HomeMy WebLinkAboutLand Use Case.104 S Galena St.A114-00
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CASE NUMBER
PARCEL In #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A114-00
2737-073-31801
Sl. Mary's Church PUD
104 S. Galena St
Fred Jarman
Mountain View Plane, PUD
Micheal Glenn
Olsen & Kelley Architects
12/11/00
Ordinance 54-2000
Approved
1/3/01
J. Lindt
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MEMORANDUM
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Steve Barwick, City Manager ~
Julie Ann Woods, Comn:unity Development Director " {
Joyce Ohlson, Deputy Director
Fred Jannan, Planner t I'
St. Mary's Catholic Church - Planned Unit Development - Public Hearing
TO:
Mayor and City Council
THRU:
FROM:
RE:
DATE:
December 11,2000
ApPLICANT / OWNER:
Archdiocese of Denver
REPRESENTATIVE:
Reverend Michael Glenn and Olsen I Kelly
Architects
LOCATION:
Lots A-I, Block 93, City and Townsite of
Aspen
CURRENT ZONING:
Commercial Core (CC) with a Historic
Overlay District
CURRENT LAND USE: Church (permitted Use
in the CC Zone District).
PROPOSED LAND USE:
Planned Unit Development
SUMMARY:
The applicant wishes to establish the St. Mary's
Church site as a Planned Unit Development in
order to restore some features of the original
rectory building, remodel an existing addition
to it, and to construct a new single family living
unit over a three car garage which will breach
the established Pitkin County Courthouse view
plane by 4'9".
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REVIEW PROCEDURES:
COURTHOUSE VIEW PLANE
There are two Court House View Planes originating from the sidewalk on the northerly
side of Main Street easterly of Galena Street (in front of the Pitkin County Courthouse)
above which no building shall project.
When a mountain view plane projects at such an angle that it reduces the maximum
allowable builg~kighLP.ermitted in a certain zon,Ldistrict, the development shall
proceed as a Planned Unit Development. This process provides for more flexibility in
building design with special consideration to bulk and height, open space and pedestrian
space. It also permits variations in lot area, lot width, yard and building height
requirements, and view plane height limitations. The two courthouse view planes are
located and measured according to the language set below:
[View Plane Number One. The reference point bears 69 feet from the
southwesterly property corner of Block 92. Elevation of the reference point is
7,912.32 feet above mean sea level. The view plane consists of spatial
components more particularly described as follows: All that space which is
within the projection of a sector of 270 58' 40" described by two (2) radial
lines which bear S. 16059' 48" E. and S. ]0058' 52" W. respectively from the
reference point, and above a plane which passes through the reference point
at an inclination of 4025' above the horizontal.
View Plane Number Two. The reference point bears 131.46 feet from the
southwesterly property corner of Block 92. Elevation of the reference point is
7,913.02 feet above mean sea level. The view plane consists of spatial
components more particularly described as follows: All that space which is
within the projection of a sector of 260 04' 38" described by two (2) radial
lines which bear S. 03026' E. and S. 22028' 12" W. respectively from the
reference point, and above a plane which passes through the reference point
at an inclination of 4058' 20" above the horizontal.]
PLANNED UNIT DEVELOPMENT (PUD)
Consolidated Conceptual and Final Review An applicant may request and the Community
Development Director may determine that because of the limited extent of the issues
involved in a proposed PUD in relation to these review procedures and standards, or
because of a significant community interest which the project would serve, it is
appropriate to consolidate conceptual and final development plan review. The Community
Development Director shall consider whether the full four-step review to be redundant and
would serve no public purpose. It has been determined that this application is eligible for
consolidation and is processed pursuant to the terms and procedures of final development
plan review - steps three and four.
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STAFF COMMENTS:
The applicant, Archdiocese ofDel1ver, represented by Rev. Michael Glenn and Olsen (
Kelly Architects, requests to establish the St. Mary's Church site as a Planned Unit
Development in order to restore some features of the original rectory building, remodel an
existing addition, and construct a new single-family living nnit over a three car garage
which will breach the established Pitkin County Courthouse view plane by 4'9".
The subject property is known and described as Lots A-I, Block 93, City and Townsite of
Aspen located in the Commercial Core (CC) with a Historic District Overlay.
PROJECT SUMMARY
The applicant proposes to construct a two-story single-family residence for staff housing
above a three-car garage, adjacent to and slightly behind the existing St. Mary's Rectory
located on the comer of South Galena and Main Street. The proposed building will
breach the County Courthouse view plane by 4 '9". The applicant presented a conceptual
model and development proposal which included elements of the exterior remodel of the
existing Rectory and variances from Residential Design Standards to the Historic
Preservation Commission at a public hearing on August 23'd, 2000. The HPC indicated
they like the main proposal in general, gave some specific direction on the roof
pitches, and will wait to see the results of the story poles and responses from the
Planning and Zoning Commission and City Council regarding the view plane issue,
before considering final architectural approval.
This project assumes all dimensional requirements of the underlying CC zone district
with the exception of the following height protrusion into the view plane. Normally, a
building in the CC zone district is allowed a height of 40 feet. This height is greatly
reduced because of the view plane. Additionally, the applicant is requesting to modify
the minimum distance between buildings of 10 feet to 5 feet. The Planning and Zoning
Commission approved a conditional use for two residential dwellings on this lot on
October 25th, 2000.
COURTHOUSE VIEW PLANE
The main issue of this application, and reason for this PUD process, is the proposed
intrusion into the Courthouse View Plane by the new building containing a three-car
garage and two-bedroom unit. This building is projected to intrude into Courthouse
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View Plane # 2 by 4 '9". The Historic Preservation Commission (HPC) is aware that the
building encroaches into this view plane, which is intended to preserve views of Aspen
Mountain from the courthouse.
Currently, an existing parking lot and a small portion of the grass courtyard of the
church occupy the location proposed for the building. It should be noted that the
applicant could construct a building which would block some existing views from Main
Street but do not breach the view plane. However, this would be a one-story
development (scaled lower than the existing City Hall building located behind it) that
would preclude the intended function and use of the proposed building as a garage and
residence on the same footprint. Another alternative to place a two story structure behind
the existing Rectory would likely compromise the historic site plan and mass (scale of
the rectory.
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Staff visited the site to ascertain the exact origination point of the view planes.
Observations concluded that existing street trees in front of the courthouse along Main
Street partially block views of Aspen Mountain. (Please see attached photos illustrating
a variety of viewpoints.) Staff requested that the applicant erect story poles in the exact
location and indicating the tallest height ofthe proposed building in order for Staff, the
Planning and Zoning Commission, and City Council to make more informed decisions.
[It should be noted that the current City Council has given the Community Development
Department direction to study the effects of dijJerent types of infill development in the
City of Aspen and the resulting effects. Staff and City Council are aware that certain
types of irifill development could encroach into existing view planes around the City,
especially if current regulations in the downtown core are relaxed to accommodate
redevelopment and affordable housing.]
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RECTORY REMODEL
In regard to the historic rectory building, several alterations are proposed. The applicant
intends to reconstruct the tower that originally existed on the building, using
photographic evidence. Staff is in complete support of this action and commends the
applicant for restoring the building. Additionally, it appears that meter boxes and two
satellite dishes are to be removed from the favade. Other alterations to the historic
rectory include removing the existing metal roof andjllstalling wood shingks, as the
building originally had. On the existing addition to the rectory, the applicant is
removing the solar panels and reconfiguring doors and windows related to the interior
remodel of the space. A new accessory dwelling unit will be incorporated into this
remodel, in addition to the new above garage unit.
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The church and rectory are unusual elements in the neighborhood in that this is the only
block left in downtown that is all 19th century structures. The design and character of
the new building behind the rectory is modest and respectful of the block. Staff and the
HPC find that the proposal in regard to the rectory building includes several positive
improvements and the new structure is compatible in its proposed massing and design
relative to historical buildings on the site and proposed location. Additionally, the
proposal does not detract from the importance of St. Mary's Church as one of only two
19th century churches, and the only pastor's residence, left in Aspen.
SUMMARY
Staff maintains that the proposal contains a benefit to the City with respect to providing
an accessory dwelling unit and a two-bedroom employee-housing unit located in the
downtown core in an infill-type development. The proposed structure is subordinate and
respectful of the historical structures on the site, is sensitive to the existing old stand of
lilacs at the rear of the site, and maintains much of the existing open space on the lot.
The intention ofthe recourse provided in,a pun process, for an applicant wishing to
breach a view plane, is to allow the Planning and Zoning Commission and City Council
to discuss the merits of a project in context of the view plane it is proposing to breach
and the existing value and importance of the view plane because view planes were
established to maintain a certain quality of community importance.
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RECOMMENDATION:
Staff finds the encroachment into Courthouse View Plane # 2 for the proposed
development not to be detrimental based upon review of the story poles. Staff recommends
City Council approve the PUD for St. Mary's Church located at 104 S. Galena Street, Lots
A-I, Block 93, City and Townsite of Aspen with the following conditions:
1. That a shared service line acknowledgement shall be required and obtained from the
Aspen Consolidated Sanitation District (ACSD) for the existing development and a
new separate service line shall be required for the new two-bedroom unit / garage
addition prior to the application of building permits; and
2. The St. Mary's Church complex is currently served by the public wastewater
system. The addition of a two-bedroom single-family unit and the conversion of the
employee unit to an accessory dwelling unit will have a minor impact upon the
public wastewater system. The applicant shall pay all connection fees to the ACSD
prior to the application of building permits for the project. The applicant may obtain
a tap permit once detailed plans have been submitted to ACSD;
3. The satellite dishes on the rectory and church shall be removed and/or an
appropriate location shall be determined by HPC;
4. That the Historic Preservation Commission denied the request by the applicant to
replace two original windows on the south side of the rectory with doors;
5. That, as required by the Fire Protection District, the applicant shall provide an
adequate driveway access width of at least 10 feet along Main Street. This can be
achieved by trimming back the existing bushes;
6. That the applicant shall obtain a single Temporary Revocable Encroachment License
from the City of Aspen Engineering Department to cover existing encroachments for
the St. Mary's Church building which include: I) a ventilation duct in the alley, 2) a
roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front
entrance of the building. This license must be obtained prior to the application of
building permits;
7. That the applicant shall submit a letter certifying that there are no known problems
with the existing buildings and lot drainage in order to exempt them from submitting
drainage report for review by the Engineering Department;
8. That the applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department;
9. That if the applicant decides to install a sprinkler system in the new building, the
existing water system will need to be upgraded pursuant to Fire District
requirements; and
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10. That the applicant shall enter into a common water service agreement with the City
Water Department for the new building which will need to inc1udeseparate meters
in an accessible space.
RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE):
"I move to approve Ordinance No. 54, Series of 2000, approving the Planned Unit
Development for St. Mary's Church located at 104 South Galena Street, Lots A-I, Block
93, City and Townsite of Aspen."
CITY MANAGER'S COMMENTS:
ATTACHMENTS:
EXHIBIT A -- REVIEW CRITERIA AND STAFF FINDINGS
EXHIBIT B -- PARCEL LOCATION
EXHIBIT C -- PHOTO DOCUMENTATION
EXHIBIT D -- ORDINANCE No. 54, SERIES 2000
EXHIBIT E -- SUPPORTING SKETCHES
C:\My Documents\Current Cases\St. Mary's\StMarysPUDMemoCC.doc
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EXHIBIT A
ST. MARY'S pun
REVIEW CRITERIA & STAFF FINDINGS
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exemptfrom GMQS, or GMQS allotments are available to
accommodate the proposed development and will be considered prior to,
or in combination with, final PUD development plan review.
Staff Finding
Staff finds the proposed development is consistent with the Aspen Area Community
Plan (AACP), complies with the current land use requirements of the Commercial Core
zone district, and is consistent with the character of the existing land uses in the
surrounding area. The proposed use of the new building is for residential and garage use.
The new building containing the garage and two-bedroom unit is permitted as a
conditional use in the Commercial Core zone district, since the property contains a
historic landmark and is encouraged in the AACP. Additionally, the proposed residential
use is for parish staff housing. The proposed development is exempt from GMQS.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for all
properties within the PUD as described in General Provisions, Section 26.445.040,
above. The dimensional requirements of the underlying zone district shall be used as a
guide in determining the appropriate dimensions for the PUD. During review of the
proposed dimensional requirements, compatibility with surrounding land uses and
existing development patterns shall be emphasized. The proposed dimensional
requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with thefollowing influences on the
property:
a) The character of, and compatibility with, existing and expectedfuture
land uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding area
such as steep slopes, waterways, shade, and significant vegetation and
landforms.
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d) Existing and proposed man"made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding
Staff finds that the subject property is located within the CC zone district. The proposed
staff housing is located above street level, which is the recommended location for
residential uses in this zone. The proposed land use is compatible with existing land
uses, and appears that it would also be compatible with the anticipated future use of this
area. The proposed building height is 24', significantly lower than the allowed height
limit of 40' in this zone district. The new structure will also be located immediately
across the alley to the north of City Hall, which is approximately 38'-6" in height,
adjacent to St. Mary's Church with a height of 43' and the Rectory which is 29' -4" high.
Due to the allowable building height in this zone and the zone and the height of the
surrounding buildings, the proposed building appears to be compatible with existing and
future land uses in the neighborhood.
The site contains large street trees surrounding the property on Galena, Main, and Hunter
Streets. The trees on the Main Street side of the property make a significant encroachment
into the Courthouse View Planes. The proposed building is located to the south side of the
property. Although the new building will encroach 4'9" into view plane #2, it should have an
insignificant effect on this view plane in comparison to the impact created by the street trees
along Main Street. The proposed building height will have no impact on noise, traffic, transit,
pedestrian circulation and parking.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to
the character of the proposed PUD and of the surrounding area.
Staff Finding
The proposed building height allows the construction of a two-story structure with minimal
site coverage. This building footprint is necessary in order to maintain the existing grassed
open space area between the Church and the Rectory. This open space is used frequently by
the church for social gatherings, and by the Aspen community for certain public events. If the
building were reduced to a one-story building, the footprint would double.
The proposed building is a secondary structure to the Rectory. The proposed height of the
new structure is designed to maintain a carriage house scale. It's 24' height is 5' -4" lower
than the main ridge height of the Rectory, 19" lower than the Church ridge, and 14'-6" lower
than City Hall. The proposed height of this new structure is compatible in scale and massing
with the existing structures on this property and in the neighborhood.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking
is proposed.
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c) The availability of public transit and other transportationfacilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
Staff Finding
Five parking spaces are proposed based on City parking requirements. Two spaces are
proposed for the Rectory, two spaces for the carriage house, and one for the ADU. The ADU,
located in the Rectory will be a one-bedroom unit. The two-bedroom dwelling unit in the
proposed building will have two parking spaces. Due to the proximity of this property to the
- Commercial Core and the availability of public transportation, the provision of three parking
"Ie) spaces for both of these units appears to be adequate. Parking is proposed for the on-site
~ 'C:i " residential uses only. On-site parking is not available for parishioner / visitor parking.
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4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the
maximum density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensurejire protection, snow removal,
and road maintenance to the proposed development.
Staff Finding
Staff finds that there is not a reduction in maximum allowable density as a result of this
PUD application.
5. The maximum allowable density within a PUD may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mud flow, rockfalls or avalanche dangers.
b) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in
the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes harmful disturbance to critical naturalfeatures of the site.
Staff Finding
Reduction in maximum allowable density due to natural hazards is not applicable.
6. The maximum allowable density within a PUD may be increased if
there exists a significant community goal to be achieved through such
increase and the development pattern is compatible with its surrounding
development patterns and with the site's physical constraints.
Specifically, the maximum density of a PUD may be increased if:
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a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified
in subparagraphs 4 and 5, above, those areas can be avoided, or those
characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
Staff Finding
The maximwn allowable density in the CC zone district regarding residential uses is one
detached residential dwelling designated as historic landmarks. The existing Rectory is
designated a Historical Landmark in the City of Aspen. This development proposes an
additional dwelling unit and an ADD. This increase in residential density is allowed as a
conditional use in the CC zone district when the property contains a historic landmark on a
lot with a minimwn area of 6,000 square feet. A planned unit development process allows a
development to set its maximwn allowable density.
In this case, the additional dwelling unit above the three-car garage is established as the
second dwelling unit. ADD's are not considered units of density. In this case, the ADD
serves as the affordable housing mitigation for the proposed new unit. Further, it is in the
City's best interest to create housing options as infill projects in the downtown commercial
core. The intent of creating this additional unit is to provide a housing unit for employees of
St. Mary's Church. Additionally, the ADD is also affordable housing for a resident of Pitkin
County. The net result of this development will provide 2 affordable employee units in the
downtown core of Aspen.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent public
spaces, and ensures the public's health and safety. The proposed development shall
comply with the following:
1. Existing natural or man-made features of the site which are unique,
provide visual interest or a specific reference to the past, or contribute to
the identity of the town are preserved or enhanced in an appropriate
manner.
Staff Finding
Staff finds that the proposed development will not seriously impact the existing features
of the site. Further the proposed location of the new building is the most appropriate
given the nature of the existing site features. The most significant natural site features
include a 1) large grass courtyard, 2) prayer garden with a statue of St. Joseph and a
bench which provides a resting spot for many visitors, and 3) a very mature hedge of
lilac bushes along the south property line. The wrought iron fence along the front of the
property provides a distinct reference to the past through its detailing, and is probably
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the most identifiable man-made site feature. The proposed site plan maintains these
existing features in addition to the historical site layout, driveway access and circulation.
2. Structures have been clustered to appropriately preserve significant
open spaces and vistas.
Staff Finding ,
The proposed new structure is a two-story structure versus a single story building in
order to preserve as much of the grassed open space area as possible. The building
footprint is reduced to the smallest footprint possible, which will accommodate the needs
of the required building program. The new structure is sited close to the existing
Rectory. A 5' building separation is proposed, versus the required 10' separation, in
order to reduce the encroachment into the yard area. A variance is requested for the
separation. The new building is also sited as close to the rear of the property as possible
without disturbing the existing lilac hedge.
There are two Courthouse view planes, which project from the Courthouse site across
the entire open space area between the Church and the Rectory. View plane #1 is
directed across the west side of the Church's open space. The inclination of this view
plane is redirected to a steeper angle due to the location ofthe City Hall which is
intersected to the south of the Church property. The proposed structure does not
encroach into this view plane. View plane #2 covers a large swatch of the site. There is
very little site area remaining for development outside of the existing view planes. The
proposed building is located as close to the Rectory as possible, while still maintaining a
minimal building separation in order to reduce the view plane encroachment to a
minimum.
Staff Finding
The proposed building is oriented parallel to Main Street and is intended to be
subordinate to the existing Rectory structure. It is designed in the scale of a carriage
house, with a two-bedroom dwelling unit located above a three-car garage. The Rectory
is the primary residential structure on this site.
3. Structures are appropriately oriented to public streets, contribute to the
urban or rural context where appropriate, and provide visual interest
and engagement o/vehicular and pedestrian movement.
4. Buildings and al;cess ways are appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
The buildings and driveway access onto the Church property are appropriately arranged
to allow emergency and service vehicle access with minor modification. As a result of
the Development Review Committee meeting, the City Engineer and the Fire Marshall
indicated that fire trucks will access the site from Galena, Main and Hunter Streets. The
alley will be used as a back-up access point. The existing asphalt drive entrance onto the
property is currently 9' wide. The paved entrance width will be widened to 10' to meet
current residential drive requirements, and the adjacent lilac hedges trimmed back
from each side of the drive entrance to create an unobstructed entrance.
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5. Adequate pedestrian and handicapped access is provided.
