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ASPEN mSTORIC PRESERVATION COMMISSION
REGULAR MEETING
Wednesday - January 24, 2007
5:00 P.M.
CITY COUNCIL CHAMBERS
130 S. GALENA
ASPEN, COLORADO
SITE VISIT: Please site visit all the properties on your own.
I. Roll call
II. Approval of minutes - Nov. 8t\ Dec. 13th, Jan. 10th 2007
minutes
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 #3 )
VIII. OLD BUSINESS
A. NONE
IX.
X.
IX.
NEW BUSINESS
A. 411 E. Hopkins Ave. Caribou Alley- Minor Development &
Commercial Design, Public Hearing (30 min.)<"tJ'l rid /4(J.Ji ).f117
B. 205 S. Gale~a Street - Minor Developmrnt, Public Hearing
(30min.)-Jd- a,1)'5n-... f~ M~to<
C. 212 W. Hopkins Ave. - Major Development (Final) Public
Hearing (30 min.).t'l- ~ /Yt'U--w1-~
D. 435 W. Main Street, Aspen Jewish Community Center-
Major Development (Firal), Public Hearing (40 min.) S
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WORKSESSIONS ~ J; ~~
A. NONE
ADJOURN 7:15 p.m.
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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)
Board comments
Applicant rebuttal (comments)
Motion
No meeting of the HPC shall be called to order without a quorum consisting
of at least four (4) members being present. No meeting at which less than a
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 ofthe commission then present and voting.
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PROJECT MONITORING
d-O~ 'S' lj;~
213 W. Bleeker (Schelling)
555/557 Walnut
701 W. Main
314 E. Hyman, Motherlode
930 Matchless
Jeffrey Halferty \ ~(' ~
, \ \ Ifil~
)\)- \j'l
Mike Hoffman
216 E. Hallam (Belford)
308 Park
640 N. Third
Derek Skalko
501 W. Main Street (Christiana)
114 Neale Avenue
2 Williams Way (Hicks)
423 N. 2nd Street
811/819 E. Hopkins (Fellman) w/ Sarah
135 W. Hopkins
311 S. First
811/819 E. Hopkins (Fellman) w/ Derek
110 E. Bleeker w/ Jason
530, 532, 534 E. Hopkins
Sarah Broughton
Jason Lasser
110 E. Bleeker w/ Sarah
334 W. Hallam
Doerr Hosier Center @ Meadows
629 W. Smuggler
Fox Crossing Park
233 W. Main: lnnsbruck
Hotel Jerome
Alison Agley
529 W. Francis (]
d-o <;' :5 rc ()JV'^-
CONCEPTUAL APPROVALS THAT HAVE NOT GONE TO FINAL REVIEW:
930 Matchless- (October 26, 2005)
435 W. Main, Aspen Jewish Comm. Center- (August 10, 2005)
Firestation- (February 8, 2006)
332 W. Main- (May 10, 2006)
508 E. Cooper- Guly 12, 2006)
308 E. Hopkins- Guly 12, 2006)
1%: 41
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
411 E. Hopkins Avenue, Caribou Alley- Minor Review and Commercial
Design Review, Public Hearing
DATE:
January 24, 2007
SUMMARY: Caribou Alley was constructed in 1991 to replace the lumberyard that was
associated with Sardy's Hardware. The building was constructed to comply with the
"Open Space" requirement in place at the time, meaning that a portion of the site had to
be left open to the sky. Rather than set the building favade back from the street, an
internal alley was created. HPC presented an award to the project for successful infil!.
A few years later, Harley Baldwin, as owner of the property, installed a canOpy to cover
the alley and protect the space from weather. He requested HPC approval to leave the
canopy up on a seasonal basis, which was granted.
The canopy was not removed in the summer, becoming a permanent fixture and an
enforcement issue. A new application has been filed, requesting HPC approval to allow
the canopy to remain up year round, and requesting a waiver of a portion of the cash-in-
iieu fee required to eliminate the Open Space.
Staff supports covering the alley year round, however the canopy must be built of
more permanent materials and designed to minimize its visibility from the street.
This necessitates continuing the application for restudy. We do not support waiver
of the cash-in-lieu payment because Open Space was due to be provided on this site
and eliminating the original intent should be offset through funds that the City can
apply to streets cape improvements.
APPLICANT: Billy Stolz, owner's representative.
ADDRESS: 411 E. Hopkins Avenue, which sits on the Collins Block parcel, described
as the north 80 feet of Lots A, B, and C and the south 20 feet of Lots D and E, Block 88,
City and Townsite of Aspen, Pitkin County, Colorado.
ZONING: CC, Commercial Core.
