new owners representatives received
final approval from the Historical Preservation Commission
for the alterations to the facade. This approval was
subject to the condition that building material samples
(brick, bronze and glass) be presented and the working
drawings be signed.
Zoning:
Applicant's
Request:
Approval of modifications to Bell Mountain Sports Building
and reaffirmation of the 1979 Commercial GMP ,allotment.
Engi neeri ng
Department
Comments:
The application would appear to be somewhat confusing
regarding the actual square footage involved. The written
portion, on the one hand, compares the gross area of the
original design (4,871 square feet) with the net area of
the revised design (4,379.87 square feet not including the
employee apartment.) ---
Rather than delve into the further confusion between the
written application and the drawings, suffice it to say
the areas summarize and compare as follows:
Using the figures in the application,
Deduct:
GROSS AREA
Uti 1 i ty Rooms
Basement
Employee Apartment
Light Well
NET AREA
ORIGINAL
4871 S.F.
68 S.F.
a
413
a
4300 S.F.
REVISED
5597 S.F.
46 S.F.
513
414
245
4379 S.F.
It should be noted that the site is in the C.C. zone re-
quiring a trash facility adjacent to the alley. Provision
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Memo: Bell Mountain Sports Building Revision - Special Review
May 11, 1981
Page Two
of this requirement would probably eliminate one of
the parking spaces. Parking is not required in the
zone.
Planning Office
'Coll1llents:
The modifications proposed in the Bell Mountain Sports
Building, 1979 GMP allotment, are improvements in the
judgement of the Planning Office. The HPC has also
recommended approval of these modifications. Any con-
cerns regarding the scoring received by the original
GMP application, and any affect these revisions would
have on those scores, should be resolved in the fact
that the Bell Mountain Sports addition ranked 3rd of
six (6) applications and, all six were approved. The
basic revisions include:
1) Facade changes to the buildings front exterior;
2) The integration of an open light well with sky-
lite as an amenity and energy. feature for both
floors;
3) Relocation of the Hyman Avenue entrance stairway
to the 2nd level floor from the east side of the
building to the west side and the corresponding
relocation of the 2nd floor pedestrian corridor
(The entrance to the 2nd level is now proposed to
be a mutual entryway utilizing the Crystal Palace
stairway. An easement, mutual usage agreement or
other instrument is necessary before these two
buildings should use a common entry);
4) Relocation of the 2nd level employee apartment unit
to be "stilted" above the two rear-entry parking
spaces.
These revisions do result in slight shifting of the square
footages between the first and second floors, however, the
total square footage is still under the total permitted.
The applicant is aware that September 1, 1981 is the ex-
piration date for 1979 Commercial GMP allotments which
have not submitted valid building plans on or prior to
that date.
Planning Office
Recommendations: Approval of modifications to Bell Mountain Sports Building
and the reaffirmation of the 1979 COll1llercial GMP allotment
subject to the following conditions:
1} Buildi ng materi a 1 samples be submitted to and approved
by the Historic Preservation Commission prior to
issuance of a building permit.
2) An easement,conmon use agreement or other instrument
be acquired for the purposes of accessing the 2nd
floor via the Crystal Palace stairway prior to
issuance of a building permit.
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MEMORANDUM
TO:
Jack Johnson, Planning Office
Jay Hammond, Engineering Department *
FROM:
DATE:
May 1, 1981
RE:
Bell Mountain Sports Building Amendment to 8.M.P.
Having reviewed the above apPlication and made a site inspection, the Engin-
eering Department has the following comments:
1. The application would appear to be somewhat confusing regarding the
actual square footage involved. The written portion, on the one hand,
compares the gross area of the original design (4,871 square feet)
with the net area of the revised design (4379.87 square feet not
including the employee apartment.)
Rather than delve into the further confusion between the written application
and the drawings, suffice it to say the areas summarize and compare as
follows:
Using the figures in the application,
GROSS AREA
ORIGINAL
4781 S.F.
REVISED
5597 S.F.
Deduct:
Utili ty Rooms
Basement
Employee Apartment
Light well
68 S.F.
o
413
o
46 S.F.
513
414
245
NET AREA
4,300 S.L
4,379 S.F.