Staff Finding
Adequate pedestrian access is provided, There is a covered porch entry provided for
access into the dwelling unit in the new structure. Existing concrete sidewalks will be
modified to provide a more informal walkway system between buildings.
6. Site drainage is accommodatedfor the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
Staff Finding
The existing site drainage pattern will remain unchanged and currently creates no
drainage problem to surrounding properties, as the new structure will not significantly
increase the amount of already none impervious space on the lot.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic functions
associated with the use.
Staff Finding
The existing church building remains separated from the existing and proposed
residential structures by way of a grass courtyard, This will allow an appropriate level
of separation between uses.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape
with the visual character of the city, with surrounding parcels, and with existing and
proposedfeatures of the subject property. The proposed development shall comply
with the following:
1. The landscape plan exhibits a well-designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in
an appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
The landscape plan proposes to maintain all existing vegetation, since this is an historical
site, and to revegetate any areas disturbed by the construction. Proposed plant materials
adjacent to the new building have been specified by a Landscape Architect. The health of the
existing lilac hedge that separates the church property from the alley adjacent to City Hall
has been reviewed by a Landscape Architect indicating that the Church begin a yearly
program of pruning and plant care to return vigor to the parent plants, which are on the
Church's side of the property line. The secondary lilac growth, which occurs on the City
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Hall side of the Church's property line also will require maintenance to survive. It is
recommended that a similar maintenance program be provided for this growth.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City while
promoting efficient use of resources. Architectural character is based upon the
suitability of a building for its purposes, legibility of the building's use, the building's
proposed massing, proportion, scale, orientation to public spaces and other buildings,
use of materials, and other attributes, which may significantly represent the
character of the proposed development. There shall be approved as part of the final
development plan an architectural character plan, which adequately depicts the
' character of the proposed development. The proposed architecture of the
development shall:
1. Be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative of, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
Staff Finding
The proposed building includes a garage for the residences on-site, and one staff housing unit
above the garage. This structure is considered a secondary structure to the Rectory. Its scale is
that of a carriage house. It is designed to compliment the quality of the existing Rectory, but
not duplicate its form, nor its architectural elements. The proposed building will have a brick
facade, which will compliment the existing brick on the Rectory. The detailing of the brick
exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to
distinguish it from the historic structure. The roof material will match the new shake roof on
the Rectory.
The HPC has requested that the roof pitches of the new structure be steepened to reflect the
roof pitches found on the Rectory. The gable over the dining room area was steepened to a
12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised
to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so
that its ridge height would meet that of the main ridge. The roof height was increased by 8",
bringing the overall building height to 24 feet.
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The new building is located to the rear of the property, and is also set behind the Rectory to
reduce its impact on the historic site layout as seen from Main Street. The Rectory and the
church building will remain the most prominent structures on the site.
2. Incorporate, to the extent practical, natural heating and cooling by
taking advantage of the property's solar access, shade, and vegetation
and by use of non- or less-intensive mechanical systems.
Staff Finding
The new structure is oriented with the majority of its window area facing south. This
orientation will allow for natural solar heating of the dwelling unit throughout the
majority of the year. The mechanical system in the existing Rectory will be upgraded
13
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with a new mechanical system, which will improve the heating efficiency in this
building.
3. Accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not require significant maintenance.
Staff Finding
The roof has been broken up on the proposed building into small roof masses to reduce the
amount of snow build-up on anyone roof plane. Roof slopes on the proposed building shed
most of the snow away from the garage doors. A secondary shed roof is provided, which is 3'
wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the
drive below, and will also be provided with an internal drmn system and snowmelt. A gutter
system will be provided over the storage door on the east side of the new building.
F. Lighting.
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in the final PUD
documents. Up lighting of site features, buildings, landscape elements,
and lighting to call inordinate attention to the property is prohibitedfor
residential development.
Staff Finding
Exterior lighting will include the addition oflow-key, fully shielded incandescent down
lighting at the new garage doors, garage man-door, and at the entry to each of the staff housing
units. New site lighting will be provided at the relocated prayer garden. This lighting will
include low intensity garden lighting, which will illuminate this garden and the mid-point of
the walkway between the new building and the Church. All exterior lighting shall be in
compliance with the City's Lighting Standards for residential uses.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation area
for the mutual benefit of all development in the proposed PUD, the following criteria
shall be met:
1. The proposed amount, location, and design of the common park, open
space, or recreation area enhances the character of the proposed
development, considering existing and proposed structures and natural
landscape features of the property, provides visual relief to the
property's builtform, and is available to the mutual benefit of the
various land uses and property users of the PUD.
14
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2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (notfor a number of years) to each lot or
dwelling unit owner within the PUD or ownership is proposed in a
similar manner.
3. There is proposed an adequate assurance through a legal instrumentfor
the permanent care and maintenance of open spaces, recreation areas,
and sharedfacilities together with a deed restriction againstfuture
residential, commercial, or industrial development.
Staff Finding
The proposed development includes maintaining the existing grassed open space between the
Church and the Rectory. The proposed garage/staff housing building is located close to the
existing Rectory to maintain the existing open space area, which provides visual relief between
the buildings, and is needed to maintain the view planes of Aspen Mountain from the
Courthouse.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an undue
burden on the City's infrastructure capabilities and that the public does not incur an
unjustified financial burden. The proposed utilities and public facilities associated
with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
The remodel of the Rectory and the addition of a new building will result in the addition of
three new bathrooms and one kitchen to the existing development. Adequate public
infrastructure facilities exist to accommodate this development. Any adverse impacts on public
infrastructure by this proposed development will be mitigated by the necessary improvements
at the sole cost of the owner/developer.
l. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate
access to a public street either directly or through an approved private
road, a pedestrian way, or other area dedicated to public or private use.
15
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2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to
be improved to accommodate the development.
3. Areas of historic pedestrian or recreational trail use, improvements of,
or connections to, the bicycle and pedestrian trail system, and adequate
access to significant public lands and the rivers are provided through
dedicated public trail easements and are proposed for appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle
paths, and transportation are proposed to be implemented in an
appropriate manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
Staff Finding
The proposed site plan maintains the existing Main Street driveway entrance and drive location
in order to preserve the circulation pattern ofthe historical site design and the existing open
space area. The driveway entrance and apron will be widened to 10' to meet City design
standards for residential driveways. Additionally, the existing development requites on-site
parking for two cars. The proposed development includes the pastor's residence in the Rectory,
the conversion of an existing employee dwelling unit within the Rectory to an ADD, and the
construction of one detached one-bedroom residential dwelling unit. The proposed
development will require the addition of three parking spaces, for a total of five on-site spaces.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not create
an unnecessary burden on the public or surrounding property owners and
impacts of an individual phase are mitigated adequately. lfphasing of the
development plan is proposed, each phase shall be defined in the adoptedfinal
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-
lieu, construction of any facilities to be used jointly by residents of the
PUD, construction of any required affordable housing, and any
mitigation measures are realized concurrent or prior to the respective
impacts associated with the phase.
16
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Staff Finding
The proposed development plan will not be phased. Staff finds this criterion to be met.
17
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EXHIBIT B
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MEMORANDUM
Steve Barwick, City Manager ~
Julie Ann Woods, Community Development Director,
Joyce Ohlson, Deputy Directorb
Fred Jarman,Planner 6
St. Mary's Catholic Church - Planned Unit Development - First Reading
TO:
Mayor and City Council
THRU:
FROM:
RE:
DATE: November 13,2000
ApPLICANT I OWNER:
Archdiocese of Denver
REPRESENTATIVE:
Reverend Michael Glenn and Olsen I Kelly
Architects
LOCATION:
Lots A-I, Block 93, City and Townsite of
Aspen
CURRENT ZONING:
Commercial Core (CC) with a Historic
Overlay District
CURRENT LAND USE: Church (Permitted Use
in the CC Zone District).
PROPOSED LAND USE:
Planned Unit Development
SUMMARY:
The applicant wlshes to establish the St. Mary's
Church site as a Planned Unit Development in
order to restore some features of the original
rectory building, remodel an existing addition
to it, and to construct a new single family living
unit oveT a three car garage which will breach
the established Pitkin County Courthouse view
plane by 4'9".
~
t)
REVIEW PROCEDURES:
COURTHOUSE VIEW PLANE
There are two Court House View Planes originating from the sidewalk on the northerly
side of Main Street easterly of Galena Street (in front of the Pitkin County Courthouse)
above which no building shall project.
When a mountain view plane projects at such an angle that reduces the maximum
allowable building height permitted in a certain zone district, the development shall
proceed as a Planned Unit Development, to provide for maximum flexibility in building
design with special consideration to bulk and height, open space and pedestrian space, and
similarly to permit variations in lot area, lot width, yard and building height requirements,
view plane height limitations. The two courthouse view planes are located and measured
according to the language set below:
[View Plane Number One. The reference point bears 69 fiet from the
southwesterly property corner of Block 92. Elevation of the reference point is
7,912.32 feet above mean sea level. The view plane consists of spatial
components more particularly described as follows: All that space which is
within the projection of a sector of 2r 58' 40" described by two (2) radial
lines which bear S. 16059' 48" E. and S. 10058' 52" W respectively from the
reference point, and above a plane which passes through the reference point
at an inclination of 4025' above the horizontal.
View Plane Number Two. The reference point bears 131.46 feet from the
southwesterly property corner of Block 92. Elevation of the reference point is
7,913.02 feet above mean sea level. The view plane consists of spatial
components more particularly described as follows: All that space which is
within the projection of a sector of 260 04' 38" described by two (2) radial
lines which bear S. 03026' E. and S. 22028' 12" W respectively from the
reference point, and above a plane which passes through the reference point
at an inclination of 4058' 20" above the horizontal.]
PLANNED UNIT DEVELOPMENT (PUD)
Consolidated Conceptual and Final Review An applicant may request and the Community
Development Director may determine that because of the limited extent of the issues
involved in a proposed PUD in relation to these review procedures and standards, or
because of a significant community interest which the project would serve, it is
appropriate to consolidate conceptual and final development plan review, The Community
Development Director shall consider whether the full four-step review to be redundant and
would serve no public purpose. It has been determined that this application is eligible for
consolidation and is processed pursuant to the terms and procedures of final development
plan review - steps three and four.
2
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STAFF COMMENTS:
The applicant, Archdiocese of Denver, represented by Rev. Michael Glenn and Olsen /
Kelly Architects, requests to establish the St. Mary's Church site as a Planned Unit
Development in order to restore some features of the original rectory building, remodel an
existing addition to it, and to construct a new single-family living unit over a three car
garage which will breach the established Pitkin County Courthouse view plane by 4'9".
The subject property is known and described as Lots A-I, Block 93, City and Townsite of
. Aspen located in the Commercial Core (CC) with a Historic District Overlay.
PROJECT SUMMARY
The applicant proposes to construct a two-story single-family residence for staff housing
above a three-car garage, adjacent to and slightly behind the existing St. Mary's Rectory
located on the comer of South Galena and Main Street. The proposed building will
breach the County Courthouse view plane by 4'9". The applicant presented a conceptual
model and development proposal which included elements of the exterior remodel of the
existing Rectory and variances from Residential Design Standards to the Historic
Preservation Commission at a public hearing on August 23'd, 2000. The HPC indicated
at the conceptual review that they like the main proposal in general, gave some
specific direction on the roof pitches, and will wait to see the results of the story poles
and responses from the Planning and 'Zoning Commission and City Council regarding
the view plane issue, before considering final architectural approval.
This project assumes all dimensional requirements of the underlying CC zone district
with the exception of the following height protrusion into the view plane. Normally, a
building in the CC zone district is allowed a height of 40 feet. This height is greatly
reduced because of the view plane, Additionally, the applicant is requesting to modify
the minimum distance between buildings of 10 feet to 5 feet. The applicant is also
proposing two residential dwellings on this lot, which is allowed as a conditional use in
the CC zone district. The Planning and Zoning Commission approved this conditional
use on October 25th, 2000.
COURTHOUSE VIEW PLANE
The main issue of this application, and reason for this PUD process, is the proposed
intrusion into the Courthouse View Plane by the new building containing a three-car
garage and two-bedroom unit. This building is projected to intrude into Courthouse
View Plane # 2 by 4'9". This view plane originates from the sidewalk on the northerly
side of Main Street easterly of Galena Street above which no land use or building shall
project [Section 26.435.050(A)(4)]. The Historic Preservation Commission (HPC) is
aware that the building encroaches into this view plane, which is intended to preserve
views of Aspen Mountain from the courthouse.
Currently, an existing parking lot and a small portion of the grass courtyard of the
church occupy the location proposed for the building. It should be noted that the
applicant could construct a building which would block some existing views from Main
Street but do not breach the view plane. However, this would be a one-story
development (scaled lower than the existing City Hall building located behind it) that
would preclude the intended function and use of the proposed building as a garage and
residence on the same footprint. Another alternative to place a two story structure behind
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the existing Rectory would likely compromise the historic site plan and mass /scale of
the rectory.
Staff has visited the site several times to ascertain the exact origination point of the view
planes. Observations concluded that existing street trees in front of the courthouse along
Main Street partially block views of Aspen Mountain. (Please see attached photos
illustrating a variety of viewpoints.) Staff requested that the applicant erect story poles in
the exact location and indicating the tallest height of the proposed building in order for
Staff, the Planning and Zoning Commission, and City Council to make more informed
decisions.
[It should be noted that the current City Council has given the Community Development
Department direction to study the effects of different types of infill development in the
City of Aspen and ,the resulting effects. Staff and the City Council are aware that certain
types of infill development could encroach into existing view planes around the City,
especially if current regulations in the downtown core are relaxed to accommodate
redevelopment and affordable housing.]
RECTORY REMODEL
In regard to the historic rectory building, several alterations are proposed. The applicant
intends to reconstruct the tower that originally existed on the building, using
photographic evidence. Staff is in complete support of this action and commends the
applicant for restoring the building. Additionally, it appears that meter boxes and two
satellite dishes are to be removed from the fayade. Other alterations to the historic
rectory include removing the existing metal roof and installing wood shingles, as the
building originally had. On the existing addition to the rectory, the applicant is
removing the solar panels and reconfiguring doors and windows related to the interior
remodel of the space. A new accessory dwelling unit will be incorporate into this
remodel, in addition to the new above garage unit.
The church and rectory are unusual elements in the neighborhood in that this is the only
block left in downtown that is all 19th century structures. The design and character of
the new building behind the rectory is modest and respectful ofthe block. Staff and the
HPC find that the proposal in regard to the rectory building includes several positive
improvements and that the new structure is compatible in its proposed massing and
design relative to historical buildings on the site and proposed location. Additionally, the
proposal does not detract from the importance of St. Mary's Church as one of only two
19th century churches, and the only pastor's residence, left in Aspen.
SUMMARY
Staff maintains that the proposal contains a benefit to the City with respect to providing
an accessory dwelling unit and a two-bedroom employee-housing unit located in the
downtown core in an infill-type development. The proposed structure is subordinate and
respectful of the historical structures on the site, is sensitive to the existing old stand of
lilacs at the rear of the site, and maintains much of the existing open space on the lot.
The intention of the recourse provided in a PUD process, fOT an applicant wishing to
breach a view plane in the City of Aspen, is to allow the Planning and Zoning
Commission and City Council to discuss the merits of a project in context of the view
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plane it is proposing to breach and the existing value and importance of the view plane
because view planes were established to maintain a certain quality of community
importance.
RECOMMENDATION:
Staff finds the encroachment into Courthouse View Plane # 2 for the proposed
development not to be detrimental based upon review of the story poles. Staff recommends
City Council approve the Planned Unit Development for St. Mary's Church located at 104
S. Galena Street, Lots A-I, Block 93, City and Townsite of Aspen with the following
conditions:
1. That a shared service line acknowledgement shall be required and obtained from the
Aspen Consolidated Sanitation District (ACSD) for the existing development and a
new separate service line shall be required for the new two-bedroom unit ! garage
addition prior to the application of building permits; and
2. The St. Mary's Church complex is currently served by the public wastewater
system. The addition of a two-bedroom single-family unit and the conversion of the
employee unit to an accessory dwelling unit will have a minor impact upon the
public wastewater system. The applicant shall pay all connection fees to the ACSD
prior to the application of building permits for the project. The applicant may obtain
a tap permit once detailed plans have been submitted to ACSD;
3. The satellite dishes on the rectory and church shall be removed and! or an
appropriate location shall be determined by HPC;
4. That the Historic Preservation Commission denied the request by the applicant to
replace two original windows on the south side of the rectory with doors;
5. That, as required by the Fire Protection District, the applicant shall provide an
adequate driveway access width of at least 10 feet along Main Street. This can be
achieved by trimming back the existing bushes;
6. That the applicant shall obtain a single Temporary Revocable Encroachment License
from the City of Aspen Engineering Department to cover existing encroachments for
the St. Mary's Church building which include: 1) a ventilation duct in the alley, 2) a
roof overhang into the alley; 3) the heat melt system in the sidewalk, and 3) the front
entrance of the building. This license must be obtained prior to the application of
building permits;
7. That the applicant shall submit a letter certifying that there are no known problems
with the existing buildings and lot drainage in order to exempt them from submitting
drainage report for review by the Engineering Department;
8. That the applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department;
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9. That if the applicant decides to install a sprinkler system in the new building, the
existing water system will need to be upgraded pursuant to Fire District
requirements; and
10. That the applicant shall enter into a common water service agreement with the City
Water Department for the new building which will need to include separate meters
in an accessible space. .
RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE):
"I move to approve Ordinance No. ~ Series of 2000, approving the Planned Unit
Development for St. Mary's Church located at 104 South Galena Street, Lots A-I, Block
93, City and Townsite of Aspen."
CITY MANAGER'S COMMENTS:
ATTACHMENTS:
EXHIBIT A -- REVIEW CRITERIA AND STAFF FINDINGS
EXHIBIT B -- PARCEL LOCATION
EXHIBIT C -- PHOTO DOCUMENTATION
EXHIBIT D -- ORDINANCE No. .6,4 SERIES 2000
EXHIBIT E -- ApPLICATION AND SUPPORTING SKETCHES
C:\My Documents\Current Cases\St. Mary's\StMarysPUDMemoCC.doc
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EXHIBIT A
ST. MARY'S PUD
REVIEW CRITERIA & STAFF FINDINGS
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exempt from GMQS, or GMQS allotments are available to
accommodate the proposed development and will be considered prior to,
or in combination with, final PUD development plan review.
Staff Finding
Staff finds the proposed development is consistent with the Aspen Area Community'
Plan (MCP), complies with the current land use requirements ofthe Commercial Core
zone district, and is consistent with the character of the existing land uses in the
surrounding area. The proposed use of the new building is for residential and garage use.
The new building containing the garage and two-bedroom unit is permitted as a
conditional use in the Commercial Core zone district, since the property contains a
historic landmark and is encouraged in the AACP. Additionally, the proposed residential
use is for parish staff housing. The proposed development is exempt from GMQS.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for all
properties within the PUD as described in General Provisions, Section 26.445.040,
above. The dimensional requirements of the underlying zone district shall be used as a
guide in determining the appropriate dimensions for .the PUD. During review of the
proposed dimensional requirements, compatibility with surrounding land uses and
existing development patterns shall be emphasized. The proposed dimensional
requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
a) The character of, and compatibility with, existing and expectedfuture
land uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding area
such as steep slopes, waterways, shade, and significant vegetation and
landforms.