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MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the
submittal materials and prepares a report that analyzes the project's conformance with
the design guidelines and other applicable Land Use Code Sections. This report is
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 project's
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. If the
application is approved, the HPC shall issue a Certificate of Appropriateness and the
Community Development Director shall issue a Development Order. The HPC
decision shall be final unless appealed by the applicant or a landowner within three
hundred (300) feet of the subject property in accordance with the procedures set forth
in Chapter 26.316.
Staff Response: Relevant HPC design guidelines are attached as "Exhibit A."
Staff finds that covering the alley with a roof will allow the building to have more of a
year round appeal and is appropriate. This will likely lead to a desire to heat the space in
the winter, facilitated by a doorway at the entrance, similar to what has already been
constructed.
Staff does not find that the existing structure is appropriate in terms of the high visibility
of the steeply pitched canopy rising above the parapet wall, and also the lightweight
materials (vinyl and aluminum.) In addition, the canopy is very opaque, whereas a glass
structure would preserve more of the original intent of the alley design. One guideline
which is not met is:
13.13 Use flat rooflines as the dominant roofform.
o A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof
form.
o Parapets on side facades should step down towards the rear of the building.
o False fronts and parapets with horizontal emphasis also may be considered.
We recommend that HPC support the concept of a roof, but continue the application for
restudy of a structure that is lower in profile and predominantly glass. A design which
allows the skylight to open at times, or at least to vent sufficiently, would be preferable.
A design for a doorway of the same permanent materials must also be provided in order
to gain approvaL
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COMMERCIAL DESIGN REVIEW
An application for Commercial Design Review may be approved, approved with
conditions, or denied based on conformance with the following criteria:
1. The proposed development meets the requirements of Section 26.412.060,
Commercial Design Standards or any deviation from the Standards provides a
more-appealing pattern of development considering the context in which the
development is proposed and the purpose of the particular standard. Unique site
constraints can justifY a deviation from the Standards. Compliance with Section
26.412.070, Suggested Design Elements, is not required but may be used to justifY
a deviation from the Standards.
2. For proposed development converting an existing structure to commercial use, the
proposed development meets the requirements of Section 26.412.060,
Commercial Design Standards, to the greatest extent practicaL Amendments to
the favade of the building may be required to comply with this section.
3. For properties listed on the Inventory of Historic Sites and Structures or located
within a Historic District, the proposed development has received Conceptual
Development Plan approval from the Historic Preservation Commission, pursuant
to Chapter 26.415. This criterion shall not apply if the development activity does
not require review by the Historic Preservation Commission.
Staff Response: The Commercial Design Standards are attached to this memo as
"Exhibit B," along with more specific detail about the requirements for Open Space,
"Exhibit C." This proposal is a request to waive the requirement to provide Open Space
on the site since a roof covering prevents the alley from meeting the definition for this
type of amenity. Staff supports waiving the provision of Open Space based on criteria 1,
above.
In addition to waiving the provision of on-site Open Space, the applicant requests that
HPC waive the cash-in-lieu fee to the greatest extent possible. The cash-in-lieu fee is
approximately $35,550. HPC can provide a waiver so long as no less than 10% of the
Open Space requirement is provided on site. Staff must do further research on this issue
since the amount of Open Space achieved by the original project appears to be less than
10% of the entire Collins Block site. 1t may not be possible for HPC to reduce the
mitigation any further, a question which we will clarifY at the meeting.
In general, staff recommends against a reduction of cash-in-lieu fee on the basis that,
while the alley may become a more successful space from a retail/customer perspective, it
will not meet the intent of the standards and the City can make use of the fee to make
other public irnprovements downtown.
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DECISION MAKING OPTIONS:
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.
RECOMMENDATION: Staff recommends that HPC continue this application to a date
certain for restudy of the canopy design as described above.
Exhibits:
A. Relevant HPC Guidelines
B. Relevant Commercial Design Standards
C. Pedestrian Amenity Standards
D. Application
rY: 8j
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
THRU:
Amy Guthrie, Historic Preservation Officer
FROM:
Sara Adams, Preservation Planner
RE:
205 South Galena, Brand Building- Minor Development- Public Hearing
DATE:
January 24, 2007.
SUMMARY: The application before HPC is for the expansion of a roof deck on the Brand Building. In
June 2006 Staff signed a permit, on behalf of the HPC, for the exact replacement of the existing deck and
repair of the roof membrane. During construction of the new deck, Staff was made aware that the footprint
and elevation of the deck were changed without approval: the size, proximity to the parapet wall, and the
elevation were increased. A red tag was issued by the City to stop work until the appropriate approvals
were granted.
Staff recommends Minor Development approval with conditions.
APPLICANT: Janet Wall, represented by Martin Horowitz of Dreamworks Construction.
PARCEL ID: 2737-073-46-013.
ADDRESS: 205 South Galena Street. Unit 15, Brand Building Condominiums, Block 88, City and Townsite
of Aspen, Colorado.
ZONING: CC.