2. It should be noted that the site is in the C.C. zone requlrlng a trash
facility adjacent to the alley. Provision of this requirement would
probably eliminate one of the parking spaces. Parking is not required
in the zone.
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MEMORANDUM
TO: City Engineer
FROM: Jack Johnson, Planning Office
RE: Bell Mountain Sports Building - Amendment to GMP
DATE: April 20, 1981
Attached please find an application submitted by Mead Metcalf to change the
approved design for the Bell Mountain Sports Building (~979 commercial GMP
allocation). The application proposes to change the second floor office space
design, revise the front facade, enlarge the employee apartment, build a sky-
light to enable the use of natural light and install a solar hot water system.
This item is scheduled to appear before the City Council on May 11, 1981;
please review and return any comments by Thursday, April 30, 1981. Thank you.
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L.AW OFFICES
AUSTIN MCGRATH & ,JORDAN
600 EAST HOPKINS AVENUE
RONALD O. AUSTI N
..J. NICHOLAS MCGRATH. .JR.
WILLIAM R. ,JORDAN m
ASF=>EN, COLORADO 81611
April 1, 1981
AREA CODE 303
TELEPHONE 92S-ZS01
B. LEE SCHUMACHER
Nr. Sunny Vann
Planning Office
City of Aspen
130 S. Galena
Aspen, CO 81611
Re: Metcalf -- Bell Mountain Building
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Dear Sunny:
Jack Walls and I would like to meet with you
concerning changes in the Bell Mountain Building from
the GMP approval. I enclose a draft application letter.
Thanks.
Sincerely,
AUSTIN, McGRATH & JORDAN
By-.!vlJ,.. M'G..d
J. Nicholas McGrath, Jr.
JNl'ljr/dw
Enclosure
cc: Mr. Jack Walls
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LAW OFFICES
AUSTIN MCGRATH & JORDAN
600 EAST HOPKINS AVENUE
SUITE 205
RONALD D. AUSTIN
J. NICHOLAS MCGRATH, ,JR.
WILL.IAM R. JORDAN m
ASPEN, COLORADO 8]611
April 13, 1981
AREA CODE 303
TELEPHONE 925.2601
B. LEE SCHUMACHER
city Council
Ci ty of Aspen
130 South Galena Street
Aspen, CO 81611
Re: Bell Mountain sports Building
Dear Councilmembers:
In 1979 the Bell Mountain Building (adjacent to the
Crystal Palace) was granted a commercial GMP allocation
of 2,000 sq. ft. so that a second floor could be added to
an existing one story building. The proposed total build-
ing square footage, as outlined in the GMP application, is
as follows:
Existing commercial space
2 , 464 sq. ft .
Second floor area (except
employee area)
2,000 sq. ft.
Proposed employee apartment
space
407 sq. ft.
Total Building Area
4,871 sq. ft.
After the GMP application was approved by the city, the build-
ing was sold to a new owner, Mead Metcalf, whom we represent.
Mr. Metcalf wishes to change the approved design on the
building. The revised design encompasses a complete structural
update, a new and attractive front facade design, and a more
imaginative second floor office space.
We should state at the outset that all commercial GMP
applications filed at the time of the Bell Mountain applica-
tion were granted. Thus, there is no injury to any
competitor occasioned by this change request.
The approved design has been changed and improved in
the following ways:
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AUSTIN MCGRATH & JORDAN
City Council
Ci ty of Aspen
April 13, 1981
Page Two
1. The original front stairway has been
eliminated, and the Hyman street
stairway for the Crystal Palace will
be used.
2. The original front facade design has
been reworked and improved. The first
floor has been set back 6 feet from the
front property line, thus decreasing
the gross first floor area, and making
for a roomier area along Hyman Street.
The revised front facade design has been
presented to the Aspen Historical Preser-
vation Commission and has been approved.
3. The original employee apartment has been
enlarged and has been moved back over the
parking area.
4. A large light well with skylight was
created that will offer natural light
to the second floor offices and to the
commercial area on the first floor.
5. Passive solar and natural lighting will
be used in the new design. Also, an
active solar domestic hot water system
is to be installed.
The new proposed design building area is as follows:
First floor commercial 2,301.92 sq. ft.