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d) Existing and proposed man-made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
Staff Finding
Staff finds that the subject property is located within the CC zone district. The proposed
staff housing is located above street level, which is the recommended location for
residential uses in this zone. The proposed land use is compatible with existing land
uses, and appears that it would also be compatible with the anticipated future use of this
area. The proposed building height is 24', significantly lower than the allowed height
limit of 40' in this zone district. The new structure will also be located immediately
across the alley to the north of City Hall, which is approximately 38' -6" in height,
adjacent to St. Mary's Church with a height of 43' and the Rectory which is 29'-4" high.
Due to the allowable building height in this zone and the zone and the height ofthe
surrounding buildings, the proposed building appears to be compatible with existing and
future land uses in the neighborhood.
The site contains large street trees surrounding the property on Galena, Main, and Hunter
Streets. The trees on the Main Street side of the property make a significant encroachment
into the Courthouse View Planes. The proposed building is located to the south side of the
property. Although the new building will encroach 4'9" into view plane #2, it should have an
insignificant effect on this view plane in comparison to the impact created by the Street trees
along the Main Street side of the property. The proposed building height will have no impact
on the following; noise, traffic, transit, pedestrian circulation and parking.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to
the character of the proposed PUD and of the surrounding area.
Staff Finding
The proposed building height allows the construction of a two-story structure with minimal
site coverage. This building footprint is necessary in order to maintain the existing grassed
open space area between the Church and the Rectory. This open space is used frequently by
the church for social gatherings, and by the Aspen community for certain public events. If the
building were reduced to a one-story building, the footprint would double.
The proposed building is a secondary structure to the Rectory. The proposed height of the
new structure is designed to maintain a carriage house scale. It's 24' height is 5' -4" lower
than the main ridge height of the Rectory, 19" lower than the Church ridge, and 14' -6" lower
than the adjacent City Hall building. The proposed height of this new structure is compatible
in scale and massing with the existing structures on this property and in the neighborhood.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
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a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common parking
is proposed.
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c) The availability of public transit and other transportation facilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city. .
Staff Finding
Five parking spaces are proposed based on City parking requirements. Two spaces are
proposed for the Rectory, two spaces for the carriage house, and one for the ADU. The ADU,
located in the Rectory will be a one-bedroom unit. The two-bedroom dwelling unit in the
proposed building will have two parking spaces. Due to the proximity of this property to the
Commercial Core and the availability of public transportation, the provision of three parking
spaces for both of these units appears to be adequate. Parking is proposed for the on-site
residenti~l uses only. On-site parking is not available for parishioner / visitor parking.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the
maximum density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
Staff Finding
Staff finds that there is not a reduction in maximum allowable density as a result of this
PUD application.
5. The maximum allowable density within a PUD may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mud flow, rockfalls or avalanche dangers.
b) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in
the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes harmful disturbance to critical naturalfeatures of the site.
Staff Finding
Reduction in maximum allowable density due to natural hazards is not applicable.
6. The maximum allowable density within a PUD may be increased if
there exists a significant community goal to be achieved through such
increase and the development pattern is compatible with its surrounding
development patterns and with the site's physical constraints.
Specifically, the maximum density of a PUD may be increased if:
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a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AA CP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified
in subparagraphs 4 and 5, above, those areas can be avoided, or those
characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
Staff Finding
The maximum allowable density in the CC zone district regarding residential uses is one
detached residential dwelling designated as historic landmarks, The existing Rectory is
designated a Historical Landmark in the City of Aspen. This development proposes an
additional dwelling unit and an ADD, This increase in residential density is allowed as a
conditional use in the CC zone district when the property contains a historic landmark on a
lot with a minimum area of 6,000 square feet. A planned unit development process allows a
development to set its maximum allowable density.
In this case, the additional dwelling unit above the three-car garage is established as the
second dwelling unit. ADD's are not considered units of density. In this case, the ADD
serves as the affordable housing mitigation for the proposed new unit. Further, it is in the
City's best interestto create housing options as infill projects in the downtown commercial
core. The intent of creating this additional unit is to provide a housing unit for employees of
St. Mary's Church. Additionally, the ADD is also affordable housing for a resident of Pitkin
County. The net result ofthis development will provide 2 affordable employee units in the
downtown core of Aspen.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent public
spaces, and ensures the public's health and safety. The proposed development shall
comply with the following:
1. Existing natural or man-made features of the site which are unique,
provide visual interest or a specific reference to the past, or contribute to
the identity of the town are preserved or enhanced in an appropriate
manner.
Staff Finding
Staff finds that the proposed development will not seriously impact the existing features
ofthe site. Further the proposed location of the new building is the most appropriate
given the nature of the existing site features. The most significant natural site features
include a 1) large grass courtyard, 2) prayer garden with a statue of St. Joseph and a
bench which provides a resting spot for many visitors, and 3) a very mature hedge of
lilac bushes along the south property line. The wrought iron fence along the front of the
property provides a distinct reference to the past through its detailing, and is probably
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the most identifiable man-made site feature. The proposed site plan maintains these
existing features in addition to the historicaJ. site layout, driveway access and circulation.
2. Structures have been clustered to appropriately preserve significant
open spaces and vistas.
Staff Finding
The proposed new structure is a two-story structure versus a single story building in
oTder to preserve as much of the grassed open space area as possible. The building
footprint is reduced to the smallest footprint possible, which will accommodate the needs
of the required building program. The new structure is sited close to the existing
Rectory. A 5' building separation is proposed, versus the required 10' separation, in
order to reduce the encroachment into the yard area. A variance is requested for the
separation. The new building is also sited as close to the rear of the property as possible
without disturbing the existing lilac hedge.
There are two Courthouse view planes, which project from the Courthouse site across
the entire open space area between the Church and the Rectory. View plane #1 is
directed across the west side of the Church's open space. the inclination of this view
plane is redirected to a steeper angle due to the location of the City Hall which is
intersected to the south of the Church property. The proposed structure does not
encroach into this view plane. View plane #2 covers a large swatch of the site. There is
very little site area remaining for development outside of the existing view planes. The
proposed building is located as close to the Rectory as possible, while still maintaining a
minimal building separation in order to reduce the view plane encroachment to a
mInImum.
3. Structures are appropriately oriented to public streets, contribute to the
urban or rural context where appropriate, and pro\Jide visual interest
and engagement of vehicular and pedestrian movement.
Staff Finding
The proposed building is oriented parallel to Main Street and is intended to be
subordinate to the existing Rectory structure, It is designed in the scale of a carriage
house, with a two-bedroom dwelling unit located above a three-car garage. The Rectory
is the primary residential structure on this site.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
The buildings and driveway access onto the Church property are appropriately arranged
to allow emergency and service vehicle access with minor modification. As a result of
the Development Review Committee meeting, the City Engineer and the Fire Marshall
indicated that fire trucks will access the site from Galena, Main and Hunter Streets. The
alley will be used as a back-up access point. The existing asphalt drive entrance onto the
property is currently 9' wide. The paved entrance width will be widened to 10' to meet
current residential drive requirements, and the adjacent lilac hedges trimmed back
from each side of the drive entrance to create an unobstructed entrance.
5. Adequate pedestrian and handicapped access is provided.
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Staff Finding J
Adequate pedestrian access is provided. There is a covered porch entry provided for
access into the dwelling unit in the new structure. Existing concrete sidewalks will be
modified to provide a more informal walkway system between buildings.
6. Site drainage is accommodatedfor the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
Staff Finding
The existing site drainage pattern will remain unchanged and currently creates no
drainage problem to surrounding properties, as the new structure will not significantly
increase the amount of already non-impervious space on the lot.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic functions
associated with the'llse.
Staff Finding
The existing church building remains separated from the existing and proposed
residential structures by way of a grass courtyard. This will allow an appropriate level
of separation between uses.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape
with the visual character of the city, with surrounding parcels, and with existing and
proposedfeatures of the subject property. The proposed development shall comply
with the following:
1. The landscape plan exhibits a well-designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in
an appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
The landscape plan proposes to maintain all existing vegetation, since this is an historical
site, and to revegetate any areas disturbed by the construction. Proposed plant materials
adjacent to the new building have been specified by a Landscape Architect. The health of the
existing lilac hedge that separates the church property from the alley adjacent to City Hall
has been reviewed by a Landscape Architect indicating that the Church begin a yearly
program of pruning and plant care to return vigor to the parent plants, which are on the
Church's side of the property line. The secondary lilac growth, which occurs on the City
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Hall side of the Church's property line also will require maintenance to survive. It is
recommended that a similar maintenance program be provided for this growth.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City while
promoting efficient use of resources. Architectural character is based upon the
suitability of a buildingfor its purposes, legibility of the building's use, the building's
proposed massing, proportion, scale, orientation to public spaces and other buildings,
use of materials, and other attributes, which may significantly represent the
character of the proposed development. There shall be approved as part of the final
development plan an architectural character plan, which adequately depicts the
character of the proposed development. The proposed architecture of the
development shall:
1. Be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative oj, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
Staff Finding
The proposed building includes a garage for the residences on-site, and one staff housing unit
above the garage. This structure is considered a secondary structure to the Rectory. Its scale is
that of a carriage house. It is designed to compliment the quality ofthe existing Rectory, but
not duplicate its form, nor its architectural elements. The proposed building will have a brick
facade, which will compliment the existing brick on the Rectory. The detailing of the brick
exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to
distinguish it from the historic structure. The roof material will match the new shake roof on
the Rectory.
The HPC has requested that the roof pitches of the new structure be steepened to reflect the
roof pitches found on the Rectory. The gable over the dining room area was steepened to a
12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised
to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so
that its ridge height would meet that ofthe main ridge. The roof height was increased by 8",
bringing the overall building height to 24 feet.
The new building is located to the rear of the property, and is also set behind the Rectory to
reduce its impact on the historic site layout as seen from Main Street. The Rectory and the
church building will remain the most prominent structures on the site.
2. Incorporate, to the extent practical, natural heating and cooling by
taking advantage of the property's solar access, shade, and vegetation
and by use of non- or less-intensive mechanical systems.
Staff Finding
The new structure is oriented with the majority of its window area facing south. This
orientation will allow for natural solar heating of the dwelling unit throughout the
majority of the year. The mechanical system in the existing Rectory will be upgraded
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with a new mechanical system, which will improve the heating efficiency in this
building.
3. Accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not require significant maintenance.
Staff Finding
The roof has been broken up on the proposed building into small roof masses to reduce the
amount of snow build-up on anyone roof plane. Roof slopes on the proposed building shed
most of the snow away from the garage doors. A secondary shed roof is provided, which is 3'
wide, over the garage dOOTS. This roof should break the fall of any snow or ice directly onto the
drive below, and will also be provided with an internal drain system and snowmelt. A gutter
system will be provided over the storage door on the east side of the new building.
F. Lighting.
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
inteiference of any kind to adjoining streets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in thefinal PUD
documents. Up lighting of site features, buildings, landscape elements,
and lighting to call inordinate attention to the property is prohibited for
residential development.
Staff Finding
Exterior lighting will include the addition oflow-key, fully shielded incandescent down
lighting at the new garage doors, garage man-door, and at the entry to each of the staff housing
units. New site lighting will be provided at the relocated prayer garden. This lighting will
include low intensity garden lighting, which will illuminate this garden and the mid-point of
the walkway between the new building and the Church, All exterior lighting shall be in
compliance with the City's Lighting Standards for residential uses.
G. Common Park, Open Space, or Recreation Area.
lfthe proposed development includes a common park, open space, or recreation area
for the mutual benefit of all development in the proposed PUD, the following criteria
shall be met:
1. The proposed amount, location, and design of the common park, open
space, or recreation area enhances the character of the proposed
development, considering existing and proposed structures and natural
landscape features of the property, provides visual relief to the
property's builtform, and is available to the mutual benefit of the
various land uses and property users of the PUD.
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2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (notfor a number of years) to each lot or
dwelling unit owner within the PUD or ownership is proposed in a
similar manner.
3. There is proposed an adequate assurance through a legal instrumentfor
the permanent care and maintenance of open spaces, recreation areas,
and sharedfacilities together with a deed restriction againstfuture
residential, commercial, or industrial development.
StaffFinding
The proposed development includes maintaining the existing grassed open space between the
Church and the Rectory. The proposed garage/staff housing building is located close to the
existing Rectory to maintain the existing open space area, which provides visual relief between
the buildings, and is needed to maintain the view planes of Aspen Mountain from the
Courthouse.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an undue
burden on the City's infrastructure capabilities and that the public does not incur an
unjustified financial burden. The proposed utilities and public facilities associated
with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
The remodel of the Rectory and the addition of a new building will result in the addition of
three new bathrooms and one kitchen to the. existing development. Adequate public
infrastructure facilities exist to accommodate this development. Any adverse impacts on public
infrastructure by this proposed development will be mitigated by the necessary improvements
at the sole cost of the owner/developer.
1. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications)
The purpose of this standard is to enSure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate
access to a public street either directly or through an approved private
road, a pedestrian way, or other area dedicated to public or private use.
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2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to
be improved to accommodate the development.
3. Areas of historic pedestrian or recreational trail use, improvements of,
or connections to, the bicycle and pedestrian trail system, and adequate
access to significant public lands and the rivers are provided through
dedicated public trail easements and are proposedfor appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle
paths, and transportation are proposed to be implemented in an
appropriate manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
Staff Finding (
The proposed site plan maintains the existing Main Street driveway entrance and drive location
in order to preseTve the circulation pattem of the historical site design and the existing open
space area. The driveway entrance and apron will be wide,ned to 10' to meet City design
standards for Tesidential driveways. Additionally, the existing development requires on-site
parking for two cars. The proposed development includes the pastor's residence in the Rectory,
the conversion of an existing employee dwelling unit within the Rectory to an ADD, and the
construction of one detached one-bedroom residential dwelling unit. The proposed
development will require the addition of three parking spaces, for a total of five oncsite spaces.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not create
an unnecessary burden on the public or surrounding property owners and
impacts of an individual phase are mitigated adequately. If phasing of the
development plan is proposed, each phase shall be defined in the adoptedfinal
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to publicfacilities, payment of impact fees and fees-in-
lieu, construction of any facilities to be used jointly by residents of the
PUD, construction of any required affordable housing, and any
mitigation measures are realized concurrent or prior to the respective
impacts associated with the phase.
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Staff Finding
The proposed development plan will not be phased. Staff finds this criterion to be met.
17
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EXHIBIT B
PARCEL LOCA nON
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EXHIBIT C
PICTURES OF VIEW PLANE FROM PITKIN COUNTY COURTHOUSE
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St. Mary Catholic Church
RECTORY REMODEL & ADDITION
9/12/00
Consolidated PUD Application
Description of Proposal:
The Archdiocese of Denver proposes to construct a two-story single family
residence for staff housing above a three-car garage, adjacent to and slightly
behind the existing St. Mary's Rectory located on the corner of South Galena and
Main Street. The proposed building ~i11 breach the County Courthouse view plane
by 5 feet. We are proposing a Planned Unit Development designation for the
property to allow the proposed structure to breach the view plane as proposed.
PUD Review Standards:
A. General Reauirements:
1. The proposed development is consistent with the Aspen Area Community
Plan. It complies with the current land use requirements of the
Commercial Core zone. The proposed use of the new building is for
residential and garage use. The two-bedroom detached dwelling unit is
permitted as a conditional use in the Commercial Core zone district, since
the property contains an historic landmark, the Rectory.
2. The proposed development is consistent with the character of the existing
land uses in the surrounding area. Staff housing is encouraged in the
Community plan, and is a feature of many downtown developments. The
proposed dwelling unit will be located above the street level. which is the
recommended location for dwelling units in this zone.
3. Since the proposed use is in compliance with current zoning, it does not
appear that the use would adversely affect the future development of the
surrounding area. The proposed residential use is for parish staff housing,
and on-site housing is encouraged by the Community Plan.
4. The proposed development is exempt from GMQS.
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B. Establishment of Dimensional Reauirements:
1 a. Sf. Mary's Church property is in the heart of the Aspen Commercial Core
zone. The future land use in this area is, therefore, most likely to remain
commercial. The proposed staff housing is located above the street level,
which is the recommended location for residential uses in this zone. The
proposed land use is compatible with existing land uses, and appears that
it would also be compatible with the anticipated future land use of this
area.
The proposed building height is 24', significantly lower than the 40'
maximum building height limit in this zone. The new structure will also be
located immediately across the alley to the north of City Hall, which is
38'-6" j: in height, adjacent to St. Mary's Church with a height of
43' j:, and the Rectory which is 29'-4" high. Due to the allowable building
height in this zone and the height of the surrounding buildings, the
proposed building height appears to be compatible with existing and
future land uses in the neighborhood.
1 b. There are no natural or man-made hazards to consider.
1 c. The most significant natural feature of the site are the large street trees
surrounding the property on Galena, Main and Hunter Streets. The trees on
the Main Street side of the property make a significant encroachment into
the Courthouse view planes. The proposed building, is located to the south
side of the property. This location places the new structure under that
portion of the view plane which allows the maximum buildable height on
this property, and creates the least encroachment into the view plane.
Although the new building will encroach 5' into view plane #2, it should
have a very insignificant effect on this view piane in comparison to the
impact created by the street trees along the Main Street side of the
property.
1 d. The effect of the new building on existing and proposed man-made
characteristics of the property has been discussed in 1 a. The proposed
building height will have no impact on the following; noise, traffic, transit,
pedestrian circulation and parking.
2. The proposed building height is necessary to create a two-story structure
which will fulfill the building program requirements of the Church, with the
minimal site coverage. This compact building footprint is necessary in
order to maintain the existing grassed open space area between the
Church and the Rectory, which is the central feature of the historic site
design. This open space is used frequently by the Church for social
gatherings, and by the Aspen community for certain public events.
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Were the proposed structure to be one-story, a quarter of this open space
area would lost.
The proposed building is considered a secondary structure to the Rectory.
It is designed to compliment the existing historical Rectory building, both
are two-story structures. The proposed height of the new structure is
designed to maintain a carriage house scale. Its 24' height is 5'-4" lower
than the main ridge height of the Rectory, 19' lower than the Church
ridge, and 14'-6" lower than the adjacent City Hall building. The proposed
height of this new structure is compatible in scale and massing with the
existing structures on this property and in the neighborhood.
3. The number of proposed off-street parking spaces has been established
based on city parking requirements and on the probable number of cars
used by the residents of the proposed development. Five parking spaces
are proposed. Two spaces are proposed for the Rectory, since two
bedrooms will be provided. However, the pastor will be the only full-time
resident in the main house.
The ADU in the Rectory will be a one-bedroom unit, and one space will be
provided to accommodate this unit. The two-bedroom dwelling unit in the
proposed building will have two parking spaces, although this unit will
most likely be occupied by a couple with one or two small children at
most. Due to the proximity of this property to the commercial core and the
availability of public transportation, the provision of three parking spaces
for both of these housing units appears to be more than adequate.
Parking is proposed for the on-site residential uses only. On-site parking has
never been made available for parishioner parking. Street parking is
available for parishioners. Since most church gatherings and events occur
on Sundays or in the evenings, street parking has always been adequate
to meet the parking demand.
4. Reduction in maximum allowable density due to infrastructure capabilities,
not applicable.
5. Reduction in maximum allowable density due to natural hazards, not
applicable.
6. Increase in maximum allowable density, not applicable.
C. Site Desian:
1. The Church property is one of the few remaining sites in Aspen of its size,
half a city block. It has remained virtually unchanged for 100 years. The
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most significant natural site features include a large grassed yard/open
space area; the prayer garden with a statue of Sf. Joseph and a bench
which provides a resting spot for many visitors; and a very mature hedge
of lilac bushes along the south property line. The wrought iron fence along
the front of the property provides a distinct reference to the past through
its detailing, and is probably the most identifiable man-made site feature.