MINOR DEVELOPMENT
The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials
and prepares a report that analyzes the project's conformance with the design guidelines and other
applicable Land Use Code Sections. This report is 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 project's 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. If the application is approved, the HPC shall
issue a Certificate of Appropriateness and the Community Development Director shall issue a
Development Order. The HPC decision shall be final unless appealed by the applicant or a
landowner within three hundred (300) feet of the subject properly in accordance with the
procedures set forth in Chapter 26.316.
I
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Staff Response: The main issue to discuss is the visual impact of the deck railing and planter boxes on
the historic Brand Building and Commercial Core Historic District The Historic Preservation Design
Guidelines do not offer any guidance with rooftop decks; however, the basic preservation tenet that the
visual impact should be minimal definitely applies in this case. The surface of the deck was raised 5.5"
from its previous height and was expanded on the west (almost to the edge of the building, where there is
no parapet wall) and south (facing Hopkins) facades. The primary concern is the visual impact of the 42"
high safety railing requirement for the roof deck.
The applicant proposes three options to resolve the current situation. The first two options proposed do
not comply with the Building Code requirement- as the planters generally do not qualify as a safety rail,
unless the planter box is 42" high. Staff finds that applicant proposed option 3- remove 2' of the existing
deck from the south and west facades and the planters, and add a transparent cable railing at 42" to
comply with Building Code- is leaning in the appropriate direction. Staff proposes the following two
solutions:
1. Cutting the deck back 2' will provide a distance of 4' 10" from the parapet wall to the south and
about 2' from the west fa<;:ade. Staff finds that this option is viable if the deck is lowered 5'5" to its
original height.
2. Should the applicant want the deck to remain at its current height- Staff recommends that the size
of the deck be cut back more than 2' on the south and west fa<;:ade to lessen its appearance, once
people and furniture are added, from the street.
In both options, staff finds that the cable railing is an appropriate style and material for the rooftop of the
Brand Building- it is transparent, and distinguishes between new and old.
Staff is not opposed to plantings on the rooftop deck as long as they do not distract from the reading of the
historic parapet wall. For example, miniature pines that grow a few feet tall can create a hedgerow effect
that translates as a solid wall and compromises the historic resource.
During discussions of the roof deck, Staff noted the location of the mechanical equipment in the northeast
corner of the building and was unable to track that HPC approval was ever granted for this location. The
equipment has been in place for many years, but Staff finds that it should be moved to a more central
location on the roof that is not in the viewplane of Galena Street and Aspen Mountain.
DECISION MAKING OPTIONS:
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.
RECOMMENDATION: Staff recommends that HPC grant Minor Development approval for a rooftop deck
located at 205 South Galena Street, Unit 15, Brand Building Condominiums, Block 88, City and Townsite
of Aspen, Colorado and looks to HPC to specify one of the options proposed in the staff memo, in addition
to requiring a new location for the mechanical equipment to be reviewed by staff and monitor.
Exhibits: A. Application
2
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~~ ~R.IA,MW1J~KS
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October 23, 2006
Amy Gutherie
Sara Adams
HPC
Regarding Wall Deck / Brand Building
At 205 S. Galena #13
Greetings:
Richard and Janet Wall, the owners, desire to complete a rooftop deck that was re-
built after a roof leak caused the former deck to be removed. The new deck was engineered
to spread the load along the entire roof. It did require 6X6 lateral supports that raised the
new deck above the level of the original deck by 5 and 1/2 inches.
There were additions made to the former deck's foot print as noted on the building
permit application # 0070.2006.ARGR.
It is understood by the Walls and the contractor, Dreamworks Construction, that the
current deck does not comply with certain HPC criteria. It is the desire of the Walls to com-
ply with the HPC criteria and do what is necessary to bring their deck into compliance.
After informal review with a few members ofthe HPC, it appears the west facing
section of the deck which is visible from the front of the Isis theater is the problem that
needs remediation.
There are three options we are suggesting for consideration:
1. Plant trees in front of the existing deck
2. Remove two feet of the existing deck and lower the planters to the roof membrane
3. Remove two eet 0 the existing deck and the planters, and add a cable rail railing sys-
tem (s' il in d ign to e attached photo, Exhibit A).
Martin Horowitz
General Contractor
Cc. Richard and Janet Wall
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Phone: 925-1585 . Fax: 925-1585 . bozmartin@comcast.net' PO Box 140, Aspen Co 81612 · CO lic# 3412 · AZ lic# 146482
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MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Sara Adams, Historic Preservation Plarmer
RE:
212 West Hopkins Avenue, Major Development Review (Final)- Public Hearing
DATE:
January 24, 2007
SUMMARY: The subject property is 6,000 square foot lot with a circa 1888 designated miner's
cabin and a large 1974 and 1988 addition at the rear. The applicant was granted conceptual
approval to re-open the enclosed porch and demolish and replace the existing connector element
between the historic home and the 2 story addition along the alleyway.