Second floor area (except 2,077.95 sq. ft.
employee uni tJ
Employee apartment 413.62 sq. ft.
Total building area 4,379.87 sq. ft.
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AUSTIN MCGRATH & -.JORDAN
City Council
City of Aspen
April 13, 1981
Page Three
While the building appears from the above figures to
have been reduced significantly in size, you should be aware
that (1) the reduction in part is a function of decreases
under the Building Code for lightwells, etc.; (2) it would
be accurate to view the second floor as being increased by
77.95 square feet over the prior approval, with the first
floor correspondingly reduced by 162.08 square feet.
Mr. Metcalf believes the design changes have greatly
improved the building, and while the changes are important
to him, he feels they are relatively minor from the standpoint
of the City's concerns. For your convenience we have attached
the prior GMP application and the City Council resolution
approving the prior GMP allocation.
Thank you for your consideration.
Sincerely,
AUSTIN, 111cGRATH & JORDAN
By \J~ M'~
J. Nicholas McGrath, Jr.
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Enclosure
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LAW OFFICES
DRAfT
AUSTIN MCGRATH & JORDAN
600 EAST HOPKINS AVENUE
SUITE: 205
RONALD D. AUSTIN
.J. NICHOLAS MCGRAT""l. .JR.
WILLIAM R. .JORDAN m
'ASPEN, COLORADO 81611
March 31, 1981
AREA CODE ,303
TELEPHONE 9Z$-2601
6. LEE SCHUMACHER
City Council
City of Aspen
130 South Galena Street
Aspen, CO 81611
Re: Bell Mountain Sports Building
Lady and Gentlemen:
In 1979 the Bell Mountain Building (adjacent to the
Crystal Palace) was granted a commercial GMP allocation
of 2,000 sq. ft. so that a second floor could be added to
an existing one story building. The proposed total build-
ing square footage, as outlined in the GMP application, is
as follows:
Existing commercial space
2,464 sq. ft.
Second floor area (except
employee area)
2,000 sq. ft.
Proposed employee apartment
space
407 sq. ft.
Total Building Area
4,871 sq. ft.
After the GMP application was approved by the City, the build-
ing was sold to anew owner, Mead Metcalf, whom we represent.
Mr. Metcalf wishes to change the approved design on the
building. The revised design encompasses a complete structural
update, a new and attractive front facade design, and a more
imaginative second floor office space.
We should state at the outset that all commercial GMP
applications filed at the time of the_~ell Mountain appli-
cation were granted. Thus, there is no injury to any
competitor occasioned by this change request.
The approved design has been changed and improved in
the following ways:
1. The original front stairway has been
eliminated, and the Hyman Street
stairway for the Crystal Palace will
be used.
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AUSTIN MCGRATH & .JORDAN
City Council
March 31, 1981
Page Two
2. The original front facade design has been
reworked and improved. The first floor
has been set back 8 feet from the front
property line, thus decreasing the gross
first floor area, and making for a roomier
area along Hyman street.
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3. The original employee apartment has been
enlarged and has been moved back over the
parking area.
4. In order to keep the building area from
exceeding the building area that was
approved, a large light well ,with skylight
was created that will offer natural light
to the second floor offices and to the
commercial area on the first floor.
5. Passive solar and natural lighting will
be used in the new design. Also, an
active solar domestic hot water system
is to be installed.
The new proposed design building area is as follows:
First floor commercial 2,287.5 sq. ft.
Second floor area (except 2,018.53 sq. ft.
employee unit)
Employee apartment 413.62 sq. ft.
Total building area 4,719.65 sq. ft.
The revised front facade design has been presented to the
Aspen Historical Preservation Commission and has been
approved.
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AUSTIN MCGRATH & JORDAN
City Council
March 31, 1981
Page Three
While the changes are important to him, Mr. Metcalf
believes they are relatively minor from the standpoint of
the City's concerns.
Thank you for.your consideration.
Sincerely,
AUSTIN, McGRATH & JORDAN
w
By
J. Nicholas McGrath, Jr.
JNMJrhs
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Aspen Historic Preservation Committee March 10, 1981
RECORD OF PROCEEDINGS 100 Leaves
'OflM ~ C, F'...OECI(El8. D. It l, co.