The proposed site plan maintains these existing features in addition to the
historical site layout. driveway access and circulation.
2. The proposed new structure is a two-story structure versus a single story
building in order to preserve as much of the grassed open space area as
possible. The building footprint is reduced to the smallest footprint possible
which will accommodate the needs of the required building program. The
new structure is sited close to the existing Rectory. A 5' building separation
is proposed, versus the required 10' separation, in order to reduce the
encroachment into the yard area. A variance is requested for this
separation. The new building is also sited as close to the rear of the
property as possible without disturbing the existing lilac hedge.
There are two Courthouse view planes which project from the Courthouse
site across the entire open space area between the Church and the
Rectory. View plane # 1 is directed across the west side of the Church's
open space. The inclination of this view plane is redirected to a steeper
angle due to the location of the City Hall which is intersected to the south
of the Church property. The proposed structure does not encroach into this
view plane. View plane #2 covers a large swatch of the site, There is very
little site area remaining for development to the west of this view plane.
The proposed building is located as close to the Rectory as possibie, while
still maintaining a minimal building separation in order to redLJcethe view
plane encroachment to a minimum.
3. The proposed building is oriented parallel to Main Street and is intended to
be subordinate to the existing Rectory structure. It is designed in the scale
of a carriage house, with a two-bedroom dwelling unit located above a
three-car garage. Because the new dwelling unit will be used for staff
housing the entrance and principal windows are oriented to the east. onto
the grassed yard area Instead of onto Main Street. The pastor does not
wish to attract any public attention to this entrance in order to maintain
the employee's privacy. It is also critical that the Rectory entrance on
Galena Street maintain the identity of the primary residential entry on this
site.
The location of the entrance to the staff housing unit towards the Church,
versus Main Street, also minimizes the conflict between pedestrian and
automobile traffic, which is a goal of the Residential Design Standards.
The garage doors are located on the street facing side of the building.
4
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4. The buildings and driveway access onto the Church property are
appropriately arranged to allow emergency and service vehicle access
with minor modification. The City Engineer and the Fire Marshall have
informed us that fire trucks will access the site from Galena, MOin
and Hunter Streets. The alley will be used as a back-up access point.
Since the depth of the site depth is 100', and fire trucks have a maximum
hose run of 150', there will be no problem accessing any area of the site
from the streets surrounding the property.
The existing asphalt drive entrance onto the property is currently 9' wide.
The paved entrance width will be widened to 10' to meet current
residential drive requirements, and the adjacent lilac hedges trimmed
back from each side of the drive entrance to create an unobstructed
entrance.
5. Adequate pedestrian access is provided. There is a covered porch entry
provided for access into the dwelling unit in the new structure, as well as a
3' shed roof over the garage bays to provide protection from the
elements. Existing concrete sidewalks will be modified to provide a more
informal walkway system between buildings. Access for a handicapped
employee is currently available into two small guest rooms existing in the
lower level of the church that if necessary can be retrofitted with a full
kitchen.
6. The existing site drainage pattern will remain unchanged and currently
creates no drainage problem to surrounding properties that we are
aware of.
D. Landscaoe Plan:
1. The landscape pian proposes to maintain all existing vegetation, since this
is an historical site, and to revegetate any areas disturbed by the
construction. Proposed plant materials adjacent to the new building have
been specified by a Landscape Architect retained by the Archdiocese,
with many years of experience in the Aspen area. Plant species have
been selected which are suitable for the Aspen climate.
The health of the existing lilac hedge that separates the church property
from the alley adjacent to City Hall has been reviewed by landscape
Architect, John laatsch. Mr. laatsch's recommendation is that the Church
begin a yearly program of pruning and plant care to return vigor to the
parent plants, which are on the Church's side of the property line. Dead
wood removal, pruning, fertilizer and mulching should be included in this
program. The secondary lilac growth, which occurs on the City Hall side of
the Church's property line also will require maintenance to survive. It is
5
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recommended that a similar maintenance program be provided for this
growth.
To prevent any disturbance to this existing lilac hedge during construction,
Mr. Laatsch recommends that the new building be located no closer than
7' from the property line in order to be able to protect the roots of these
plants. Prior to construction the roots will be pruned minimally, wrapped
in filter fabric, and a drip system used to maintain moisture to the roots
during construction.
2. The most significant existing natural and man-made site features include
the grassed yard area, prayer garden, lilac hedge and the wrought iron
perimeter fence. These features are significant elements of the historic site
plan and will be preserved.
3. The Church has retained Landscape Architect, John Laatsch, to prepare
a recommendation for the protection of the existing vegetation. We feel
that with his years of landscape experience in the Aspen area that his
recommendations will be appropriate.
E. Architectural Character:
1. The proposed building includes a garage for the residences on-site, and
one staff housing unit above the garage. This structure is considered a
secondary structure to the Rectory. Its scale is that of a carriage house. It is
designed to compliment the quality of the existing Rectory, but not
duplicate its form, nor its architectural elements. The proposed building will
have a brick facade which will compliment the existing briCk on the
Rectory. The detailing of the brick exterior will consist of header, stretcher
and soldier courses, as well as varying brick sizes, to distinguish it from the
historic structure. The roof material will match the new shake roof on the
Rectory.
The HPC has requested that the roof pitches of the new structure be
steepened to reflect the roof pitches found on the Rectory. The gable
over the dining room area was steepened to a 12: 12 roof pitch to
accommodate this request. The main horizontal roof ridge was then
raised to meet the dining room ridge, and the pitch of the gable over the
bedrooms was steepened so that its ridge height would meet that of the
main ridge. The roof height was increased by 8", bringing the overall
building height to 24 feet.
A scale and massing has been established for the new structure that will
impose a minimal impact on the Rectory. Both buildings are oriented
parallel to Main Street. The new building is located to the rear of the
6
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property, and is also set behind the Rectory to reduce its impact on the
historic site layout as seen from Main Street. The Rectory should remain the
most prominent residential structure on the site, since it is the original
residence and an historic structure. We feel that the carriage house
quality of the proposed building is indicative of its intended use, and that it
is compatible with the scale, character and massing of the adjacent
Rectory and with other historical buildings in the neighborhood.
2. The new structure is oriented with the majority of its window area facing
south. This orientation will allow for natural solar heating of the dwelling unit
throughout the majority of the year. The mechanical system in the existing
Rectory will be upgraded with a new mechanical system, which will
improve the heating efficiency in this building.
3. We have broken up the roof on the proposed building into small roof
masses to reduce the amount of snow build-up on anyone roof plane.
Roof slopes on the proposed building shed most of the snow away from
the garage doors. A secondary shed roof is provided, which is 3' wide,
over the garage doors. This roof should break the fall of any snow or ice
directly onto the drive below, and will also be provided with an internal
drain system and snowmelt. A gutter system will be provided over the
storage door on the east side of the new building.
On the Rectory, there is currently a rain gutter on the south facing eave of
the non-historic portion of the Rectory, over the walkway into the rear of
the house. This gutter will remain. The roof over the northwest side of the
Rectory, which is also a non-historic addition, collects a heavy load of
snow which is dumped onto it from the roof above and requires a
considerable amount of maintenance. A new concrete slab roof will be
poured, which will include snowmelt and an internal drain.
F. Liahtina:
1. Exterior lighting will include the addition of low-key, fully shielded
incandescent down lighting at the new garage doors, garage
man-door, and at the entry to each of the staff housing units. New site
lighting will be provided at the relocated prayer garden. This lighting will
include low intensity garden lighting which will illuminate this garden and
the mid-point of the walkway between the new building and the Church.
2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards for residential uses.
7
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G. Common Park, Open Space, or Recreation Area:
1. The proposed development includes maintaining the existing grassed
open space between the Church and the Rectory. The proposed
garage/staff housing building is located close to the existing Rectory to
maintain the existing open space area which provides visual relief
between the buildings, and is needed to maintain the view planes of
Aspen Mountain from the Courthouse.
2. The proposed development will remain under the existing sole ownership
of the Archdiocese of Denver.
3. St. Mary Catholic Church will continue to maintain the open space on
this property.
H. Utilities and Public facilities:
1. The remodel of the Rectory and the addition of a new building, which will
include one staff housing unit, will result in the addition of three new
bathrooms and one kitchen to the existing development. Adequate
public infrastructure facilities exist to accommodate this development.
2. Any adverse impacts on public infrastructure by this proposed
development will be mitigated by the necessary improvements at the
sole cost of the owner/developer.
3. The developer and owner of this property, the Archdiocese of Denver, will
provide at their cost, the necessary utilities and site improvements as
required to implement the proposed development.
I. Access and Circulation:
1. The proposed site plan maintains the existing Main Street driveway
entrance and drive location in order to preserve the circulation pattern of
the historical site design and the existing open space area. The driveway
entrance and apron will be widened to 10' to meet City design standards
for residential driveways.
2. The existing development requires on-site parking for two cars. The
proposed development includes the pastor's residence in the Rectory, the
conversion of on existing employee dwelling unit within the Rectory to an
ADU, and the construction of one detached one-bedroom residential
dwelling unit. The proposed development will require the addition of three
parking spaces, ~or a total of five on-site spaces. The site currently provides
8
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parking for seven cars. The reduction in the number of cars parked on-site
will reduce the impact of traffic entering onto Main Street from this
property.
J. Phasina of Development Plan:
1. The proposed development plan will not be phased.
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ST. MARY'S NOTES
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This is a Public Hearing to consider Ordinanc # 54: rzi
That would allow the applicant, the Archdiocese De er, ~epresented by Rev. Michael
Glenn and Olse~ellY Architects, to establish the St. Mary's Church site as a Planned Unit
Development or Pl JD ill urder to restore some features ofthe original rectory building,
remodel an existing addition to it, and to construct a new 2 bedroom unit (for staff housing)
t. over a three car garage which will breach the established P~ia C'-::';~;l:)'-(;ourthouse view
~ ~feet. The suhject property is known and described as Lots A-I, Block 93, City and
Townsite of Aspen loc"tcd in the Commercial Core (CC) and lies within the Commercial
Core Historic District.
REVIEW PROCEDlRES:
The City Council is cllCr,lcd with hearing a proposal for this PUD, which incorporates the
following key elements:
'--/ '1 II
I) Encroachment in10 Courthouse view plane # 2 by _ feet;
2) Varying the Building Separation dimensional requirement for the CC Zone Distric,t
from 10 feet to Ii ve feet; and
3) The project / Pll D witl assume the normally required dimensional requirements
ofthe CC Zone District.
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[The intention of the recuurse provided in a PUD process, for an applicant wishing to breach
a view plane in the City (ll' Aspen, is to allow the Planning and Zoning Commission and City
Council to discuss the meri ts of a specific project in context of the view plane it is proposing
to breach and the existing value and importance of that view plane. Staff agrees with this
recourse because the vie\\ ptanes were established to maintain a certain quality of
community importance I
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PROCESS: (p,,;'r -h --I~&4j..) N ;;/'''''''-: "rt'Dvv/,.. ;?v/vdt-..
THIS PROJECT RECEIVED TilE FOLLOWING LAND USE ApPROVALS:
1) CONCEPTlAL AI'I'ROV AL FROM THE HPC;
2) CONDITIO"AL USE (FOR2 RES. UNITS IN CC) ApPROVAL FROM THE P&Z; AND
3) UNANIMOllSRECOMMENDATION FOR APPROVAL FOR THE PUD FROM P&Z; AND
4) THE PROJECT WI LL RETURN TO HPC FOR FINAL REVIEW
~
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COURTHOUSE VIEW PLANE
') There are two Court-] louse View Planes originating from in front of the Pitkin County
. ~ Courthouse, above which no building shall project. When a mountain view plane proiects
, ' at such an angle thill reduces the maximunLallOJY.abkhuiJdipg heightpermitkd--hLa
certain zone districL lhe development shall proceed as a Planned Unit Development, to
provide for maximuil1 ilcxibility in building design with special consideration to bulk and
height, open space lil!d pedestrian space, and similarly to permit variations in lot area, lot
width, yard and building height requirements, and view plane height limitations.
HPC REMARKS
~ The HPC t iked the main proposal in general, gave some specific direction on the
roof pitches, ill1d will also wait to see the results ofthe story poles and responses
from the City Council regarding the view plane issue.
RECTORY REMODEL
~ In regard to thc historic rectory building, several alterations are proposed:
1) Reconstruct the tower that originally existed on the building, using
photographic evidence.
2) Meter boxes and two satellite dishes are to be removed from the fayade.
3) Removing the existing metal roof and installing wood shingles, as the
building originally had.
4) Removing the solar panels and reconfiguring doors and windows related
to the interior remodel.of the space.
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IN SUM
Staff recommends the iCi ty Council approve this PUD maintaining that the proposal
contains a benefit to tile City with respect to:
1) Providing a large [.hedroom ADU and a two-bedroom staff-housing unit located in
the downtown core' 1-~ 1 Jll - f ~o J.,
S2) That this project Icprcsents a good example of an infill-type developmept that makes
l sensible use 0 f vaelnt space in the commercial core; (e"'w '-( J '" ,,",,).
3) The proposed struclure is subordinate and respectful of the historical structures on the
site;
4) Is sensitive to the existing old stand oflilacs at the rear of the site;
5) Maintains much () [the existing open space on the lot; and
6) Is respectful ofth" historic focal point of the site: the Rectory and Church.
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
THRU: Julie Ann Wood~, Community Development Directo
Joyce Ohlson, Deputy Director
FROM: Fred Jarman, Planner f.:)'
RE: St. Mary's Catholic Church- Planned Unit Development _ Public Hearing
DATE: October 24,2000
View from the sidewalk in front of the Pitkin County Conrthouse steps. The arrow points to proposed building site.
ApPLICANT /OWNER:
Archdiocese of Denver
CURRENT LAND USE:
Church (Permitted use in the CC Zone
District)
REPRESENTATIVE:
Rev. Michael Glenn and Olsen Kelly
Architects
PROPOSED LAND USE REQUEST:
Planned Unit Development
LOCATION:
Lots A-I, Block 93, City and Townsite of
Aspen
SUMMARY:
Applicant wishes to establish the site as a
Planned Unit Development in order to
restore some features of the original rectory
building, remodel an existing addition to it,
and to construct a new single family living
unit over a three car garage which will
breach the established Pitkin County
Courthouse view plane by 5 feet.
CURRENT ZONING:
Commercial Core (CC) with an Historic
District Overlay
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REVIEW PROCEDURES
COURTHOUSE VIEW PLANE
There are two Court House View Planes originating from the sidewalk on the northerly
side of Main Street easterly of Galena Street (in front o(the Pitkin County Courthouse)
above which no building shall project.
When a mountain view plane projects at such an angle that reduces the maximum
allowable building height permitted in a certain zone district, the development shall
proceed as a Planned Unit Development, to provide for maximum flexibility in building
design with special consideration to bulk and height, open space and pedestrian space, and
similarly to permit variations in lot area, lot width, yard and building height requirements,
view plane height limitations. The two courthouse view planes are located and measured
according to the language set below:
[View Plane Number One. The reference point bears 69 feet from the
southwesterly property corner of Block 92. Elevation of the reference point is
7,912.32 fiet above mean sea level. The view plane consists of spatial
components more particularly described as follows: All that space which is
within the projection of a sector of 270 58' 40" described by two (2) radial
lines which bear S. 16059' 48" E. and S. JOO 58' 52" W respectively from the
refirence point, and above a plane which passes through the refirence point
at an inclination of 4025' above the horizontal.
View Plane Number Two. The reference point bears 131.46 fiet from the
southwesterly property corner of Block 92. Elevation of the reference point is
7,913.02 feet above mean sea level. The view plane consists of spatial
components more particularly described as follows: All that space which is
within the projection of a sector of 260 04' 38" described by two (2) radial
lines which bear S. 03026' E. and S. 2]0 28' 12" W respectively from the
refirence point, and above a plane which passes through the reference point
at an inclination of 4058' 20" above the horizontal.]
PLANNED UNIT DEVELOPMENT (PUD)
Consolidated Conceptual and Final Review An applicant may request and the Community
Development Director may determine that because of the limited extent of the issues
involved in a proposed PUD in relation to these review procedures and standards, or
because of a significant community interest which the project would serve, it is
appropriate to consolidate conceptual and final development plan review, The Community
Development Director shall consider whether the full four-step review to be redundant and
would serve no public purpose. An application, which is determined to be eligible for
consolidation, shall be processed pursuant to the terms and procedures of final
development plan review - steps three and four,
2
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Step Three - Final Review before the Planning and Zoning Commission __ Public Hearing.
Purpose: To review application for final development plan to determine
if it meets the standards for a final POO.
P&Z action: Resolution recommendin~ City Council apprQY~, approve with
conditions, or disapprove a final development plan. The
Commission may, by Resolution, approve, approve with
conditions, or disapprove an amendment to a final development
plan, pursuant to 26.445.100.
Step Four - Final Review before the City Council- Public Hearing.
Purpose: To review recommendations by the Community Development
Director and the Planning and Zoning Commission and to
determine if application for final development plan meets the
standards for a PUD.
City Council action: Ordinance approving, approving with conditions, or
disapproving the final PUD development plan.
STAFF COMMENTS:
The applicant, Archdiocese of Denver, represented by Rev. Michael Glenn and Olsen
Kelly Architects, requests a Planned Unit Development (PUD) for Lots A-I, Block 93,
City and Townsite of Aspen located at 104 South Galena Street, City of Aspen, Pitkin
County, Colorado.
PROJECT SUMMARY
The applicant proposes to construct a two-story single-family residence for staff housing
above a three-car garage, adjacent to and slightly behind the existing St. Mary's Rectory
located on the comer of South Galena and Main Street. The proposed building will breach
the County Courthouse view plane by 5 feet. The applicant presented a conceptual model
and development proposal which included elements of the exterior remodel of the existing
Rectory and variances from Residential Design Standards to the Historic Preservation
Commission at a public hearing on August 23'd, 2000. The HPC indicated at the
conceptual review that they like the main proposal in general, gave some specific
direction on the roof pitches, and will also wait to see the results of the story poles and
responses from the Planning and Zoning Commission and City Council regarding the
view plane issue.
This project assumes all dimensional requirements of the underlying CC zone district
with the exception of the following height protrusion into the view plane (which is
normally 40 feet) and minimum distance between building distance of 10 feet to 5 feet.
The applicant is also proposing two residential dwellings on this lot, which is allowed as
a conditional use in the CC zone district. The Community Development Director has the
ability to combine reviews pursuant to Section 26.304.060(B)(1). The request for this
conditional use is combined with this PUD review.
COURTHOUSE VIEW PLANE
The main issue ofthis application, and reason for this PUD process, is the proposed
intrusion into the Courthouse View Plane by the new building containing a three-car garage
and two-bedroom unit. This building is projected to intrude into one of the Courthouse
View Planes by five (5) feet. This view plane originates from the sidewalk on the northerly
3
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side of Main Street easterly of Galena Street above \Vhich no land use or building shall
project [Section 26.435.050(A)(4)]. The Historic Preservation Commission (HPC) is aware
that the building encroaches into this view plane, which is intended to preserve views of
Aspen Mountain from the courthouse.
Currently, an existing parking lot and a small portion of the grass courtyard of the church
occupy the location proposed for the building. It should be noted that the applicant could
construct a building which would block some existing views from Main Street but do not
breach the view plane. However, this would be a one-story development and preclude the
intended function and use ofthe proposed building as a garage and residence on the same
footprint.