Staff recommends HPC approve the application with the condition that staff and monitor review
a new material to replace the proposed concrete tile, lighting fixtures, and hardscape.
APPLICANT: Timothy Presutti, represented by John Galumbos, Erin Ray, and Rich Pavcek of
Galumbos Architects.
PARCEL ID: 2765-124-54-006.
ADDRESS: 212 West Hopkins Avenue, Lots P and Q, Block 52, City and Townsite of Aspen,
Colorado.
ZONING: R-6, Residential
MAJOR DEVELOPMENT (FINAL)
The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews
the submittal materials and prepares a report that analyzes the project's conformance with the
design guidelines and other applicable Land Use Code Sections. This report is 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 project's conformance with the City of
Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve
with conditions, or con tin ue the application to obtain additional information necessary to
make a decision to approve or deny.
Major Development is a two-step process requiring approval by.the HPC of a Conceptual
Development Plan, and then a Final Development Plan. Approval of a Conceptual
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Development Plan shall be binding upon HPC in regards to the location and form of the
envelope of the structure(s) and/or addition(s) 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.
Desil!n Guideline review
Final review deals with details such as the landscape plan, lighting, fenestration, and selection
of new materials. A list of the relevant design guidelines is attached as "Exhibit A." Only those
which staff finds warrant discussion are included in the memo.
Landscape Plan
The applicant proposes to replace the current outdoor patio area and stone walkway with a
configuration similar to what is existing, but proposes concrete pavers and incorporates a little
grassy patch near the historic home. The landscape plan retains the existing hot tub and
introduces a "fire feature" against the two story 1980s addition. Staff finds that building a
rectangular fire pit into the architecture is inappropriate on the historic parcel and does not
comply with Guideline 1.13 below:
1.13 Revisions or additions to the landscape should be consistent with the historic context
of the site.
D Select plant and tree material according to its mature size, to allow for the long-term impact
of mature growth.
D Reserve the use of exotic plants to small areas for accent.
D Do not cover grassy areas with gravel, rock or paving materials.
Staff is not discouraging a fire feature entirely, but suggesting that there is a more sensitive
solution for the historic context, for example detaching the fire feature from the building.
Lighting
The proposed location of the sconces are appropriate for the site. Staff finds that the proposed
style is somewhat consistent for the historic miner's residence, but is concerned that it will
appear out of place on the contemporary addition. Lighting fixtures can be an important element
that tie the additions back into the historic miner's cottage, and create one coherent project.
However, staff finds that the proposed lantern style does not successfully achieve this goaL Staff
recommends a simpler design that complies with Guideline 14.6 below:
14.6 Exterior lights should be simple in character and similar in color and intensity to that
used traditionally.
D The design of a fixture should be simple in form and detaiL Exterior lighting must be
approved by the HPC.
D All exterior light sources should have a low level of luminescence.
2
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Fenestration
The applicant is proposing to replace an unoriginal bay window with a double casement along
the east elevation of the historic resource. Staff recommends installing a double hung or what
appears to be a double hung to better relate to the historic resource. The windows proposed for
the new construction are appropriate for the contemporary connector piece. No window changes
are proposed for the two story addition above the garage.
New Materials
A variety of materials are proposed for the new construction and a portion, of the 1980s addition
including: zinc shingles for the connector piece, concrete 2' x 2' tiles for the lower portion of the
two story 1980s addition, wood siding for the rear two story addition behind the connector piece,
and dark bronze window and door frames. Staff supports introducing contemporary material for
the connector piece, but finds that the mix of metal, concrete and wood at the rear of the property
distract from the historic cottage and do not comply with Guideline 10.11. The texture and size
of the concrete tile are clearly contemporary (Guideline IDA), but introduce a new square shape
that is not traditional to the historic resource. The zinc shingles on the connector piece better
fulfill Guideline 11.8 in their rectangular size and horizontal orientation.
11.9 Use building components that are similar in size and shape to those of the historic
property.
. These include windows, doors and porches
. Overall, details should be modest in character.
10.4 Design a new addition to be recognized as a product of its own time.
D An addition should be made distinguishable from the historic building, while also remaining
visually compatible with these earlier features.
D A change in setbacks of the addition from the historic building, a subtle change in material or
a differentiation between historic, and more current styles are all techniques that may be
considered to help define a change from old to new construction.
10.11 On a new addition, use exterior materials that are compatible with the historic
materials of the primary building.
D The new materials should be either similar or subordinate to the original materials,
11.8 Use building materials that contribute to a traditional sense of human scale.
. Materials that appear similar in scale and finish to those used historically on the site are
encouraged.
. Use of highly reflective materials is discouraged.