The Historic Preservation Committee held a regular meeting on T~esday,
March 10, 1981 in the Aspen City Council Chambers; Members present were:
Jon Siegle, Terry End, Mona Frost, and Florence Glidden. Sunny Vann and
Colette Penne, Planning Staff representatives, were also present.
APPROVAL OF MINUTES
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Mona, Frost moved for approval of minutes
of the February 10, 1981 minutes, as written,
Florence Glidden seconded the motion. All
in favor, motion carried.
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OLD BUSINESS
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Jack Walls, Architect, represented Bell
Mountain Sports. Jack Walls showed the
working drawings and blueprints and the
building details were explained and discussed.
Mention was made that the Bell Mountain Sports
building is in trust to the Crystal Palace
and the HPC would like to see the brick and
the paint on the back of the Crystal Palace
match. Sunny Vann indicated that he did not
like the window treatments because they were
too tall. Jack Walls indicated that the
'windows appear too tall in the dra~ings due
to the perspective. .sunny Vann raised the
question regarding the party wall between
Bell Mountain Sports and the Mother Lode.
The Mother Lode is due to be torn down. Sunny
would like to know what will be done to the
wall to safeguard against the future tear down.
Jack Walls indicated the block wall will remain
and around the corner it will be changed to
brick, so a building may still be built next
,to the Bell Mountain Sports building.
Public Hearing!
Final Approval - Bell
Mountain Sports Bldg.
Jon Siegle opened the public hearing for
comments on final approval for Bell Mountain
Sports. Ther'e were no public comments and
the public hearing was closed. Jon asked
for committee comments. The committee
questioned signing, exterior lighting and
display area. Jack Walls indicated that
signing will follow the City codes regarding
signage. The directory for office space
will be in the Crystal'Palace lobby. Exterior
lighting will be used for accent only. Display
windOWS will depend upon the tenant.
Sunny Vann mentioned that he liked the
improvements over the original application
with the building set back off the sidewalk
and the vertical columns to create a sun shade.
Jon asked for further comments, none were made.
Jon, then asked for a motion for approval.
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Aspen Historic Prese~vation Committee
'OA"'~ C. ',HOECICEI.8. e. & L. co.
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March 10, 1981
Page 2
RECORD OF PROCEEDINGS
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100 Leaves
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Design Changes/
Tom Thumb Bldg.
f
Terry End made a motion that the Committee
grant final approval of the building on the
condition that building material samples
(brick, bronze and glass) be presented and
the working drawings be' signed. Mona Frost
seconded the motion. All in favor - motion
carried.
Don Ball presented the design changes on the
Tom Thumb building. Sunny Vann indicated
that these changes were minor and the committee
could decide if they warranted a public hearing.
Tom Thumb has a new owner. Sunny Vann
mentioned that building must commence this
spring or the allocation will run out. It
has been two years since application, but a
six month extension was granted. The new
owner requested the demolition of the 2
existing buildings instead of remodeling.
Two new buildings will be built, according
to the plans approved by this committee as
a remodel. '
Jon raised a question regarding the solid
brick facade. This facade is to serve as
-- a support for the staircase to the second
floor. The architect would like to put a
6 foot round stained glass window in the
solid wall, which would open onto the stair-
case. The committee felt that the stained
glass window would. look out of place with
the classic window treatments;. The stairs
will be lit internally. Sunny Vann felt
the window would spoil the plane of the
building. The committee is open to any
other suggestions for a window that the
architect-may wish to submit for approval.
The loading dock will be revised so it does
not block the alleyway during delivery.
TIUs will be acccmplished by putting in a
dock leveler so the truck can back in and
load it. .
The solar panels have been deleted.
These changes do not, need to go to a public
hearing because they are minor. The brick
has been approved but the architect must
return with colors of the awnings and the
signage for approval. At that time the
brick color sample will be brought in to
compare with the awnings and signage.
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Aspen" Historic Preservation Committee March 10, 1981
Page 3
RECORD OF PROCEEDINGS 100 Leaves
'OlI~!I$ e.', HCECI([L I. 9. lit I.. co.
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ADDITIONAL DISCUSSTOU
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Sunny Vann asked for a motion to approve
the changes without a public hearing because
the changes are minor. Terry End moved to
approve the changes without a public hearing.