In response to an HPC concern, the applicant provided an opinion on the lilac hedge from a
landscape architect indicating that no part of the hedge will need to be removed during
construction or because of the development. However, precautions must be taken to ensure
that exposed roots are cared for, and the landscape architect recommends that the City and
St. Mary's jointly undertake some pruning and maintenance on the plants before
construction so that they are in their best health.
Staff has visited the site several times to ascertain the exact origination point of the view
planes. Observations concluded that existing street trees in front of the courthouse along
Main Street partially block views of Aspen Mountain. (Please see attached photos
illustrating a variety of viewpoints.) Staff requested that, prior to forwarding a
recommendation for approval or denial on this application, the applicant erect story poles
in the exact location and indicating the tallest height of the proposed building in order to
make a more informed decision.
It should be noted that the current City Council has given the Community Development
Department approval to study the effects of different types of infill development in the City
of Aspen and the resulting effects. Staff is aware that certain types of infill development
will encroach into existing view planes around the City especially if current height
limitations in the downtown core are relaxed,
RECTORY REMODEL
In regard to the historic rectory building, several alterations are proposed. The applicant
intends to reconstruct the tower that originally existed on the building, using photographic
evidence. Staffis in complete support of this action and commends the applicant for
restoring the building. Additionally, it appears that meter boxes and two satellite dishes are
to be removed from the fa9ade. Other alterations to the historic rectory include removing
the existing metal roof and installing wood shingles, as the building originally had. On the
existing addition to the rectory, the applicant is removing the solar panels and
reconfiguring doors and windows related to the interior remodel of the space.
The church and rectory are unusual elements in the neighborhood in that this is the only
block left in downtown that is all 19th century structures. The design and character of the
new building behind the rectory is modest and respectful of the block. Staff and the HPC
find that the proposal in regard to the rectory building includes several positive
improvements and that the new structure is compatible in its proposed massing and design
relative to historical buildings on the site and proposed location. Additionally, the proposal
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does not detract from the importance of St. Mary's Church as one of only two 19th century
churches, and the only pastor's residence, left in Aspen.
IN SUM
Staff maintains that the proposal contains a benefit to the City with respect to providing an
accessory dwelling unit and a two-bedroom employee-housing unit located in the
downtown core in an infill-type development. The proposed structure is subordinate and
respectful of the historical structures on the site, is sensitive to the existing old stand of
lilacs at the rear of the site, and maintains much of the existing open space on the lot.
The intention of the recourse provided in a PUD process, for an applicant wishing to breach
a view plane in the City of Aspen, is to allow the Planning and Zoning Commission and
City Council to discuss the merits of a project in context of the view plane it is proposing to
breach and the existing value and importance of the view plane. Staff feels this is a decision
that should be made by these decision-making bodies because the view planes were
established to maintain a certain quality of community importance.
RECOMMENDATION:
Presuming that the Planning and Zoning Commission finds the encroachment into the
Courthouse View Plane not to be detrimental, based upon the review of the story poles,
Staff recommends approval to City Council for the Planned Unit Development for St.
Mary's Church located at 104 S. Galena Street, Lots A-I, Block 93, City and Townsite of
Aspen with the following conditions:
1. That a shared service line acknowledgement shall be required and obtained from the
Aspen Consolidated Sanitation District (ACSD) for the existing development and a
new separate service line shall be required for the new two-bedroom unit / garage
addition prior to the application of building permits; and
2. The St. Mary's Church complex is currently served by the public wastewater
system. The addition of a two-bedroom single-family unit and the conversion of the
employee unit to an accessory dwelling unit will have a minor impact upon the
public wastewater system. The applicant shall pay all connection fees to the ACSD
prior to the application of building permits for the project. The applicant may obtain
a tap permit once detailed plans have been submitted to ACSD;
3. The satellite dishes on the rectory and church shall be removed and/or an
appropriate location shall be determined by HPC;
4. The proposal to replace two original windows on the south side of the rectory with
doors is not approved;
5. That as required by the Fire Protection District, the applicant shall provide an access
width of at least 10 feet along Main Street. This can be achieved by trimming back
the existing bushes;
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6. That the applicant shall obtain a single Temporary Revocable Encroachment License
from the City of Aspen Engineering Department to cover existing encroachments
which include 1) ventilation duct in the alley, 2) overhang into the alley; 3) heat melt
system in the sidewalk, and 3) the front entrance of the building. This license must
be obtained prior to the application of building permits;
7. That the applicant shall submit a letter certifying that there are no known problems
with the existing buildings and lot drainage in order to exempt them from submitting
drainage report for the Engineering Department;
8. That the applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction as a
requirement of the City of Aspen Streets Department;
9. That if the applicant decides to install a sprinkler system in the new building, the
existing water system will need to be upgraded pursuant to Fire District
requirements; and
10. That the applicant shall enter into a common water service agreement with the City
Water Department for the new building which will need to include separate meters
in an accessible space.
RECOMMENDED MOTION (ALL MOTIONS ARE PROPOSED IN THE AFFIRMATIVE):
"I move to approve Resolution No. _, Series of 2000, recommending approval to the
Aspen City Council for the Planned Unit Development for St. Mary's Church located at
104 South Galena Street, Lots A-I, Block 93, City and Townsite of Aspen."
ATTACHMENTS:
EXHIBIT A -- REVIEW CRITERIA AND STAFF FINDINGS
EXHIBIT B -- PARCEL LOCATION
EXHIBIT C -- PHOTO DOCUMENTATION
EXHIBIT D -- RESOLUTION No. _, SERIES 2000
EXHIBIT E -. ApPLICATION AND SUPPORTING SKETCHES
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EXHIBIT A
ST. MARY'S PUD
REVIEW CRITERIA & STAFF FINDINGS
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exemptfrom GMQS, or GMQS allotments are available to
accommodate the proposed development and will be considered prior to,
or in combination with, final PUD development plan review.
Staff Finding
Staff finds the proposed development is consistent with the Aspen Area Community
Plan (AACP), complies with the current land use requirements of the Commercial Core
zone district, and is consistent with the character of the existing land uses in the
surrounding area. The proposed use of the new building is for residential and garage use.
The new building containing the garage and two-bedroom unit is permitted as a
conditional use in the Commercial Core zone district, since the property contains an
historic landmark and is encouraged in the AACP and as a feature of many downtown
developments. Additionally, the proposed residential use is for parish staff housing. The
proposed development is exempt from GMQS.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements for all
properties within the PUD as described in General Provisions, Section 26.445.040,
above. The dimensional requirements of the underlying zone district shall be used as a
guide in determining the appropriate dimensions for the PUD. During review of the
proposed dimensional requirements, compatibility with surrounding land uses and
existing development patterns shall be emphasized. The proposed dimensional
requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
a) The character oj, and compatibility with, existing and expectedfuture
land uses in the surrounding area.
b) Natural or man-made hazards.
c) Existing natural characteristics of the property and surrounding area
such as steep slopes, waterways, shade, and significant vegetation and
landforms.
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Staff Finding
Staff finds that the subject property is located in the heart of the CC zone district. The
proposed staff housing is located above street level, which is the recommended location
for residential uses in this zone. The proposed land use is compatible with existing land
uses, and appears that it would also be compatible with the anticipated future use of this
area. The proposed building height is 24', significantly lower than the allowed height
limit of 40' in this zone district. The new structure will also be located immediately
across the alley to the north of City Hall, which is approximately 38'-6" in height,
adjacent to St. Mary's Church with a height of 43' and the Rectory which is 29' -4" high.
Due to the allowable building height in this zone and the zone and the height of the
surrounding buildings, the proposed building appears to be compatible with existing and
future land uses in the neighborhood.
d) Existing and proposed man-made characteristics of the property and the
surrounding area such as noise, traffic, transit, pedestrian circulation,
parking, and historical resources.
The site contains large street trees surrounding the property on Galena, Main and Hunter
Streets. The trees on the main Street side of the property make a significant encroachment
into the Courthouse View Planes. The proposed building is located to the south side of the
property. This location places the new structure under that portion of the view plane, which
allows the maximum buildable height on this property, and creates the least encroachment
into the view plane. Although the new building will encroach 5' into view plane #2, it should
have an insignificant effect on this view plane in comparison to the impact created by the
Street trees along the Main Street side of the property. The proposed building height will
have no impact on the following; noise, traffic, transit, pedestrian circulation and parking.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to
the character of the proposed PUD and of the surrounding area.
Staff Finding
The proposed building height allows the construction of a two-story Structure with minimal
site coverage. This building footprint is necessary in order to maintain the existing grassed
open space area between the Church and the Rectory. This open space is used frequently by
the church for social gatherings, and by the Aspen community for certain public events. If the
building were reduced to a one-story building, the foot print would double.
The proposed building is a secondary structure to the Rectory. The proposed height of the
new structure is designed to maintain a carriage house scale. It's 24' height is 5'.4" lower
than the main ridge height of the Rectory, 19" lower than the Church ridge, and 14'-6" lower
than the adjacent City Hall building. The proposed height of this new structure is compatible
in scale and massing with the existing structures on this property and in the neighborhood.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
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b) The varying time periods of use, whenever joint use of common parking
is proposed.
c) The availability of public transit and other transportationfacilities,
including those for pedestrian access and/or the commitment to utilize
automobile disincentive techniques in the proposed development.
d) The proximity of the proposed development to the commercial core and
general activity centers in the city.
Staff Finding
Five parking spaces are proposed based on City parking requirements. Two spaces are
proposed for the Rectory, two spaces for the carriage house, and one for the ADU. The ADU,
located in the Rectory will be a one-bedroom unit. The two-bedroom dwelling unit in the
proposed building will have two parking spaces. Due to the proximity of this property to the
Commercial Core and the availability of public transportation, the provision of three parking
spaces for both of these units appears to be adequate. Parking is proposed for the on-site
residential uses only. On-site parking is not available to parishioner Parking.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the
maximum density of a PUD may be reduced if:
a) There is not sufficient water pressure, drainage capabilities, or other
utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow removal,
and road maintenance to the proposed development.
Staff Finding
Staff finds that there is not a reduction in maximum allowable density as a result of this
PUD application.
5. The maximum allowable density within a PUD may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of ground
instability or the possibility of mudflow, rock falls or avalanche dangers.
b) The effects of the proposed development are detrimental to the natural
watershed, due to runoff, drainage, soil erosion, and consequent water
pollution.
c) The proposed development will have a pernicious effect on air quality in
the surrounding area and the City.
d) The design and location of any proposed structure, road, driveway, or
trail in the proposed development is not compatible with the terrain or
causes harmful disturbance to critical naturalfeatures of the site.
Staff Finding
Reduction in maximum allowable density due to natural hazards is not applicable.
6. The maximum allowable density within a PUD may be increased if
there exists a significant community goal to be achieved through such
increase and the development pattern is compatible with its surrounding
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development patterns and with the site's physical constraints.
Specifically, the maximum density of a PUD may be increased if:
a) The increase in density serves one or more goals of the community as
expressed in the Aspen Area Community Plan (AACP) or a specific area
plan to which the property is subject.
b) The site's physical capabilities can accommodate additional density and
there exists no negative physical characteristics of the site, as identified
in subparagraphs 4 and 5, above, those areas can be avoided, or those
characteristics mitigated.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing and
expected development pattern, land uses, and characteristics.
Staff Finding
The maximum allowable density in the CC zone district regarding residential uses is one
detached residential dwelling designated as historic landmarks. The existing Rectory is
designated a Historical Landmark in the City of Aspen. This development proposes an
additional dwelling unit and an ADU. This increase in residential density is allowed as a
conditional use in the CC zone district when the property contains a historic landmark on a
lot with a minimum area of 6,000 square feet. A planned unit development process allows a
development to set its maximum allowable density.
In this case, the additional dwelling unit above the three-car garage is established as the
second dwelling unit. ADU's are not considered an increase in dwelling units regarding the
density of a project. It is the affordable housing mitigation for the proposed new unit.
Further, it is in the City's best interest to create housing options as infill projects in the
downtown commercial core. The intent of creating this additional unit is to provide a housing
unit for employees ofSt. Mary's Church. Additionally, the ADU is also affordable housing
for a resident of Pitkin County. The net result of this development will provide 2 affordable
employee units in the downtown core of Aspen.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent public
spaces, and ensures the public's health and safety. The proposed development shall
comply with the following: .
1. Existing natural or man-made features of the site which are unique,
provide visual interest or a specific reference to the past, or contribute to
the identity of the town are preserved or enhanced in an appropriate
manner.
Staff Finding
Staff finds that the proposed development will not seriously impact the existing features
of the site. Further the proposed location of the new building is the most appropriate
given the nature of the existing site features. The most significant natural site features
include a I) large grass courtyard, 2) prayer garden with a statue of St. Joseph and a
bench which provides a resting spot for many visitors, and 3) very mature hedge of lilac
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bushes along the south property line. The wrought iron fence along the front of the
property provides a distinct reference to the past through its detailing, and is probably
the most identifiable man-made site feature. The proposed site plan maintains these
existing features in addition to the historical site layout, driveway access and circulation.
2. Structures have been clustered to appropriately preserve significant
open spaces and vistas.
Staff Finding
The proposed new structure is a two-story structure versus a single story building in
order to preserve as much of the grassed open space area as possible. The building
footprint is reduced to the smallest footprint possible, which will accommodate the needs
of the required building program. The new structure is sited close to the existing
Rectory. A 5' building separation is proposed, versus the required 10' separation, in
order to reduce the encroachment into the yard area. A variance is requested for the
separation. The new building is also sited as clos~ to the rear ofthe property as possible
without disturbing the existing lilac hedge.
There are two Courthouse view planes, which project from the Courthouse site across
the entire open space area between the Church and the Rectory. View plane #1 is
directed across the west side ofthe Church's open space. The inclination of this view
plane is redirected to a steeper angle due to the location of the City Hall which is
intersected to the south ofthe Church property. The proposed structure does not
encroach into this view plane. View plane #2 covers a large swatch of the site. There is
very little site area remaining for development to the westofthis view plane. The
proposed building is located as close to the Rectory as possible, while still maintaining a
minimal building separation in order to reduce the view plane encro.achment to a
minimum.
Staff Finding
The proposed building is oriented parallel to Main Street and is intended to be
subordinate to the existing Rectory structure. It is designed in the scale of a carriage
house, with a two-bedroom dwelling unit located above a three-car garage. The Rectory
is the primary residential structure on this site.
3. Structures are appropriately oriented to public streets, contribute to the
urban or rural context where appropriate, and provide visual interest
and engagement of vehicular and pedestrian movement.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
Staff Finding
The buildings and driveway access onto the Church property are appropriately arranged
to allow emergency and service vehicle access with minor modification. As a result of
the Development Review Committee meeting, the City Engineer and the Fire Marshall
indicated that fire trucks will access the site from Galena, Main and Hunter Streets. The
alley will be used as a back-up access point. The existing asphalt drive entrance onto the
property is currently 9' wide. The paved entrance width will be widened to 10' to meet
current residential drive requirements, and the adjacent lilac hedges trimmed back
from each side of the drive entrance to create an unobstructed entrance.
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5. Adequate pedestrian and handicapped access is provided.
Staff Finding
Adequate pedestrian access is provided. There is a covered porch entry provided for
access into the dwelling unit in the new structure. Existing concrete sidewalks will be
modified to provide a more informal walkway system between buildings.
6. Site drainage is accommodatedfor the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
Staff Finding
The existing site drainage pattern will remain unchanged and currently creates no
drainage problem to surrounding properties.
7. For non-residential land uses, spaces between buildings are
appropriately designed to accommodate any programmatic functions
associated with the use.
Staff Finding
This application does not include non-residential land uses. Staff finds this criterion to
be met.
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed landscape
with the visual character of the city, with surrounding parcels, and with existing and
proposed features of the subject property. The proposed development shall comply
with the following:
1. The landscape plan exhibits a well-designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in
an appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
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Staff Finding
The landscape plan proposes to maintain all existing vegetation, since this is an historical
site, and to revegetate any areas disturbed by the construction. Proposed plant materials
adjacent to the new building have been specified by a Landscape Architect. The health of the
existing lilac hedge that separates the church property from the alley adjacent to City Hall
has been reviewed by a Landscape Architect indicating that the Church begin a yearly
program of pruning and plant care to return vigor to the parent plants, which are on the
Church's side of the property line. The secondary lilac growth, which occurs on the City
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Hall side of the Church's property line also will require maintenance to survive. It is
recommended that a similar maintenance progral11 be provided for this growth.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity In the proposed development and within the City while
promoting efficient use of resources. Architectural character is based upon the
suitability of a building for its purposes, legibility of the building's use, the building's
proposed massing, proportion, scale, orientation to public spaces and other buildings,
use of materials, and other attributes, which may significantly represent the
character of the proposed development. There shall be approved as part of the final
development plan an architectural character plan, which adequately depicts the
character of the proposed development. The proposed architecture of the
development shall:
1. Be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative oj, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
Staff Finding
The proposed building includes a garage for the residences on-site, and one staff housing unit
above the garage. This structure is considered a secondary structure to the Rectory. Its scale is
that of a carriage house. It is designed to compliment the quality of the existing Rectory, but
not duplicate its form, nor its architectural elements. The proposed building will have a brick
facade, which will compliment the existing brick on the Rectory. The detailing of the brick
exterior will consist of header, stretcher and soldier courses, as well as varying brick sizes, to
distinguish it from the historic structure. The roof material will match the new shake roof on
the Rectory.
The HPC has requested that the roof pitches of the new structure be steepened to reflect the
roof pitches found on the Rectory. The gable over the dining room area was steepened to a
12:12 roof pitch to accommodate this request. The main horizontal roof ridge was then raised
to meet the dining room ridge, and the pitch of the gable over the bedrooms was steepened so
that its ridge height would meet that of the main ridge. The roof height was increased by 8",
bringing the overall building height to 24 feet.
The new building is located to the rear of the property, and is also set behind the Rectory to
reduce its impact on the historic site layout as seen from Main Street. The Rectory will remain
the most prominent residential structure on the site, since it is the original residence and an
historic Structure.
2. Incorporate, to the extent practical, natural heating and cooling by
taking advantage of the property's solar access, shade, and vegetation
and by use of non- or less-intensive mechanical systems.
Staff Finding
The new structure is oriented with the majority of its window area facing south. This
orientation will allow for natural solar heating of the dwelling unit throughout the
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majority of the year. The mechanical system in the existing Rectory will be upgraded
with a new mechanical system, which will improve the heating efficiency in this
building.
3. Accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not require significant maintenance.
Staff Finding
We have broken up the roof on the proposed building into small roof masses to reduce the
amount of snow build-up on anyone roof plane. Roof slopes on the proposed building shed
most of the snow away from the garage doors. A secondary shed roof is provided, which is 3'
wide, over the garage doors. This roof should break the fall of any snow or ice directly onto the
drive below, and will also be provided with an intemal drain system and snowmelt. A gutter
system will be provided over the storage door on the east side of the new building.
F. Lighting.
The purpose of this standard is to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in the final PUD
documents. Up lighting of site features, buildings, landscape elements,
and lighting to call inordinate attention to the property is prohibitedfor
residential development.
Staff Finding
Exterior lighting will include the addition oflow-key, fully shielded incandescent down
lighting at the new garage doors, garage man-door, and at the entry to each of the staff housing
units. New site lighting will be provided at the relocated prayer garden. This lighting will
include low intensity garden lighting, which will illuminate this garden and the mid-point of
the walkway between the new building and the Church. All exterior lighting shall be in
compliance with the Outdoor Lighting Standards for residential uses.