DECISION MAKING OPTIONS:
The HPC may:
. approve the application,
. approve the application with conditions,
. disapprove the application, or
3
PS9
. continue the application to a date certain to obtain additional information necessary
to make a decision to.approve or deny.
RECOMMENDATION: Staff recommends HPC approve the application for Major
Development (Final) for the property located at 212 West Hopkins Avenue, Lots P and Q, Block
52, City and Townsite of Aspen, Colorado with the following conditions;
1. Staff and monitor will review and approve a new material to replace the proposed concrete
tile. .
2. The landscape will be reviewed and approved by staff and monitor.
3. The lighting fixtures will be reviewed and approved by staff and monitor.
4. The new east elevation window of the historic resource will be double hung or appear to be
double hung.
5. The applicant must submit a preservation plan with the building permit indicating what
original materials appear to still exist on the historic front porch, and what treatments will
be used to retain them.
6. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
7. There shall be no deviations from the exterior elevations as approved without first being
reviewed and approved by HPC staff and monitor, or the full board.
8. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
9. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation Officer
prior to applying for the building permit.
10. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
11. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in
the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary
to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
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development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 212 West Hopkins
Avenue.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances or
the City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
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Exhibit A: Relevant Desil!n Guidelines for 212 West Hopkins Avenue
1.10 Preserve historic elements of the yard to provide an appropriate context for historic
structures.
o The front yard should be maintained in a traditional manner, with planting material and sod, and not
covered with paving, for example.
1.11 Preserve and maintain mature landscaping on site, particularly landmark trees and shrubs.
o Protect established vegetation during construction to avoid damage. Replacement of damaged, aged
or diseased trees must be approved by the Parks Department.
o If a tree must be removed as part of the addition or alteration, replace it with species of a large
enough scale to have a visual impact in the early years of the project.
1.12 Preserve and maintain historically significant planting designs.
o Retaining historic planting beds, landscape features and walkways is encouraged.
1.13 Revisions or additions to the landscape should be consistent with the historic context of the
site.
o Select plant and tree material according to its mature size, to allow for the long-term impact of
mature growth.
o Reserve the use of exotic plants to small areas for accent.
o Do not cover grassy areas with gravel, rock or paving materials.
1.14 Additions to the landscape that could interfere with historic structures are inappropriate.
o Do not plant climbing ivy or trees too close to a building. New trees should be no closer than the
mature canopy size.
o Do not locate plants or trees in locations that will obscure significant architectural features or block
views to the building.
o 1t is not appropriate to plant a hedge row that will block views into the yard.
1.15 Minimize the visual impacts of site lighting.
o Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and
entries, rather than up into trees and onto facade planes.
2.1 Preserve original building materials.
o Do not remove siding that is in good condition or that can be repaired in place.
o Only remove siding which is deteriorated and must be replaced.
o Masonry features that define the overall historic character, such as walls, cornices, pediments, steps
and foundations, should be preserved.
o A void rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may
result in a building which no longer retains its historic integrity.
2.10 Consider removing later covering materials that have not achieved hist!lric significance.
o Once the non-historic siding is removed, repair the original, underlying material.
3.1 Preserve the functional and decorative features of a historic window.
o Features important to the character of a window include its frame, sash, muntins/mullions, sills,
heads,jambs, moldings, operation and groupings of windows.
o Repair frames and sashes rather than replacing them, whenever conditions permit.
o Preserve the original glass, when feasible.
3.2 Preserve the position, number and arrangement of historic windows in a building wall.
o Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding
a new window opening. This is especially important on primary facades where the historic ratio of
solid-to-void is a character-defining feature.
o Greater flexibility in installing new windows may be considered on rear walls.
o Do not reduce an original opening to accommodate a smaller window or door or increase it to receive
a larger window on primary facades.
6
P69
1!. ,-,.
MEMORANDUM
TO:
Aspen Historic Preservation Commission
FROM:
Amy Guthrie, Historic Preservation Officer
RE:
435 W. Main Street, Aspen Jewish Community Center- Major Development
(final) - Public Hearing
DATE:
January 24, 2007
SUMMARY: The Jewish Resource Center Chabad of Aspen requests Final HPC approval to
construct a Community Center at 435 W. Main Street.
Conceptual was granted in August 2005 after a lengthy HPC review that looked at numerous
possible configurations for the program desired by the applicant. The board emphasized
breaking down the construction into at least two buildings (with a modest connector piece),
restoring some of the historic open space at the front of the site, and maintaining a sympathetic
height relationship directly adjacent to the historic cabins on the site as priorities. The project
accommodates a number of functions including a pre-school, community meeting spaces,
sanctuary, library, offices, etc. Six of the 1940's era cabins will be retained and used for
affordable housing and lodging. Three other cabins have been approved for off-site relocation,
with their final landing site yet to be determined.
following the HPC review, the project went on to P&Z and Council, who approved the project in
terms of Growth Management Exemptions, Parking and Historic Designation.