Mona frest seconded the motion. All in favor -
motion carried.
Mona~A~t commented on the Victorian House
on M~rch and Cooper which is being moved
by the owner to build employee housing.
Sunny Vann said that tr.e area is zoned multi-
farr~ly. The owner wants' to move the victorian
to the other side of town for his personal
residence. The house is not designated
historical by this committee.
The planning office has just finished an
inventory of all buildings in Aspen and their
historical background and significance. The
office is also looking at designating certain
'buildings historical so that. this committee
will have jurisdiction over their demolition
or relocation..
. ..-. Following a brief discussion,
_/'/- moved to adj ourn the, meeting.
Glidden seconded the motion.
Mona Frost
Florence
Meeting adjourned at 1:~5. p.m.
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~:-~g~~:uty City
Clerk
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RECORD OF PROCEEDINGS 100 Leaves
214 lake Avenue Shaw Sub-
divIsion - Historic
Designation
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Bell Mountain Sports
Preliminary Application
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Sunny told the committee that the properties in the sUbdivision: i, ,
were resubdivided a number of years back and a condition that was
attached by Council was that the existing structures had historic
designation.
Welton Anderson presented his plans for the residence with new lot
lines he had platted.
Sunny said there were two things involved here. First, the HPC
has no jurisdiction over the property until such time as it is
designated, so, the committee needs to recommend to City COuncil
that the property be designated and following designation, the
committee needs to review the plans of the proposed expansion of
the structure.
The committee reconmended that Sunny draft a resolution to present
to Council.
sUnny said this was a GMP allocation for a COIIlIIler'Cial structure that
was approved two years ago. The property has subsequently changed
hands and the new owner has proposed some mxlifications to the
front of the building. Sunny said he had no problems with the new
plans, as he had seen them already.
Vann told HPC this is making some minor exterior changes. The
Commission cannot. make a determination whether it affected the
scoring, as not everyone was 'on the Commission then. Vann said
all projects were approved with room to spare, and a rodification
on the exterior would not affect the ability to rr,eet the minimum
points. Jack Walls presented plans for the building; the front
stairway will be eliminated and they will share with the Crystal
Palace building. Vann told the Commission this is a historically
designated building, and he felt this is a cleaner building with
better material choice.
Florence Glidden roved for preliminary approval of the Bell Mountain
Sports, conditioned upon seeing samples of the brick and bronze and
glass; set a public hearing; seconded by Georgeann Waggaman. All
. in favor, rotion carried.
Meeting adjourned at 2:35 p.m.
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Conditional Use
h:.blic Hearing
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Commercial
\pplications for
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"<iring
Ijax Mountain
~sociates Building
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square roel:. ,?r "n", r ........."'=>r.. "<;>:J.J.Q:Lng for broadcastinq
studios prov:J.ded that, concern:J.ng the ~ntenna sy~t
1) initial height, size and design are as repres;n~md b
the applicant's letter of September 20, 1979, and t~c Hr.C
assisted. by' thed Engineerling. ahnd. Building Departments, Shol
have rev~ew an 'approva aut or~ty 50 as to minimize the
visual impacts on Main Street and minimize the visual imp
for the neighboring residence as much as is practical an;
2) any increase in height or any' increase in visual a;ea
greater than 10% of the originally approved design shall
require HFC approval. Otherwise, the application is in cc
formance ~ith the principles of the Main Street uses unde:
the existing zoning code and has no ~orseeable impact on
land use or public good, McDonnell seconded. All in favor
motion approved. .
Anderson resumed his position ~n the commission
Vann introduced the application, A-l TV wishes to ~ocate j
the Trueman NeighborhOOd Cqmmercial Center. Theyrequest
approximately 1000 square feet in the basement. level. The
SPA plan allows this useas'a conditional use. Th~Plannin
Office recommends approval'.;l' 'I
Hunt !elt it would only be ,appropriate if sales and' repair
occur. . .( "'
Hedstrom opened the public hearing.
H~dstrom closed the public nearing.
Hunt moved to approve the conditional use of a TV Eales and
service facility in spacE! 3'of the. Trueman Neighborhood
Commercial Center as such use is consistent with the ap- .
proved NC and S/C/I plan, Pardee seconded. All in favor, .