G. Common Park, Open Space, or Recreation Area.
lfthe proposed development includes a common park, open space, or recreation area
for the mutual benefit of all devi!/opment in the proposed PUD, the following criteria
shall be met:
1. The proposed amount, location, and design of the common park, open
space, or recreation area enhances the character of the proposed
development, considering existing and proposed structures and natural
landscape features of the property, provides visual relief to the
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property's builtform, and is available to the mutual benefit of the
various land uses and property users of the PUD.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (notfor a number of years) to each lot or
dwelling unit owner within the PUD or ownership is proposed in a
similar manner.
3. There is proposed an adequate assurance through a legal instrumentfor
the permanent care and maintenance of open spaces, recreation areas,
and sharedfacilities together with a deed restriction againstfuture
residential, commercial, or industrial development.
Staff Finding
The proposed development includes maintaining the existing grassed open space between the
Church and the Rectory. The proposed garage/staff housing building is located close to the
existing Rectory to maintain the existing open space area, which provides visual relief between
the buildings, and is needed to maintain the view planes of Aspen Mountain from the
Courthouse.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an undue
burden on the City's infrastructure capabilities and that the public does not incur an
unjustifiedfinancial burden. The proposed utilities and public facilities associated
with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the
developer.
3. Oversized utilities, publicfacilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
The remodel of the Rectory and the addition of a new building will result in the addition of
three new bathrooms and one kitchen to the existing development. Adequate public
infrastructure facilities exist to accommodate this development. Any adverse impacts on public
infrastructure by this proposed development will be mitigated by the necessary improvements
at the sole cost of the owner/developer.
I. Access and Circulation. (Only standards I&2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
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1. Each lot, structure, or other land use within the PUD has adequate
access to a public street either directly or through an approved private
road, a pedestrian way, or other area dedicated to public or private use.
2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to
be improved to accommodate the development.
3. Areas of historic pedestrian or recreational trail use, improvements oj,
or connections to, the bicycle and pedestrian trail system, and adequate
access to significant public lands and the rivers are provided through
dedicated public trail easements and are proposedfor appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle
paths, and transportation are proposed to be implemented in an
appropriate manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
StaffFinding
The proposed site plan maintains the existing Main Street driveway entrance and drive location
in order to preserve the circulation pattem of the historical site design and the existing6pen
space area. The driveway entrance and apron will be widened to 10' to meet City design
standards for residential driveways. Additionally, the existing development requires on-site
parking for two cars. The proposed development includes the pastor's residence in the Rectory,
the conversion of an existing employee dwelling unit within the Rectory to an ADU, and the
construction of one detached one-bedroom residential dwelling unit. The proposed
development will require the addition of three parking spaces, for a total of five on-site spaces.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not create
an unnecessary burden on the public or surrounding property owners and
impacts of an individual phase are mitigated adequately. lfphasing of the
development plan is proposed, each phase shall be defined in the adoptedfinal
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-
lieu, construction of any facilities to be used jointly by residents of the
PUD, construction of any required affordable housing, and any
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mitigation measures are realized concurrent or prior to the respective
impacts associated with the phase.
Staff Finding
The proposed development plan will not be phased. Staff finds this criterion to be met.
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EXHIBIT B
PARCEL LOCATION
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EXHIBIT C
PICTURES OF VIEW PLANE FROM PITKIN COUNTY COURTHOUSE
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LAND USE ApPLICATION
PROJECT:
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Name: . ~ ....t..lv c-HV H - ~ ~~ + ADPrflON
Location: 1t>4- ~. ~~ 4f.' .P<~H ~ (l-o<'f~ ,A-:t ~IL"'~)
(Indicate street address, lot & block number, legal description where appropriate)
ApPLICANT:
Name: r--~l-t1?l~ES-c:::f' DlStJVe..F-. ~.;';';' t11t:#~ 6o(t.e:r-JI-J
Address: [t>4- ?'~)I< ~ /~ I t4::'~ t'1 "II
Phone #: .q~1? '1~"'I
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REPRESENTATIVE:
Name: ~H + (o<::e:I.-I.-e.'1" - I'rJU.i-7
Address: 117 ~P.:>C::::-/ ~vl~ ~/~/ t:At:'. ~I,,"II
Phone #: "':U'. 1"l? I
TYPE OF ApPLICATION: (please check all that apply):
0 Conditional Use 181 Conceptual PUD 0 Conceptual Historic Devt.
0 Special Review ~ Final PUD (& PUD Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic Devt.
0 GMQS Allotment 0 Final SPA (& SPA Amendment) 0 Historic Demolition
0 GMQS Exemption 0 Subdivision 0 Historic Designation
~ ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes 0 Small Lodge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split 0 Temporary Use 0 Other:
0 Lot Line Adjustment 0 TextlMap Amendment
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
~. ~'(' C;o6-11-fpil!?-.,:;(.ftJF?l-t (1I,1he..{p'l') z~~; c::HtJpc.H etJ vFf!Sra-I,..J:Ova..,~~
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PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
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?GPf- 4"f'r~e.. ~tJ/;? "lRf:. ~"''''F-t .
Have you attached the following? FEES DUE: $ 0
~ Pre-Application Conference Summary
~ Attachment#l, Signed Fee Agreement
181 Response to Attachment #2, Dimensional Requirements Form
~ Response to Attachment #3, Minimum Submission Contents
gr Response to Attachment #4, Specific Submission Contents
J&'J Response to Attachment #5, Review Standards for Your Application
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: if ~~~ tA-llJ~- ~ ~~ i' .PWl11otJ
Applicant: ,AfC#OIe>~e:F' ~VI1'S!'"-, I"lS-I/. l'11~ ~tJ (1)l'.$JZ:'F-)
Location: 104-~. 6rAI4/..IA 09f./M~) ~.
Zone District: t:v (CPt-1,",,~I'"?~1,.. ~rz.ES-
Lot Size: ~1! t:7 /!1b .. 7. "..
Lot Area: ~~ ~ 0/. ~.
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Existing: (? Proposed: 0
Existing: -3- Proposed:::;
Existing:~roposed: !?
Proposed % of demolition (Historic properties only): t:7
Principal bldg. height:
Access. bldg. height:
On-Site parking:
DIMENSIONS:
Floor Area: Existing:l4; ~. !:> "'Allowable: 41q "'2-""1 P Proposed: I ~4-~. G> tP
Existing: Zq.~4 r...' Allowable: 1'0 I Proposed: ~!? I
Existing: tJpr--lE'- Allowable: ~I Proposed: ~I
Existing: '7 Required: G Proposed:?
% Site coverage: Existing: ~716 Required: 7~%~. Proposed: ?z.z. %
,
% Open Space: Existing: 17% Required: 2-!i>% Proposed: (P7.e.;6
Front Setback: Existing: iobrJI!!> Required: rJ.o>t-I e... Proposed: t-ht-IfS.
Rear Setback: Existing: ~I!!- Required: rJe'lJe.. Proposed: ~fS.
Combined FIR: Existing: J-l"A. Required: J-I...... Proposed:
Existing: 1'7. '?' Required: f;l"tJl!!- Proposed:
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lstmg: "c;7 eqUlre : r-<',........ ropose :
Existing: tJ.,..... Required: tJ......... Proposed:-
~s1~rtback:. :
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Side Setback:
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Combined Sides:
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Existing non-conformities or encroachments: ~~I-tMflSIoJr II-l!~ ~-1J
2r' F-~..,.J. P?( ?-~H Ii4JfI/'.At-lP 11Jf"" ~." 0/ ~""""t:+lV~.
Variations requested: A v' ~ ~ '1lfe.. 101 t"IlJoJIMV'1 ~
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CITY OF ASPEN
PRE-APPLICATION CONFERENCE S~MMARY
PLANNER:
PROJECT:
PARCEL ID:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
Fred Jarman
DATE: August 24, 2000
St. Mary's Rectory Remodel & Addition View Plane
Ohlson Kelly Architects
Archdiocese of Denver, Fr. Michael Glen
Consolidated Planned Unit Development (PUD)
The applicant wishes to construct a two-story single-family residence above a
thiee-car garage adjacent to and slightly behind the existing St. Mary's rectory
located on the corner of South Galena and Main Street. The proposed bnilding is
on the lot directly across from the Pitkin County Courthonse. The proposed
building will breach the County Courthouse view plane by S ft. The applicant is
proposing a final PUD plan establishing the dimensional requirements for the
parcel and allowing the proposed structure to hreach the view plarte as proposed.
Land Use Code Section(s)
26.435.050(A)(4) Courthouse View Plane
26.435.050(C) Mountain Plane Review Standards
26.445 Planned Unit Development
Review by: Community Development Department, Zoning Officer, P&Z, City Council
Public Hearing: Yes, Planning.& Zoning Commission and City Council
Referral Agencies: Engineering, Zoning Officer, Historic Preservation officer .
Planning Fees: Planning Deposit ($2,3 I 0)
Referral Agency Fees: Engineering Minor ($170)
Total Deposit: . $2,480 (additional hours are billed at a rate of $195/hour)
To apply, submit the following information:
I. Proof of ownership.
2. Signed fee agreement.
3. Applicant's name, address and telephone number in a letter signed by the applicant which states the
name, address and telephone number of the representative(s) authorized to act on behalf of the
applicant.
4. Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to practice in
the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments,
liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right
to apply for the Development Application.
5. Total deposit for review of the application
6. 20 Copies of the complete application packet and maps.
Planning & Zoning Commission = 10; Planning Staff = 2; City Council = 8
7. An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
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8. Draft Plat including topography and vegetation showing the current status, including all easements
and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of
Colorado. Contact Engineering Department if more specifics are needed. 920.5080.
9. A written description of the proposal and an explanation in written, graphic, or model form of how
the proposed development complies with the review standards relevant to the development
application. Please include existing conditions as well as proposed. Please refer to the review
standards in the application.
Process:
Planner reviews case for completeness and sends to referral agencies for referral comments. Case planner
contacts applicant and sets up a site visit. Staff reviews application to determine ifit meets standards of
review [Section 26.445] Case planner makes a recommendation of approval, approval with conditions, or
denial to the Community Development Director. The Director makes a recommendation to 'Planning and
Zoning Commission and City Council. The applicant shall notice by publication, mailing, and posting (see
section 26.304.060(E)(3)(a)(h) and (c), attach a picture of the posting notice to an Affidavit to be brought to
the public hearings.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on
current zoning, which is subject to change in the future, and upon factual representations that mayor may not
be accurate. The summary does not create a legal or vested right.
Land Use Code Information
Chapter 26.445-PLANNED UNIT DEVELOPMENT (POO)
126.445.010
26.445.020
26.445.030
26.445.040
26.445.050
26.445.060
26.445.070
26.445.080
26.445.090
26.445.100
26.445.110
Purpose.
Applicability.
Procedures for Review.
General Provisions.
Review Standards.
Application Materiids.
Recording a Final POO Development Plan.
Notice ofPOO Designation.
Placement of POO Designation on Official Zone District Map.
Amendment ofPOO Development Order.
Enforcement ofPOO Development Order.
26.445.010 Purpose.
The purpose of Planned. Unit Development (PUD) designation is to encourage flexibility and
innovation in the development ofIand which:
A. Promotes the purposes, goals, and objectives of the Aspen Area Community Plan.
B. . Achieves a more desirable development pattern, a higher quality design and site planning,
a greater variety in the type and character of development, and a greater compatibility with
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St. Mary Catholic Church
RECTORY REMODEL & ADDITION
9/12/00
Consolidated PUD Application
Description of Proposal:
The Archdiocese of Denver proposes to construct a two-story single family
residence for staff housing above a three-car garage, adjacent to and slightly
behind the existing St. Mary's Rectory located on the comer of South Galena and
Main Street. The proposed building will breach the County Courthouse view plane
by 5 feet. We are proposing a Planned Unit Development designation for the
property to allow the proposed structure to breach the view plane as proposed.
PUD Review Standards:
A. General Reauirements:
1. The proposed development is consistent with the Aspen Area Community
Plan. It complies with the current land use requirements of the
Commercial Core zone. The proposed use of the new bUilding is for
residential and garage use. The two-bedroom detached dwelling unit is
permitted as a conditional use in the Commercial Core zone district. since
the property contains an historic landmark, the Rectory.
2. The proposed development is consistent with the character of the existing
land uses in the surrounding area. Staff housing is encouraged in the
Community plan. and is a feature of many downtown developments. The
proposed dwelling unit will be located above the street level, which is the
recommended location for dwelling units in this zone.
3. Since the proposed use is in compliance with current zoning, it does not
appear that the use would adversely affect the future development of the
surrounding area. The proposed residential use is for parish staff housing,
and on-site housing is encouraged by the Community Plan.
4. The proposed development is exempt from GMQS.
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B. Establishment of Dimensional Reauirements:
1 a. Sf. Mary's Church property is in the heart of the Aspen Commercial Core
zone. The future land use in this area is, therefore, most likely to remain
commercial. The proposed staff housing is located above the street level.
which is the recommended location for residential uses in this zone. The
proposed land use is compatible with existing land uses, and appears that
it would also be compatible with the anticipated future land use of this
area.
The proposed bUilding height is 24', significantly lower than the 40'
maximum building height limit in this zone. The new structure will also be
located immediately across the alley to the north of City Hall. which is
38'-6" :t in height. adjacent to st. Mary's Church with a height of
43' :t, and the Rectory which is 29'-4" high, Due to the allowable bUilding
height in this zone and the height of the surrounding buildings, the
proposed bUilding height appears to be compatible with existing and
future land uses in the neighborhood.
1 b. There are no natural or man-made hazards to consider.
1 c. The most significant natural feature of the site are the large street trees
surrounding the property on Galena, Main and Hunter Streets. The trees on
the Main Street side of the property make a significant encroachment into
the Courthouse view planes. The proposed building, is located to the south
side of the property. This location places the new structure under that
portion of the view plane which allows the maximum buildable height on
this property, and creates the least encroachment into the view plane.
Although the new building will encroach 5' into view plane #2, it should
have a very insignificant effect on this view plane in comparison to the
impact created by the street trees along the Main Street side of the
property.
1 d. The effect of the new building on existing and proposed man-made
characteristics of the property has been discussed in 1 a. The proposed
building height will have no impact on the fOllowing; noise. traffic, transit,
pedestrian circulation and parking.
2. The proposed building height is necessary to create a two-story structure
which will fulfill the bUilding program requirements of the Church, with the
minimal site coverage. This compact building footprint is necessary in
order to maintain the existing grassed open space area between the
Church and the Rectory, which is the central feature of the historic site
design. This open space is used frequently by the Church for social
gatherings, and by the Aspen community for certain public events.
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Were the proposed structure to be one-story, a quarter of this open space
area would lost.
The proposed building is considered a secondary structure to the Rectory.
It is designed to compliment the existing historical Rectory bUilding. both
are two-story structures. The proposed height of the new structure is
designed to maintain a carriage house scale. Its 24' height is 5'-4" lower
than the main ridge height of the Rectory, 19' lower than the Church
ridge, and 14'-6" lower than the adjacent City Hall building. The proposed
height of this new structure is compatible in scale and massing with the
existing structures on this property and in the neighborhood.
3. The number of proposed off-street parking spaces has been established
based on city parking requirements and on the probable number of cars
used by the residents of the proposed development. Five parking spaces
are proposed. Two spaces are proposed for the Rectory, since two
bedrooms will be provided. However, the pastor will be the only full-time
resident in the main house.
The ADU in the Rectory will be a one-bedroom unit. and one space will be
provided to accommodate this unit. The two-bedroom dwelling unit in the
proposed building will have two parking spaces. although this unit will
most likely be occupied by a couple with one or two small children at
most. Due to the proximity of this property to the commercial core and the
availability of public transportation, the provision of three parking spaces
for both of these housing units appears to be more than adequate.
Parking is proposed for the on-site residential uses only. On-site parking has
never been made available for parishioner parking. Street parking is
available for parishioners. Since most church gatherings and events occur
on Sundays or in the evenings, street parking has always been adequate
to meet the parking demand.
4. Reduction in maximum allowable density due to infrastructure capabilities,
not applicable.
5. Reduction in maximum allowable density due to natural hazards, not
applicable.
6. Increase in maximum allowable density, not applicable.
C. Site Desian:
I. The Church property is one of the few remaining sites in Aspen of its size,
half a city block. It has remained virtually unchanged for 100 years. The
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most significant natural site features include a large grassed yard/open
space area; the prayer garden with a statue of St. Joseph and a bench
which provides a resting spot for many visitors; and a very mature hedge
of lilac bushes along the south property line. The wrought iron fence along
the front of the property provides a distinct reference to the past through
its detailing, and is probably the most identifiable man-made site feature.
The proposed site plan maintains these existing features in addition to the
historical site layout, driveway access and circulation.
2. The proposed new structure is a two-story structure versus a single story
building in order to preserve as much of the grassed open space area as
possible. The building footprint is reduced to the smallest footprint possible
which will accommodate the needs of the required building program. The
new structure is sited close to the existing Rectory. A 5' building separation
is proposed. versus the required 10' separation, in order to reduce the
encroachment into the yard area. A variance is requested for this
separation. The new building is also sited as close to the rear of the
property as possible without disturbing the existing lilac hedge.
There are two Courthouse view planes which project from the Courthouse
site across the entire open space area between the Church and the
Rectory. View plane #1 is directed across the west side of the Church's
open space. The inclination of this view plane is redirected to a steeper
angle due to the location of the City Hall which is intersected to the south
of the Church property. The proposed structure does not encroach into this
view plane. View plane #2 covers a large swatch of the site. There is very
little site area remaining for development to the west of this view plane.
The proposed building is located as close to the Rectory as possible, while
still maintaining a minimal building separation in order to reduce the view
plane encroachment to a minimum.
3. The proposed bUilding is oriented parallel to Main Street and is intended to
be subordinate to the existing Rectory structure. It is designed in the scale
of a carriage house, with a two-bedroom dwelling unit located above a
three-car garage. Because the new dwelling unit will be used for staff
housing the entrance and principal windows are oriented to the east. onto
the grassed yard area instead of onto Main Street. The pastor does not
wish to attract any public attention to this entrance in order to maintain
the employee's privacy. It is also critical that the Rectory entrance on
Galena Street maintain the identity of the primary residential entry on this
site.
The location of the entrance to the staff housing unit towards the Church.
versus Main Street, also minimizes the conflict between pedestrian and
automobile traffic, which is a goal of the Residential Design Standards.
The garage doors are located on the street facing side of the building.
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4. The bUildings and driveway access onto the Church property are
appropriately arranged to allow emergency and service vehicle access
with minor modification. The City Engineer and the Fire Marshall have
informed us that fire trucks will access the site from Galena, Main
and Hunter Streets. The alley will be used as a back-up access point.
Since the depth of the site depth is 100', and fire trucks have a maximum
hose run of 150', there will be no problem accessing any area of the site
from the streets surrounding the property.
The existing asphalt drive entrance onto the property is currently 9' wide.
The paved entrance width will be widened to 10' to meet current
residential drive requirements, and the adjacent lilac hedges trimmed
back from each side of the drive entrance to create an unobstructed
entrance.
5. Adequate pedestrian access is provided. Th~re is a covered porch entry
provided for access into the dwelling unit in the new structure, as well as a
3' shed roof over the garage bays to provide protection from the
elements. Existing concrete sidewalks will be modified to provide a more
informal walkway system between buildings. Access for a handicapped
employee is currently available into two small guest rooms existing in the
iower level of the church that if necessary can be retrofitted with a full
kitchen.
6. The existing site drainage pattern will remain unchanged and currently
creates no drainage problem to surrounding properties that we are
aware of.