. Staff finds that final HPC approval is appropriate, with conditions.
APPLICANT: The Jewish Resource Center Chabad of Aspen, represented by Arthur Chabon,
architect and Design Workshop, Inc.
PARCEL In: 2735-124-81-001.
ADDRESS: 435 W. Main Street, Lots A-I, Block 38, City and Townsite of Aspen, Colorado.
ZONING: MU, Mixed Use.
MAJOR DEVELOPMENT (FINAL)
The procedure for a Major Development Review, at the Final level, is asfollows. Staff reviews
the submittal materials and prepares a report that analyzes the project's conformance with the
1
P70
design guidelines and other applicable Land Use Code Sections. This report is 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 Ilt the hearing to determine the project's 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 two-step 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 structure(s) and/or addition(s) 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.
Staff Response: Final review deals with details such as the landscape plan, lighting,
fenestration, and selection of new materials. A list of the relevant design guidelines is
attached as "Exhibit A." Only those which staff finds warrant discussion are included in the
memo.
A great deal oftime and effort has gone into the design of this project, which will be a prominent
addition to Main Street and the community. Staff has relatively minor comments with regard to
the completion of this review process, organized below to address the topics of the historic
cabins, new construction, landscape, and new locations for the three displaced cabins.
Historic Cabins
The application represents that repairs will be made to the historic cabins as needed. This will
require staff and monitor review during construction. At this time, no materials are approved for
replacement.
The application does specifically request approval to replace the existing wood shingle roofs with
standing seam metal. Staff does not support this based on the following guideline and historic
evidence.
12.16 Use roofing materials that are similar in appearance to those seen historically.
It is difficult to determine from this
photograph whether the cabins had a
shingle roof or a rolled asphalt roof. The
original character of the cabins should be
maintained and distinguishing their roof
material from that of the larger project is
arguable a good way to maintain their
identity.
P71
The cabins are to be placed on new foundations, which will not be exposed to view. Standard
conditions of approval related to safe relocation are included as conditions in the Resolution.
The original chimneys should be carefully documented and reconstructed using the same
material.
With regard to lighting, staff questions the proposal to use the same sconces on the cabins as on
the Community Center. The scale and style of the buildings are significantly different and a
more modest, smaller fixture would be preferred for the cabins based on the following guideline:
14.6 Exterior lights should be simple in character and similar in color and intensity to
that used traditionally.
D The design of a fixture should be simple in form and detail. Exterior lighting must be
approved by the HPC.
D All exterior light sources should have a low level of luminescence.
The landscape plan should be reviewed carefully to provide as much green space rather than hard
surface around the base of the cabins as possible. Originally they appear to have been placed in a
field, which over time evolved to dirt and/or gravel pathways for cars. The cabins along Third
Street seem to be provided by more of a green edge than those along the alley. The guidelines
state:
1.13 Revisions or additions to the landscape should be consistent with the historic
context of the site.
D Select plant and tree material according to its mature size, to allow for the long-term
impact of mature growth.
D Reserve the use of exotic plants to small areas for accent
D Do not cover grassy areas with gravel, rock or paving materials.
New buildinl!:
The new building appears to have successfully balanced the concerns of compatibility with the
Main Street context, in addition to the character of this particular site. In general, staff supports
the proposed materials for the project, although we find that the stone requires further discussion.
The architectural drawings indicate a coursed, cut stone, but the photographs and text suggest
fieldstone set in heavy mortar. Staff finds that the latter is not typical of Main Street and that
what is represented in the drawings is more appropriate. The type of stone is an important issue
as well, and using masonry that is common in Aspen, for instance a red sandstone, is suggested.
Stone samples and mock-ups will be required.
Although the massing for the new building has been approved, the tower element has been
reduced in size. Staff finds that the long roof pitches proposed from the east elevation are less
successful than other features of the building in terms of neighborhood compatibility and
suggests some restudy if the applicant is amenable. We do find that the large circular window in
the east gable end closest to the cabins may distract from them by emphasizing the height of the
3
P72
new structure. A traditional transom over the entry door may be more appropriate in this
location.
12.17 Use building materials that are similar to those used historically.
When selecting materials, reflect the simple and modest character of historic materials
and their placement
We have a concern with the solid stone wall that is proposed to surround the pre-school playyard.
Stone walls of this sort are not characteristic of Main Street, or town in general, nor are street
facing solid walls of any material generally considered appropriate. There is conflict with the
following guidelines. We recommend the fence be redesigned in wood or metal, for review and
approval by staff and monitor.