'. mo.tion approved.' .it . 'I. .
There were no ~omments.
Hedstrom explained the procedure for the benefit or' the new
P&Z members. Reents. explained- the criteria for evaluation.
The ao~ssion heard the applicant's presentations of their
projects. . ',..( t
Kshley Anderson, representihq the applicant, introduced 1
Jack Lawlor, architect for the project. The site is across ~
frotll Little Nell on Durant. He felt this is a very impor- L
tant portion of the commercial core. The Aspen A's will be I
torn down which he felt was'an improvement to the City scape
He asked that they disregard the liPe results. ' :,
Hunt ~oted some open sp~ce-between the two buildings and
asked if' they owned the property. Anderson said th~y do
own. ,the property. Hunt as.ked if they intend to develop the
property in the future, Anderson said yes. Anderson noted
they could build up to 18,000 square feet and they 'are
building 13,500. The open' space is above the required.' He
noted they wil1qive the existing tenants priority for space
in the new builqing. '.
Bob Sterling, architect, gave the presentation. Tl:iey are
mOdifYing the facade of the building and adding a second
. story. He felt they were Cleaning up .the lines of the
. building and noted it would serve as an example for the nr
building to be b~ilt between Bell Mountain Sports and the'
Crystal Palace in a few years. . .'
Jerry McCarthy made the presentation. He stated t~e buildin'
was designed to'allow the existing Epicure to dominate the
block. He felt the open space courtyard was an important lr.
part of the building. There is employee housing on the
second floor. 11e noted the landscape plan for the open
space. He noted they are considering a pedestrian access
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COH...\1ERCI~:r"L liND
OI?FICB SI;CTIO~~
APPROVAL REQUEST.
This Appli(;:?~tit.:.:1 is made fc:r- a Grc'i;t.h ~;lanage'-
ment Plan (GMP) a.llotment r Comn'leJ:C l.alz~nd Office Section 1
for the 'diff-erence bet'd8en 'I.:.he exist':r.ng .sq:uare foct.age 2na
the proposed total square fcoc.age.
Proposed
Office
Total Ccn~ercial~
and Housing Space 4/871 square
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Existing Commercial Space 2,464 square feet. ,
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Proposed Additio:1al Office 2,000 SCfuare fee.t ..
Proposed ErnFloyee Housing
Space
407 square feet
This Application, then, is for 2,407 total sross scuare
feet cf office and apartme~t spacer as defined in
Section 24-10.5 of the Aspen Mu~icipal Code.
SUBMITTED TO.
City of Aspen Planning Depaz:tffiE'-!n't, 130 South
GaAena Street, Aspen, Colorado.
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Streett Aspen, Colorado 81611.
ARCHITECT. Sterling .P-.ssociates, P. 0.. Bo;'~ 97 I ~'loc>(~'v C:reek,
Colorado 81656.
INTRODUCTION.
1.' Project Name: Bell ,Mo'untain' Sports B~.].ila.ir:; Ad6it..:.on.
2.
Location:
312 East Hyman Avenue
3.
Parcel Size:
3,000 square feet
4. Current Zoning: Co,,"-nercial Core (ee)
Zoning Under 1'Jhich ?::tplication Is Filec: Ccrr,,;T,ercial
Core (Ce)
Maximlli'1l. Build-out Under Cux'rent Zoning: ';,500 sq ~ feet
~Bonus (E~ployee Housing) Provision: 1,500 sq.. feet
6 J' OeD sg. ff..~et
5. Total BUild-out ProDGsed:
2,464 squdrG feet E^is~.:ng Corr.rr;ercial
2,00C SC;l1.ar.:: f<z,et ?ro?os~~~ Of::ic2 ~.~..:J.i-t.'i()r.t.
407
sc.:~:are
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E~?lcye2 Housing
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6. Sp~cial Procedu.res Required: A variance will be obtain-
ed (Applied for on August 14, 1979) with respect to the
25% open space requirement. The existing Bell Mountain
Sports Building precludes compliance with the open space
requirement without a variance.