D. landscaoe Plan:
1. The landscape plan proposes to maintain all existing vegetation, since this
is an historical site, and to revegetate any areas disturbed by the
construction. Proposed plant materials adjacent to the new building have
been specified by a Landscape Architect retained by the Archdiocese.
with many years of experience in the Aspen area. Plant species have
been selected which are suitable for the Aspen climate.
The health of the existing lilac hedge that separates the church property
from the alley adjacent to City Hall has been reviewed by Landscape
Architect, John Laatsch. Mr. laatsch's recommendation is that the Church
begin a yearly program of pruning and plant care to return vigor to the
parent plants, which are on the Church's side of the property line. Dead
wood removal. pruning, fertilizer and mulching should be included in this
program. The secondary lilac growth, which occurs on the City Hail side of
the Church's property line also will require maintenance to survive. It is
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recommended that a similar maintenance program be provided for this
growth.
To prevent any disturbance to this existing lilac hedge during construction,
Mr. Laatsch recommends that the new building be located no closer than
7' from the property line in order to be able to protect the roots of these
plants. Prior to construction the roots will be pruned minimally. wrapped
in filter fabric, and a drip system used to maintain moisture to the roots
during construction.
2. The most significant existing natural and man-made site features include
the grassed yard area. prayer garden. lilac hedge and the wrought iron
perimeter fence. These features are significant elements of the historic site
plan and will be preserved.
3. The Church has retained Landscape Architect, John Laatsch, to prepare
a recommendation for the protection of the existing vegetation. We feel
that with his years of landscape experience in the Aspen area that his
recommendations will be appropriate.
E. Architectural Character:
1. The proposed building includes a garage for the residences on-site, and
one staff housing unit above the garage. This structure is considered a
secondary structure to the Rectory. Its scale is that of a carriage house. It is
designed to compliment the quality of the existing Rectory, but not
duplicate its form, nor its architectural elements. The proposed building will
have a brick facade which will compliment the existing brick on the
Rectory. The detailing of the brick exterior will consist of header. stretcher
and soldier courses, as well as varying brick sizes, to distinguish it from the
historic structure. The roof material will matCh the new shake roof on the
Rectory.
The HPC has requested that the roof pitches of the new structure be
steepened to reflect the roof pitches found on the Rectory. The gable
over the dining room area was steepened to a 12: 12 roof pitch to
accommodate this request. The main horizontal roof ridge was then
raised to meet the dining room ridge, and the pitch of the gable over the
bedrooms was steepened so that its ridge height would meet that of the
main ridge. The roof height was increased by 8". bringing the overall
building height to 24 feet.
A scale and massing has been established for the new structure that will
impose a minimal impact on the Rectory. Both buildings are oriented
parallel to Main Street. The new building is located to the rear of the
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property, and is also set behind the Rectory to reduce its impact on the
historic site layout as seen from Main Street. The Rectory should remain the
most prominent residential structure on the site. since it is the original
residence and an historic structure. We feel that the carriage house
quality of the proposed building is indicative of its intended use, and that it
is compatible with the scale. character and massing of the adjacent
Rectory and with other historical buildings in the neighborhood.
2. The new structure is oriented with the majority of its window area facing
south. This orientation will allow for natural solar heating of the dwelling unit
throughout the majority of the year. The mechanical system in the existing
Rectory will be upgraded with a new mechanical system, which will
improve the heating efficiency in this building.
3. We have broken up the roof on the proposed building into small roof
masses to reduce the amount of snow build-up on anyone roof plane.
Roof slopes on the proposed building shed most of the snow away from
the garage doors. A secondary shed roof is provided, which is 3' wide,
over the garage doors. This roof should break the fall of any snow or ice
directly onto the drive below, and will also be provided with an internal
drain system and snowmelt. A gutter system will be provided over the
storage door on the east side of the new bUilding.
On the Rectory, there is currently a rain gutter on the south facing eave of
the non-historic portion of the Rectory. over the walkway into the rear of
the house. This gutter will remain. The roof over the northwest side of the
Rectory, which is also 0 non-historic addition, collects a heavy load of
snow which is dumped onto it from the roof above and requires a
considerable amount of maintenance. A new concrete slab roof will be
poured, which will include snowmelt and an internal drain.
F. Liahting:
1. Exterior lighting will include the addition of low-key, fully shielded
incandescent downlighting at the new garage doors. garage
man-door, and at the entry to each of the staff hOUSing units. New site
lighting will be provided at the relocated prayer garden. This lighting will
include low intensity garden lighting which will illuminate this garden and
the mid-point of the walkway between the new building and the Church.
2. All exterior lighting shall be in compliance with the Outdoor Lighting
Standards for residential uses.
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G. Common Park. Ooen Soace. or Recreation Area:
1. The proposed development includes maintaining the existing grassed
open space between the Church and the Rectory. The proposed
garage/staff housing building is located close to the existing Rectory to
maintain the existing open space area which provides visual relief
between the buildings, and is needed to maintain the view planes of
Aspen Mountain from the Courthouse.
2, The proposed development will remain under the existing sole ownership
of the Archdiocese of Denver.
3. St. Mary Catholic Church will continue to maintain the open space on
this property.
H. Utilities and Public facilities:
1. The remodel of the Rectory and the addition of a new building, which will
include one staff housing unit, will result in the addition of three new
bathrooms and one kitchen to the existing development. Adequate
public infrastructure facilities exist to accommodate this development,
2. Any adverse impacts on public infrastructure by this proposed
development will be mitigated by the necessary improvements at the
sole cost of the owner/developer.
3. The developer and owner of this property, the Archdiocese of Denver, will
provide at their cost, the necessary utilities and site improvements as
required to implement the proposed development.
I. Access and Circulation:
1 . The proposed site plan maintains the existing Main Street driveway
entrance and drive location in order to preserve the circulation pattem of
the historical site design and the existing open space area. The driveway
entrance and apron will be widened to 10' to meet City design standards
for residential driveways.
2. The existing development requires on-site parking for two cars. The
proposed development includes the pastor's residence in the Rectory, the
conversion of an existing employee dwelling unit within the Rectory to an
ADU, and the construction of one detached one-bedroom residential
dwelling unit. The proposed development will require the addition of three
parking spaces, for a total of five on-site spaces. The site currently provides
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parking for seven cars. The reduction in the number of cars parked on-site
will reduce the impact of traffic entering onto Main Street from this
property.
J. Phasina of Develooment Plan:
J. The proposed development plan will not be phased.
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St. Mary Catholic Church
RECTORY REMODEL & ADDITION
Consolidated PUD Application
Property Address: 104 South Galena Street, Aspen, Colorado
Legal DescriptIon: Lots A-l. Block 93. City of Aspen. Colorado
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533 East Main Street
Aspen, CO 81611
(970) 925-7339 Fax (970) 925-1889
September 5, 2000
Fred Jarman
Planner
Aspen!Pitkin Community Development Department
130 S. Galena Street
Aspen, CO 8161 I
Dear Fred;
The Archdiocese of Denver authorizes Olsen + Kelley Architects to act as our
representative for all presentations to the Aspen Community Development Department,
Zoning Officer, P & Z and City Council for the Remodel & Addition to St. Mary's
Church Rectory.
The address and phone number of Olsen + Kelley Architects is as follows; 117 AABC,
Suite 305, Aspen, CO 81611; telephone 920-7651.
Sincerely,
~.
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FR.OI;!
..
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St. Mar~ Aspen CoIororn 970 FAX NO.
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970 925 1889
n
Jun. 22 2000 02:27PM Pl
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ASPEN TrrLE CORPORATION.
CUlYWI8"
MANAGER
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Fax O&E Report
. "Invoice
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IolNDA SAR.MO . . ' ..". ... .. ... ...... .....,
AIl:CHDlOOllS1I OF DllNvmfMANAoEM1lN1 COlU'ORAT10N
1300 80tmt S'l'BIlJ..1l ST. .
D!NV8R. co 402104f99
PIIoae: 303.715.3211
I'ax: .
D.m: JIIIIO 22. 2000
Ol1leri Jice0()3!3
Rtf. AlCHDrOCESl!
.. F..: ~ Noteo. '1- PI,!'" ana ..'If .r Ihta ..... with .....r ....lito. MI.. A_a .dd.OIL ..
II' . '..PLEASE NOft, !.HIS WIU. 111I: TIlE ONLYINVOrc:r; VOv UCImI".
. Ltplllncr1ptloll:
J'lcuo.eo Dod ..oo.dtll9-IM7, AlI!.CCO)llio. No, 128.510. in Book 229. at Pop 283, eo.. otPilldll, $I111t oC
Calo_
l'rupIrty 411d....1
OWIII'!' N..tII(1)1
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Title Abstract
Cmno. C..ntH r....m.al Dated AIlollRI 1lcc0llded BooNlhae
~ 1." VoIIlr. fomlCriy Tho Arohdl_ ct 1)_ WarrlllllY 11-13-61 1,H7.DO ,.1$-61 z>>'ZU
An:Il~ <ll'tleaYet, Doed
_my Bishop ot.tltcv...
Nfihlll, .....rlher or Record
Note: Thl. r<!>On Il1lvm PItIci. COUlltl' Il.eoll!mlt 1IIIIOr4. tht'Ou;fl May 30. ..
~1.1nwr' f1d.r "'PD"t ;qI.." 11III ,....it# tI a ..mh tI Pitldn Coun(V ........./mt14 I. I},. ....;,;, ...../kJ rNI _ "","",1M Joe I'Wl
-'''/IJI~.t 1nv<<1IIII4ry II,/If fir Q/M1 - ... mlgltt k tJil,IUIIIi by a "'lII'<n "" thlI1lIi1rtdrml _lor ~ __ 'WI!
. 'htni."...., A.Pf~ '111/, CfJY'p~llfNI //111M. "" "''''''''*l'I#QI'diflg the ac.1I1tIIJI alllte ilfj'O/TJH!/~ "'Hilt ".ovld,d, tIIU/ IIJI'I!Iv A..I* TIt.
~t.~ ItItalI /fCIf lH 11dIJk]cr any 1- ~d '" I'IGtJI< D/lhe l/fft>>'m.II'~~din thl, Qw~1'ItIfIp allll z"cullllJ_"purl.
7'118 DiJcuMJmr81NCtWE/) 'W177l 'l1118 REPoRT ARE THE veRY Bl!8,. COPas A ,,-.,ulABLEl
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Post.it. FaxNote 7671
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'01-11 'ANticlWOO 3"Il~,1...:!!H18)'!;1>' 00., ~ tJn.t
FROM
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St. Mar~
ASpen COIoror~ 970
FAX NO.
970 925 1889
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Jun, 22 2000 02:27PM
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WAIlIlAN'l'Y llllllll.-Prlnled and lor ssle hy The RSIlUblioSll 1'ubllllhhlil 00., nenver, Oo!o,
~his '1Deeb, Made thi8...A~C:;~.{eL_da" ~~~.... /" .
~/ -J . fC..~, y OI'---~e:...?.~..A."_."..._____~n the year of OUr Lord one
thou8and ei,dht hundred and-//.L':4-C.L.~f:--__.d:-t:(JflJetween_ ___ __ '
---:-----.------------------------- . .-----mh--.-------cL~-----_________________~~~;;j::~;C-~~~.-~~-~..--..---h;--_---__h______n__n____..
01 '''' "-v <>f-~'~"'L--.... ...~ ,/ """'~'o. oQ"'.... >.,.;. ....-7'~~_:
=.--.;7"------""/.- -. -----:.::-:-c ~.-. ::<::-zil. -E;,-l -~-. ":':.K.-L~c~r...,.d- _2~ C. '. . ~~..""~. _. ~ '"' . ~. /- . /~ /
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---.-..----.--------m----__________________n__..:_.__________--..m-----...---hh__.<<..__fG_.<,,__,c..,.__.: - ..---~--...... ..::::::- DOLL4RS
to the 8aid part.r-.of the fir8t part in hand paid oy the said part"',~-~~;-~~~.~~~~~a;;~~~--~~~--~~~~~p;..:u~~;~ot is hereo;
oonfes8ed and a(Jlon~wled.ted, ha...d---il'an,ted, oal',dained, 80ld, an,d oonveyed, and by the8e pre80nt8 dO-~'/..,~"ant, barffain,
8ell, o.onvey and oonfi",n ~nto the 8a:d, par"_*:__.Of the seoona."a,.t, .---~~,:?...----..:;..h;J..r8. and" a88i,dns forever, all the foll()wint!
de8()nbed lot:~_.OI' paroel..l;,_ot land, 8~tuate, tvinl and beini ~n the Oounty o/..-~l:..t4.'?t./.LLf-_L___..n__and, State of Oolol'ado
to-wit: ._.._m__~..... --~---mm.....-:-- ...-.---.._n___.._n_m_:. ...-.--;.-.--------.....-.---...----.--.----...__h__m.._. ------...-...----..---.~.--._._m____.._n.._______:
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.-----------..---.::::--,-- ----,---------a---,-.(fjj.,J-=e:~tS,J_e,:::t:~_4_-~- ----i2:--d,;~-<;.:.~-:-~(~,-r__4---.-----.
--m--:...____m____'____m_'~--- /~f.L-ZZ'o//~c-,~-u::--..[;9~)-"~:G-:':A~c.,,____ ~ty~~:-'-.. ---~~-a~~-e.,.c..L' .
- ~:-/~?~.. @..... ..l-~e.: Z~- . ..f'i.' _~ . T'~"- - _m____.___.
-------_______h_______________ ~L:?L:c_~_UJ_,Jc::.:a k.( l'''.td'::?~// i2:'::::: < _ .~ ..---d-~ . /~ -" ,tl.
. - -- h - -- - ----. ------ ---___ _ _h.. --<4---F ..____~_ __ -----~-=.""'"J,.-\_____________n'__.
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.--.---------------___h_m______________________________--,.--------------------------------hmn_____________h__----------.-.---m___m_______h___________________________________
.h-------------------______h___________________________h_-----m-----------h---h________hh_____________h__n_______---_________m______________________________________________.
,
-------_h____.h_______________________________________.___m------------------__________,,___________________h___________-.'---------_____m_________________________________________
..'~_~MMM............._.._...._........___..__.. __________..___...._______________________________________________..___..........____ ..
.. ---._~-- -~-------~ ... "-- ----~---~_. ... .----..- --- - -------..,--.._~---_.._--
-h-----m----,_____________________mm________________.._----------------m---n__________________________.-____h_----.---m-------_______h_________h_________________________...
--------------------------________m____________________--------'_,.----.h__,-,-,-.-_,_,_.__,___,________.______'_--"___._.___________________________________________________________.
---------n--:--------------____________h_______h________'----'-'-.---'--.----,----,---,-'__"_'h_______,__,.__.-,-c-.-'----.-----..---___________n______________________________.._____
-----------------------------_m______m_h_______ .--.m--------m-___________.-.---,----.,------___.-..h-- '--m---.----..--__,__._,___._..____..____m__._________..___-n____.____n_________
.-n-----:-------m-mm_mm___________nn______m____. -m-m----------h--m_n____m__m_________m_____m_n_____.,._____._----m-------.--m_____________._nm_.______. ,._.
---------------------. - .--------m----______________m______. -----------------mm--..--_.._________m_______._____.._n________.------..-----__m_n___.___ ..n--________..__.n_________.
'--..---m----_.___m_________m_____.m_......... --"....... . .... ...-n-------...---...-__.__n_.._.nn___m_______. _. '__n -----.------;--,.-..-----,-.------...-._..__m____________:::~:::._
.m__...... .___m.______._. ._....m. .. .--.., -... 'm_ .__m_.._____ -. __'_m___ '--'-"_ '_______.....___._._. n___.. .n'_"__n__.. _m._... ---__.n__m__..... .-------m__m____m___._
_m_m__. .--- .._._m.....n.... --..-.-... . ___n_____....... m__m_______m____.... m.._m...___....... .-.....---mm-..h.--__mm_.___________m_.....__________.__._h..
.---------..-.......___m__n__....._..__'..n__.. .......m____m m_"'__m... .__n___. "--'---"---, .... ....... _....______ ..___... .-.....nm__._._. .__..__ ._m ... ""___.... '_n. "'_'n.._.
-----------------~-------------- ------. ---------------~-- "0_- . -~- ------ -~---.---------.--~_ ___.. ____~. _. ____..____~____~____~_____~_____ _0. _". ______ ._~___ __......... ______ ~_______.. _ __~__~___ _. _. .~_~
...........----..-----..........--....---....-------......-......----..-----.._.._------------------.._.._--......_---~--.~--~._----._-~-._--~-----------_._--------.-._-~-------------._----------._-----~--------.._.
:nIugetlzelf with all and, 8in/ulal' tho h01'editament8 and, appU1'tonanoe8 thel'ounto oelon,din,d, 01' in anywise apportainin,d,
alld the l'evo1'8ion and, l'ovel'8ion8, 1'6matnd,ed, and, r01>>atnd,e1'8, I'Ont8, iS8ue8 and profits thoreof; and aU the estate, I't,dht,
title, interest, clatm and, d~mand, what80eve1' of the .8aid pal'~_:_of the first part, etthel' in law 01' equity, of, in and to
the aoove ba1',dained, pl'emi868, with the hereditaments and, appul'tenanoe8.
:nIu ~ave ani! to ~uli! th}/ sa'f,d, pl'emtses above bal'/ained, and, d,esorioed" with -.Jhe appu1'tenance8 unto the 8aid
pal't17(:-of th" 8eoond part, .-::Zi~-L.~___m____.heir9 and, aS8i/n8 fOl'evol'. .4.nd, the 8aid.---Ce(~:.4...._CO&t..~_:ec~-- ;."'.:___
"
- - -- -- -------.---- . .----------------------------------------------------____m__.m---- ------m-------------m-7----____________. --_,:;pm__::________
~:;~;~-;;;;;;;;;;;;;;;:;.;;;;:;;;;;,;;;:.:..""~% "':.:-:::":;'::~~.;;:.-';:::.:
.--'::JL1..4___m__m__.heiI'8 and, a88i/ns, that at the ttme of the e1UleaUn.f and deUvel'Y of these PI'68ent8-~"":..",c:.1:2___m___m_u'ell
8eized, of the pl'emt868 above conveyod, a8 of iood" 8U1'e, pel'foot, ab80lute and ind,efea8ible 68tate of inheritanoe, tn law, tn fee
8imple, and, ha..-d__.food l'i/ht, full power, and, lawful authority to ./!l'ant, bariain, 8ell .and, convey the 8ame in manner and
form afor08aid, and, that the 8ame are free and, olear from al~ tormel' and. other ,dl'ant8, bal',dat1Ul, 8al68, liens, ta;x;e8,
(l88088mont8.a,.d inoumbrance8 of whatever Iotnd, or nature 80ever, ---__m____,C..,'_,___._____"______,._,_._::::_""",:,,,_,,.."__,,,:::._,,:::::______
- -- ~. ~ ~ - - - --~---~- --. ..- ~ -. ----- --- -- - ~- - ~~- -..--- -.- -----......--.- -. - ._..__..-.~........_.- - ~--_..~----~--~--. - -~. - - - --- .... - - - -- - -~...... -- ...-........ ~..- ---.. - - - ..-....-. .-.. --.- - - -- - - - - -- - - -- - -..-.. ~ ~ -.. - - - - -- -..-
~~~-~~.~-~~-~~~-~~~~~;~-~~-~~~:~~;;~~-~~~--~:;~;~~~.;~:~:~-~~:-~-~~;~~~~~:-:;-~~~;~~~-;~~~~::~;-~~:-~~~:~~;~~~:-~.it~~~:~~~~~. .