1.2 A new replacement fence should use materials that appear similar to that of the
original.
o Any fence which is visible from a public right-of-way must be built of wood or wrought
iron. Wire fences also may be considered.
o A wood picket fence is an appropriate replacement in most locations. A simple wire or
metal fence, similar to traditional "wrought iron," also may be considered.
o Chain link is prohibited and solid "stockade" fences are only allowed in side and rear yards.
1.3 A new replacement fence should have a "transparent" quality allowing views into
the yard from the street.
o A fence that defines a front yard is usually low to the ground and "transparent" in nature.
o On residential properties, a fence which is located forward of the front building facade may
not be taller than 42" from natural grade. (For additional information, see the City of
Aspen's "Residential Design Standards".)
o A privacy fence may be used in back yards and along alleys, but not forward of the front
facade of a building.
o Note that using no fencing at all is often the best approach.
o Contemporary interpretations of traditional fences should be compatible with the historic
context.
Landscape
1t is staffs understanding that the presentation of "Option A" and "Option B" for the streetscape
planting only differ in terms of how many of the existing trees can be preserved. We defer to the
Parks Department and applicant to resolve this question.
Off-site relocation of cabins
The applicant has made a diligent effort to identifY some private property owners who are
interested in placing one or more cabins on their sites. Staff has also researched various City
owned locations. At this time we do not have a full analysis to provide to the board, but will
have an update prepared for the hearing.
4
P73
RECOMMENDATION: Staff recommends HPC approval for Major Development (Final) with
the following conditions:
I. Final resolution of Relocation should be delayed until a site has been determined. A
report is due from Staff.
2. The historic cabins are to retain wood shingle roofs.
3. Alternative exterior light fixtures for the historic cabins must be provided for review
by staff and monitor. ()k
4. Provide as much green space rather than hard surface around the base of the cabins as
possible.
5. A structural report demonstrating that the buildings can be moved and/or information
about how the cabins will be stabilized must be submitted with the building permit
application.
6. A bond or letter of credit in the amount of $15,000 for each cabin must be submitted
with the building permit application to insure the safe relocation of the structures.
7. A relocation plan detailing how and where the buildings will be stored and protected
during construction must be submitted with the building permit application.
8. The original chimneys on the cabins should be carefully documented and
reconstructed using the same material. J. 5(L",z,() I .
9. HPC must review and approve stone samples and mock-ups for the new structure. - .v'ltflS
~. Remove the circular window on the east gable end of the social hall and study a
traditional transom over the entry door if desired.
11. Restudy the fence around the play yard to life wood an9Jor metal as the material and
to be more transparent in design. 1~1t( I II fcJ /;:YU I '4
12. HPC staff and monitor must approve any changes with regard to the type and location
of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or
installing the fixtures.
13. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
14. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor, or the full board.
15. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
16. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation
Officer prior to applying for the building permit.
17. The General Contractor and/or Superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
5
. 1\ Set\es 0{'2.001 .
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6
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EXhibit .4
RelevalltDesigll GUid r
e Illes for Filial Devel
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II
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'6 L"", '~nd . , " """"d, m'mm,,, 0,,,
. . . PIpes, llIeters a/)d oth .
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". ';",..g '''.. 'b""ld '" II.< 'I..,", 'b",:;, "" f"'d.. "p/""" /'." .. %/1
' Ing areas ShOUld be screened frOIlJ . fj e. .
VIew rOIlI the street.
9
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RlESOLlJ1'ION OF T
Cl<4lVr1Jvc A>> 1J>: As>ElV IlIsrollIc >IIE
>RO>ERrr LOcA":~~~ ~~:::'~AJOR DE"f{'O":;;:;lV,COIl11l1ISSIOlV "1><>
rOWJVSIrE o1:Z:''::.~~t::;a;:;:, ~::'gi :'~~/::'':u",
RlESOLlJTION NO
. -, SERIEs OF 2007
PARCEL II). 2
""'EIIE . 735-114-81-110,
Ch AS, the apPlicant 1. .
,,,'". "'hi,,",. "'d Do .' ~:?'" "",_ C"',,, Ch b d
P'""""'" I, , d "gn """"'p 1 " 'f A,,,,,
'" "4J 5 W. "'oi, S, , "., h", """'''''' At . " "P"'''''''' by "'"
WIIEIlEAS S . ""'. L,. A.I, BI""k 38. CI~ ~~ ::::::/,p""", 0'1"1) f,,":
shalJ be e ' ectJon 26.415.070 Ofth .~ '. SlteofAspen;and
rected COnstr e 'Vll1nlClpal C d
d"'gn"'d hi.,';, ""'d. 'nJ"""" 'I"", .' , '.", u", ", h,' .