View Planes: None
Stream Margin Review: None
Special Review: None
Historic District Review: Completed and Approved
Subdivision (Condomiriiumizatioh): Not applicable
PUD: Not applicable
7. Program Narrative: Surrounding zoning and land uses:
Map No. 1 locates the proposed addition (within
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Commercial Core (CC) Zoning District and the Historic
Preservation District). Surrounding uses are a mix
of co~~ercial (restaurant and office) with some
undeveloped land.. The site is 10c~t.ed bet~.~2Gn the
Crystal Palace and the Mother Lode Restaurants.
8. Drawings and Maps Submitted for Revie"l: Site Location
Map and Preliminary Architectural Drawings.
PROJECT NARRATIVE:
Public Services.
'(aa) Water System. Water to the existing Bell l-lountain
Sports Building is presently supplied from an existing 12
inch pUblic main, the pressure of which is between 95 and
120 psi. The location of this ,nearest main is Hyman Street,
approximately 20 feet in front of the existing Bell Mountain
Sports Building. An existing water line l~ inches in dia-
meter presently serves the building and will be utilized to
service the second floor addition. The estimated water
demand is 200 gallons per day.
(bb) Sewer System. The existing Bell Mountain. Sports Build-
ing is present:ly served by a. 12 inch line directly'aajacen:::
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to the property in the alley. between Hyman and Hopkins
Streets. The estimated sewer demand will be about 3.00
gallons' per day of \.;hich 100 gallons ]?er day represents
the existing demand. No new connection is anticipated for
'the existing sanitary'sewer connection will very easily
acco~~odate this small additional demand.
(cc) Storm Drainage. The drainage con.tro1 system for this
. .
addition will consist of roof and area drains which will
feed the existing 48 inch storm sewer situated on the
corner of Monarch and Hyman street. The existing run-off
from the site is at present feeding this storm se\ver line
via gravity roof drains to existing curbed gutters, etc.
Consequently, no additional drainage or surface run-off
will result.,
(dd) Development Outline. The total new development area
amounts to 2,407 sqUare feet (second floor). The lot
cove~age total 2,628 square feet including a trash storage
area at the rear on the alley. No areas are presently
devoted to open space or landscaping for the existing
structure upon which the addition will be constructed pre-
eludes it.
(ee) Transportation and Parking. The estimated traffic
count increase on the adjacent street (Hyman Avenue) re-
suIting from the proposed development 3 to 5 cars per day
times 1 to 2 trips per day. The estimated number of
vehicles expected to use or be stationed adjacent to the
proposed addition to the building is 3 to 5. The hours of
principal ,daily usage is 8:00 a.m. to 5:00 p.m. Offstreet
parking supplied - 2 spaces. Onstreet parking - 2 to 3
cars. The location of alternate transit systems is as
follm.;s: .
1. Silverking Shuttle - immediately in front of Bell
Mountain Sports Building on Hyman Avenue; arid
2. Snowbunny Shuttle - l~ blocks to the west.
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(ff) Use. The existing first floor use is a retail ski
shop including office and storage area. The propos~d
second floor addition will be professional office space
and an employee apartment unit.
(gg) Adjacent Uses. The project will not add any neiv uses
to the im~ediate vicinity. It will be closely matched to
adjacent structures for scale of development. Note that
the second floor of the Crystal Palace Building is pre-
sently offices.
(hh,) Construction Schedule. Construction ,and remodelling
is schedules to start in April or May, 1980, and should be
substantially completed during August, 1980, Due to the
central location of the project and the needs of the public
and nearby businesses, a careful schedule of maintaining
access will be considered with thealley being utilized to
the greatest, extent possible. Storage of building
materials will be on Applicant's adjacent real property to
further minimize public inconvenience.
,
EVALUATION CRITERIA:
Quality of Design.
(aa) Architectural Design. While certain scale qualities'
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of the existing buildings are compatible with neighboring
developments, the existing architecture creates a discord-
ant note, appearing thin, temporary, and generaliy
inconsistent with the Aspen tradition of well-constructed
structures built for long useful lives. The approach taken
in the addition/remodelling is to create a better relation-
ship between old and new while allowing for the inclusion
of office space and addition of employee housing.
It is anticipated that future construction will ~esult
in the removal of the existing Mother Lode Building and re-
placement ~ith new development. The Bell Mountain addition
is meant to establish a scale somewhat smaller than the
buildings at each end of the block - the Opera House and
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the Crystal Palace. As a result, these two important
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historic landmarks will still dominate the block aestheti-
cally.
Building materials compatible to the area will be used
throughout, including brick masonry walls, dark metal
window trim and muted trim colors similar to the adjacent
buildings.
(bb) Site Design. All u:tJ1ity, and, dra5_nage pipes ~;ill be
completely undergrounded. Service vehicles will be com-
pletelyseparated from other vehicular and pedestrian
circulation by the use of a service area in the alley to
the north. No unusual service requirements are anticipated.
The submittal relocates and enclosed the trash area.
(cc) Energy., Within the use of the existing building and
the heights of adjacent structures to the east and \{CS'C,
all project construction will be designed to utilize solar
insulation and minimize heat 10S8, thus reducing' the de~and
placed on fossil fuels for space heating. The following
techniques will be incorporated into this project.
Insulation. Based on the current standards of City
Ordinace 45 (series 1976) for thermal insulation, th~
project will improve upon required standards signifi-
cantly, as follows:
THE&V~L CODE (MIN)
PROJECT ST~~DARDS
Walls
Roof
Glass
R-20.0
25.0
1. 43
R-25.0
38.0
1. 82
Design. The architectural design will orient spaces
with highest use levels to the south to maximize solar
heat gain while roof overhands and awnings will be 'used
to limit summer heat gain. The north wall will have
well insulated glass area and will capture the view
toward Red Mountain from the Employee Unit yet the
flass will reduce heat loss, and all windows will be
designed to minimize cold air infilatration. The roof
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will be flat with excellent insulation to ta,:e advantage
of the insulative qualities of accTh"ulated snow.
Conservation Devices. Heat recovery devices will be
used on .all flues to reduce space and water hea-ting
requirements. Automatic-reset thermostats will be used
in all spaces to reduce night~time heating requirements.
Forced-air heating will not be used, as it requires the
highest: thermostat setting for a given level.of comfort..
If a fireplace is used for the apartment (none are
presently shown) it will use complete outside air
ducting and heat recirculation devices.
(dd) Amenities. Understanding the limitations of a one lot
building site containing an existing structure, the project
will have to obtain a variance from the requirement for
open space. There is a bicycle rack immediately adjacent
to the site.
{eel Visual Impact. There are two important scenic corri-
dors adjacent to this project; the view of the l\'heeler
Opera House from the Hyman Avenue mall and the view of
Aspen 110untain up Nill Street. Neither of these vie\vs
will be affected by the proposed development.
EVALUATJ;ON CRITERIA:
Historic Features.
(aa) Nassing. The project will remodel an existing build-
ing and construct a second floor producing a building more
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similar in height and massing to adjacent buildings on
Hyman Street. The remodeled building and addition will be'
more compatible with the other two adjacent buildings. The
project is significantly be 101-' the allowed height and, of
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course, the height and massing of the Wheeler Opera House.
The roof will be flat with parapets, consistent with the
majority of buildings in the commercial core.
(bb) Exterior Building Haterials. The l?roject 'dill be con-
structed using brick masonry on all walls, including the
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alley elevation. FE;:ne~tration '"[ill be clear glass \-;ith
dark neutral frames. No unfinished walls or exposed roofs
will be visible. All upper floor windm-1s, includina the
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apartn\ent, will be provided with neutral color 1" venetian
blinds (e.g" Levelor) which will bE; required to be the, only
visible sun control device. Signage will be oriented to
thE; pedestrian exclusively and will be controlled by the
developer in terms of size, location and graphic style.
(cc) Architectural Detail. Based upon suggestions by the
Historic Preservation COlTh-nission the fenestration is in
contrast to adjacent buildings thereby avoiding a "copying"
effect.
(dd) Color. The goal of the material colors in the project
is to extend a harmony by utilizing the colors used in the
vicinity of the project. The masonry \vill be a relatively
monochromatic medium brown color and will be used with
several complementary trim colors.
(ee) Architecture. Starting from a bsis of necessary re-
modelling of the existing building, the design integrates
the structure into a visually cohesive project with the
adjacent buildings while utilizing a contemporary form.
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