" 'h, C'''''''''I'y ";"",."." d'Ori" "'liJ PI," d, "Po''''d. rei",,,,,, "I" 'id", 0, ""'-
""hll",,,, f" ~. '''I,p,",,, DI"",,, "'" ' " '"""''''' 'of,,,,,,.,, ,"'"'bed lnV01Ving a
'I, ""'w," "d '"P"'''' " '" ''''''b-tt d
aCCOrdance With t "d e
"'/f>;IIEAS f. ,... h, P-re,
' Or 'Vliljor D 1
","Iy,;, "Po" "'" ~ . '" '"'""" """"w ~
"'~ ,'" C"y 'f ' '''d",,, P'"'''''' ". /fJ>c "'" ""'w ~ .
"'d J 'f 'h, ... A,,,,,, H'.'ri' P"''''''I,~ ho"", " d",,,,,,,,,, 'h, "PPI""",., "'IT
d' -, "'Ie, Poi Cod "'g, G'ld r P'""w, "''''
","Pro", '!>Pro" w;,h ",,,,', "'d "h" ,"P'''bl, COd,' ;""'-"" S",." 36. 4J 5 070 "o"';"b Ce
''"''',""" "ok" d '. Ic,,,,, """',,,, ~ . '''b,,,. "" 1IPc . ....2
eClS10n to approVe Or deny. e apPhCatlon to obtain add.t. 11J~y approve,
"'HElIE , "'d , '''oJ ,"f",",",
h . AS, "'"Y G'Ibii, . ,
' , '!>Ph"",, "''OJ i '" h" .'IT "'Po, d"", J
"'''''''''''0} ,"Pro""l :~~ :'::-::;';:;;"'d ~" ,:::';;,~, ';:;;:;;~""'" '" "'''y", 'f
'HEIlEAs" . '" ",", '"'I, "'"
)11J11Jiss. ' . thelr regUlar 11Jeeti
'd '" ''"''d'''d ~, 'P r . 'g " J"","" 14 20il,
",", "'d '"P""d '" ,"PJJ;,;::':;;~,,,," ~, ,"Pll","" W,;:::: H1."I, p""~,",,
.., TllER€ROIIE ""d,"o" by, "k of ~" """" W,~ ~, "'I,w
' BE IT RlESOL \7EI): ~.
'!PC h
ereby apprOVes M'!jor De\!
. eloP11Jent (Final) with the fOlJ .
1. R~'I "'01"1" 'f R'I, . '%'g m"'I",,,.
' {i'"' I, d"" ""~ S,", ""'," "''"ld '" d'l,,,," "'bJ .
' h"~ti, "'bl" "" , . , ''', h" ",", d"""'I"d
.-v,,,,,,,. 're,,,, w""" h' . A
b lVe eXterior light Ii t S lngle roofs
> Y ',", ""d ,"0,1,,,. " "" f" ~, hi""ti, ';bl,
ro"'d, " ~"'h , '" '. '" Pro"d", f. .
PO"lbl,. """ '- "~,, "'" """ " ""'W
SUrface arOUnd th b
ease of the cob.
4 lns as
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PSO
5. A structural report demonstrating that the buildings can be moved and/or information
about how the cabins will be stabilized must be submitted with the building permit
application.
6. A bond or letter of credit in the amount of $15,000 for each cabin must be submitted
with the building permit application to insure the safe relocation of the structures.
7. A relocation plan detailing how and where the buildings will be stored and protected
during construction must be submitted with the building permit application.
8. The original chimneys on the cabins should be carefully documented and
reconstructed using the same material.
9. HPC must review and approve stone samples and mock-ups for the new structure.
10. Remove the circular window on the east gable end of the social hall and study a
traditional tranSom over the entry door if desired.
11. Restudy the fence around the play yard to use wood and/or metal as the material and
to be more transparent in design.
12. HPC staff and monitor must approve any changes with regard to the type and location
of exterior lighting fixtures by reviewing a plan prior to wiring, purchasing, or
installing the fixtures.
13. Information on all venting locations and meter locations not described in the approved
drawings shall be provided for review and approval by staff and monitor when the
information is available.
14. There shall be no deviations from the exterior elevations as approved without first
being reviewed and approved by HPC staff and monitor, or the full board.
15. The conditions of approval will be required to be printed on the cover sheet of the
building permit plan set and all other prints made for the purpose of construction.
16. The applicant shall be required to provide the contractor with copies of the HPC
resolution applicable to this project. The contractor must submit a letter addressed to
HPC staff as part of the building permit application indicating that all conditions of
approval are known and understood and must meet with the Historic Preservation
Officer prior to applying for the building permit.
17. The General Contractor and/or superintendent shall be required to obtain a specialty
license in historic preservation prior to receiving a building permit.
APPROVED BY THE COMMISSION at its regular meeting on tbe 24th day of January,
2007.
Approved as to Form:
David Hoefer, Assistant City Attorney
Approved as to content:
HISTORIC PRESERV A TlON COMMISSION
Jeffrey Halferty, Chair
ATTEST:
Kathy Strickland, Chief Deputy Clerk
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