Ana a88t,d/l~, a.4ainst all and. every p01'80n 01' person81awfully claimin../! 01' to olaim the whole or any part thereof, tho .nt~:.
pal't'df/.of the first part 8hall and ,:,ill W.4.RR.il.N T .4.JfD FOREP'ER nEFEKD. ~ ~ ' .~ '~';C'.;.
fn ;It{ltness ~el!Bll~, 1'M sal,/l part..gt'-___.o/' tAe fi1'8t part Ju.d___./ur1JlUlto 8et-----':1.,{.;?..haTUl..___and, seaL_tM daTI and;
year first above written.
Sia-ned, Sealad and Delivered in Presence of /'
-<~L__ .______ _ _ __. :__ __,:______~
-------m___m_______.___...._m_____________.;__ ------m-.--------....-------:..,.c!iiiD
.-----.-------,-.-,..-.,---....--.--...____.m_.._.____..._____.____.-____,_,_""_,__:~
.-----m.---m-----__.....m__m....______m____.______..__.____________..______~
..-__________.....h..____..____..___.___..___.....____..___.________.._....:""::-_.___.___....
------ ._--_.._---_.._-.._---_.._----_..-._--~~--_.._-----_._-_....------------_._---_..~--
--~-----. ....-----.....-. ~-~--~-". ~---~~---..--. . On -_.~~__~~_____..__ .__~___ n.~. _~...
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Oounty, in the State aforesa', hereby certify that.________ ~~-'!7.:I;<<!t/.::_____c:_ ~~--{~.t<::~~..c.:~-------------------------------------
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.
~c:r-09'"9'y
..,.t.(:o of Colo.""
COUNTY Of PITKIN.. l . ~
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Filed for Record attt:":_:.O'Ci;;...It ..
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ThiaWa.,.,.anty Deed W~Zed for record,
at.-L-!_;(J'OZoo7c___.___M. ________"(~_.;!;.;(
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Filed for Record at,2______.o.ci~(.!, ~
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Recorded in Book____:Z:..Z. Page_~7/
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NOV-20-2000 MON 10:48 AM
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County of Pitkin }
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State of Colorado }
SS.
1,~A00A r)1-5E..J
FAX NO,
-~, ~
0, 04
AFFmA V!T OF NOTICE PVRSUANT
TO ASpEN LAND USE REGULATIONS
SECfION 26.304.060(E)
, bcing or reprcscnting an
Applicnm to thc City of Aspen, personally ccrtify that r have complied with the public notice
requiremcnts pllrSIk'1llt to Section 26.304.060(E) of the Aspcn Municipal Code in the following
manner:
J, By mailing of notice, a copy ()fwhich is attached hereto, by first-class postage prepaid U.s.
M.il to all owners ofpropcrty within three hundred (300) feet of the subject property, as indicated
on the attached list, on the .1-'2. ~ of .l:1p'J. , 200Q., (which is fl days prior to the public
hearing date of .~ . II ...::::].2\J1;> 'l<r~i ~&t AlD '2-1 'DAij ~
~. ~,I~ _-Hf'?-,
2, By posting a slgn in a C\lnspicuolls place on (he subject propel1y (as it C(lUld be seen from
the nearest public way) and that th~ said sign was posted and visible continuously from theZ1:1iY
of .bJoJ. ____.2006. to the i? itay of:.~ . ,200Q..., (Must be posted for at least
ten (10) full days before the hearing dale). A photograph of the pOstedsiin 1s attached lMeto.
tgn.ture~ J<.~
ig1100 before me \his;27 day of ~~~
,-00 O. by
-~~-,
WITNESS MY HAND AND OFFICIAL SEAL
I
My COI1,mission expires: ;;"'/~~rP-()'~
Notary Public
JOHN A. FORSTER
NOTARY PUBLIC
STATE OF COLORADO
~-!8~'
MY COMMISSION EXPlilfS 9212512003
"'-.
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NOV-20-2000 MON 10:48 AM
("',
(1
FAX NO.
PUBLIC NOTICE
RE: SAINT MARY'S CHURCH CONCEPTUAL/FINAL POO
NOTICE IS HEREBY GIVEN that a public hearing will be held en Monday, December
11. 2000 at a meeting to begin at 5 :00 p.m. ~e the Aspen C1ty ~uncil, Council
Cbambers, City Hall, 130 S, Galena St., Aspen, to conslnor aIi'appiicatron submitted by
Saint Mary' s Churoh,~g ~J)roYal for a PUD, The application is to remodel the
ecc'.sting recto , d to uild new ar. e and careta.l(cr's unit ad'a.ent to and slightly
behind the roctery. The properly is commonly known as Saint Mary's Church, an is
~5 A, B, C, D, E, F, G. H, and J, Block 93, City and Townsite of Aspen,
For further information, contact Fred Jarman at the Aspen/Pitkin COlnrrlllnity
Development Department. 130 S. Galena St., Aspen, CO (970) 920.5102,
fredj(mei.~pen,co.,!~.
s/Rachel E. Richards, Mayor
Aspen City Council
Published in the Aspen Times 011 November 25, 2000
_ ===-=-~. -::. T
City of Aspen Account
-~
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NOV'-20-2000 liON 10:47 AM
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FAX NO,
PUBLIC NOTICE
RE: SAINT MARY'S CHURCH, 104 S. GALENA STREET, SIGNIFICANT
:FlNAL REViEW
NOTICE IS HEREBY GIVEN that 3 public hearing will be held on Wednesday,
December J3, 2COjlat a meeting to begin"t 5:00 p,m. before the As en Historic
freseJ'vatlon CommissiQn Council ChamllersJClt' I- ali lOS, 'ena t" s.E.en. to
consider an application submitted by Saint Mary s Chill'ch, r~ucsting final HPC
approval for restoration work on the e1'isling leCtOry building, and to build a new ara"e
<:nd caretaker's unit adjacent and_~et!!!ilih' te~. he property is r.ommonly
~s Church, and is described as Lots A, B, C, D, E, F, G, H, and 1,
Block 93, City and Townsite of Aspen. For fUrther information, comact Fred Jarman at
the Aspen/Pitkin Community Developm.cnt Department, 130 S. Galena St., Aspen, CO
(970) 920-51 02, ft:.~~ci.asPltI1!!g,u~.
~Su~fl.lInah R~~ Chair
^SpCIl Historic Preservation Commission
Pwblished ill the Aspen Times on November 25, 2000
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Cit)' of Aspen Account
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HPC REVIEW . Public Notification
St.Mary Catholic Church - Rectory Remodel & Addition
Properties within a 300' radius of SI. Mary Catholic Church:
1) Lot #2737-07-331851 : City of Aspen
130 S. Galena SI.
Aspen, Co. 81611
2) Lot #2737-07-331852: City of Aspen
130 S. Galena SI.
Aspen, Co. 81611
3) Lot #2737-07-331003: Warren J. Conner & Claude M. Conner
534 E. Hopkins St.
Aspen, Co. 81611
4) Lots #2737-07-331004: Margaret Conner
534 E. Hopkins St.
Aspen, Co. 81611
5) Lots #2737-07-331005: Margaret Conner
534 E. Hopkins St.
Aspen, Co. 81611
6) Lot #2737-07-330005: ALH Holding Company Inc.
435 W. Main Sf.
Aspen, Co. 81611
7) Lot #2737-07-330421: Abel & Fana Holtz
169 E. Flagler St" Suite 1627
Miami. FI. 33131
8) Lot #2737-07-330002: Abel & Fana Holtz
169 E. Flagler St., Suite 1627
Miami. FI. 33131
9) Lot #2737-07-330007: Godiva Holdings
435 E. Main Sf.
Aspen, Co. 81611
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10) Lot #2737-07-330006: Isis LLC
308 S. Galena St.
Aspen, Co. 81611
11) Lot #2737-07-330852: City of Aspen
130 S. Galena St.
Aspen, Co. 81611
12) Lot #2737-07-330851: Aspen Fire Protection District
420 E. Hopkins Ave.
Aspen, Co. 81611
13) Lot #2737-07-339002: Kandycom Inc.
766 Singing Wood Drive
Arcadia, Ca. 91006
14) Lot #2737-07-346001: Harley A. Baldwin II
205 S. Galena St.
Aspen, Co. 81611
15) Lot #2737-07-340001: G.E. Bullock Grandchildrens' Partnership
c/o Suzette Goodma
500 E. Markham, Suite 305
Little Rock, Ar. 72201
16) Lot #2737-07-340003: 517 East Hopkins Avenue LLC
201 S. 7th St.
Aspen. Co. 81611
17) Lot #2737-07-340004: Aspen Plaza Company
P.O. Box 1709
Aspen, Co. 81612
18) Lot #2737-07-380001: Bass Cahn Properties
P.O. Box 5078
Aspen, Co. 81612
19) Lot #2737-07-301001: Jean Vick Trousdale
611 E. Hopkins Ave.
Aspen, Co. 81611
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20) Lot #2737-07-347001: Alpine Bank Aspen
A Colorado Banking Corporation
600 E. Hopkins Ave.
Aspen, Co. 81611
21) Lot #2737-07-332033: Robert Clark Trust
620 E. Hopkins Ave" #5
Aspen, Co. 81611
22) Lot #2737-07-212001: John & Brenda Duncan
5851 San Felipe, Suite 850
Houston, Texas 77057
23) Lot #2737-07-332004: Philip & Marcia Rothblum
624 E. Hopkins Ave.
Aspen, Co. 81611
24) Lot #2737-07-332006: Hopkins St. Joint Venture
c/o Ted Mularz
P.O. Box 1328
Ashland, Or. 97520
25) Lot #2737-07-332001: Hunter Square LLC
2900 Los Ballinas Ave.
San Rafael, Ca. 94903
26) Lot #2737-07-332002: Carisch Brothers
Carisch Theatres Inc.
P.O. Box 391
Columbus, Ga. 31902-8391
27) Lot #2737-07-347851: Pitkin County
530 E. Main St., Suite 302
Aspen, Co. 81611
28) Lot #2737-07-347852: Pitkin County
530 E. Main St., Suite 302
Aspen, Co. 81611
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29) Lot #2737-07-324004: Pitkin County Capital Leasing
A Colorado Corporation
530 E. Main St.
Aspen, Co. 81611
30) Lot #2737-07-324003: Louis J. & Robert L. Zupancis
540 E. Main St.
Aspen, Co. 81611
31) Lot #2737-07-315002: Gallen B. Smith
P.O. Box 241
Snowmass, Co. 81654
32) Lot # 2737-07-351004: George W. Murphy
P.O. Box 4146
Aspen, Co. 81612
33) Lot #2737-07-325004: Phoebe M. Ryerson
P.O. Box 4222
Aspen, Co. 81612
34) Lot #2737-07-32008: Mel Seid
1104 Dale Ave.
Aspen, Co. 81611
35) Lot #2737-07-322016: 434 East Main LLC
408 AABC, Suite 202
Aspen, Co. 81611
36) Lot #2737-07-306852: City of Aspen
130 S. Galena St.
Aspen, Co. 81611
37) Lot #2737-07-306853: Pitkin County
530 E. Main st., Suite 302
Aspen, Co. 81611
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MEMORANDUM
To:
Fred Jarman, Planner
Ben Ludlow, Project Engineer ~ ~
Reference DRC Caseload. Coordinator~
From:
Date: October 17,2000
Re: St. Mary's
The Development Review Committee has reviewed the St. Mary's PUDI View Plane
application at their October 11, 20'00 meeting and has compiled the following comments:
General
1. Sufficiency of Submittal: DRC comments are based on the fact that we believe
that the submitted site plan is conceptually accurate, that it shows all site
features, and that it is feasible. The wording must be carried forward exactly as
written unless prior consent is received from the Engineering Department.
2. R.O.W. Impacts: If there are any encroachments into the public rights-of-way,
the encroachments must either be removed or are subject to current
encroachment license requirements.
Site Review
3. Fire Protection District - Requirement - As of the request of the Fire
Protection District revisions need to be made as follows:
a. There needs to be an access width of at least 10 feet along Main street. This
can be achieved by trimming back the existing bushes.
Fire Protection District - Recommendation - As of the recommendation of the
Fire Protection District revisions can be made as follows:
a. The new building should be sprinkled, It is not required but highly
encouraged,
4. Building Department - Requirement - The following requirement .has been
provided by the Building Department:
a. None
5. Parking - Requirement - The following requirement has been provided by the
Parking Department:
a. None
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Page 2 of 4
October 17, 2000
St. Mary's PUD / View Plane
6, Engineering Department - Requirement- The following requirements have
been provided by the Engineering Department:
a. A single encroachment license is needed to cover following encroachments:
. Ventilation duct in the alley
. Overhang into the alley
. Heat melt system in the sidewalk
. Front Entrance of the Building
Engineering Department -Information- The following information has been
provided by the Engineering Department:
a. A drainage report is not needed if the Engineering Department receives a
letter certifying that there are no known problems with the existing buildings
and lot drainage,
7, Streets Department - Requirement- As of the request of the Streets
Department revisions need to be made as follows:
a, The applicant shall not track mud onto City streets during demolition. A
washed rock or other style mud rack must be installed during construction.
8. Housing Office - Information - The following information has been provided by
the Housing Office:
a. NONE
9. Community Development - Requirement - The following requirements have
been provided by the Community Development Office:
a. City Code does not allow buildings to be Jess than 10 feet apart, Therefore a
variance will be needed for the proposed building to be built in the planned
location.
b. A breech of the view plane from the County Courthouse will occur as a result
of this proposed development. Therefore a PUD must be approved that sets
the height taller than what is allowed,
10, Emergency Management Disaster Coordinator - Requirement - The.
following requirement has been provided by the Pitkin County Disaster
Coordinator:
a. NONE
11. Parks - Requirement- The following comments have been produced by the
Parks Department:
a. NONE
Page 3 of 4
October 17, 2000
St. Mary's PUD / View Plane
12, Utilities: A utility plan was not submitted. with the application, For the utility
departments to properly comment, a utility plan must be submitted.
Water:
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City Water Department - Requirement - As a request of the City of Aspen
Water Department, revisions need to be made as follows:
a. All uses and construction will comply with the City of Aspen Water System
Standards and with Title 25 and applicable portions of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal code as
they pertain to utilities.
b. If it is decided that a sprinkler system will be installed in the new building, the
existing water system will need to be upgraded, This may be a tedious effort
of placing a new service line from the line under Main Street.
c. A common service agreement may work for the new building. If one is
accepted, there will need to be separate meters in an accessible space.
Wastewater:
Aspen Consolidated Waste District - Requirement - As a request of the
Consolidated Waste District, revisions need to be made as follows:
a, Detailed plans need to be submitted to ACSD to assess fees before issuance
of a building permit.
b, The new building may require a shared service agreement.
c. There will be a full tap fee for the new garage and 2-bedroom building,
d. A new service line will need to be installed from the alley to the new building.
Electric:
City Electric Department - Requirement - As a requirement of the City of
Aspen Electric Department, revisions need to be made as follows:
a. NONE
Construction:
Work in the Public Right of Way
Requirement - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the
applicant as follows:
Approvals
1, Engineering:
The applicant receives approval from the City Engineering
Department (920-5080) for design of improvements, including
grading, drainage, transportation/streets, landscaping, and
encroachments within publiC right of way,
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Page 4 of 4
October 17,2000
St. Mary's PUD / View Plane
2. Parks: The applicant receives approval from the Parks Department (920-
5120) for vegetation species and for public trail disturbance.
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3. Streets:
The applicant receives approval from the Streets department
(920-5130) for mailboxes, finished pavement, surface materials on
streets, and alleyways.
4. Permits:
Obtain R.O.W. permits for any work or development, involving
street cuts and landscaping from the Engineering Department
DRe Attendees:
Nick Adeh
Phil Overynder
Tom Bracewell
Fred Jarman
Ben Ludlow
Denis Murray
John Krueger
Applicant's Representative
Deanna Olsen
George Kelley
John Kleegher
NOV. 14.2000 2:09PM RSPEN HOUSING orc
NO. 901 ---". 1
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McMORANDf./M
TO:
Fred Jarman
FROM:
Cindy Christensen, HOL/sing OperotiollS Manager
DATE:
November 14, 2000
REI
ST. MARY's PUb
rssUl;: The applicant Is proposing to construct three-bedroom garage, with a 1wo-bedroom
free-market hOL/Slng unit on top; and do tin interior remodel of the Rec:tory and deed
restrict one of the two units in the Rectory 1'0 an accessory dwellfng unit.
The Planning & Zoning Commission met on this issue October 24, 2000 and approved the
applicant's request.
BACICGROUND: St. Mary's Church property Is in the heart of the Aspen commercial core
zone district. The Church property is one of the few remaining sites in Aspen that consists
of half a city block. The proposed. new structure is Q two-story structure versus a single-
Story buflding in order to preserve IlS much of the grassed open space arllCl as possible. The
proposed building is oriented parallel to Main Street and is intended to subordinate to the
' ..xistlng Rectory structure.
For what the applicant Is propoSing, the applicant is required to provide an accessory
dwelling llnit. The plan is to deed restrict as an AbU one of the units located within the
Rectory.
The applicant intends on llsing all the units for housing St. Mary's personnel. However, a
concern the Housing Office has is If in the future SOmeone chooses to subdivide the
property. wl1at type of affect wOllld a free-market llnft I1ClVe above the three-car gar'Clge.
RECOMMiNDATION: Although there is no requirement to deed restrict tile unit located
above the gal'<lge, Staff would recommend this approach. A deed restriction that requires
only that the tenant work in Pitkin COllnty wOllld at lellSt guarantee that the llnit wOllld
always house a Pitkin County employee ahd would provide some type of assurance that the
unit could not go free market if something else should be done to the Property In the future.
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PUBLIC NOTICE
RE: SAINT lVIARY'S CHuRCHCdNCEPTtJALIFINAI.. PUD
. . I .
NOTICE IS HEREBY GIVENthilt a public hearing will be held on Tuesday, October
24, 2000 at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning
Commission, Sister Cities RoonL City Hall, 130 S. Galena St., Aspen, to consider an
application submitted by Saint Mary's Church, requesting approval for a PUD. The
application is to remodel the intb-ior and exterior of the area currently used for a garage,
and to build a new garage and cfetiJker's unit behind the rectory. The property is
commonly known as Saint Mary's Church, and is described as Lots A, B, C, D, E, F, G,
H, and I, Block 93, City and To\!vnstte of Aspen. For further information, contact Fred
Jarman at the Aspen/Pitkin COmbunity Development Department, 130 S. Galena St.,
Aspen, CO (970) 920-5102, fredi(a)ci.aspen.co.us.
s/Bob Blaich, Chair .
Aspen Planning and Zoning Cpmmission
Published in the Aspen Times 0 October 7,2000
City of Aspen Account I
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, ,. ,- I'"~ -.,' -':,' ' ,",
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Sy Kelly * Chairman
Paul Smith * Treas
Michael Kelly * Seey
I
John Keleher
. Frank Loushin
.. BrueeMat~erly, Mgr
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October 16, 2000
Fred Jarman
Comnmnity Development
130 S. Galena . I
. Aspen, CO 8.1611
Re: St. Mary's PUD I
Dear Fred I .
We have the following additional c mments following the discussion ofthis file by the
development review committee. A ~hared service line acknowledgment will be required for the
existing development A new separfte service line will be required for the new two bedroorri/
garage addition ' .
.
The comm.ents made in our letter of October 6, 2000 remain accurate as well.
Please call if you have any questionl:ii' ........ i <. . ..... .,. > ..... , . ,. .
;,'"
Sincerely,
'k,~ rv-A'4).~'
Bruce Matherly
District Manager
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565 N. Mill St.,Aspen, CO 81611 / (970)925-3601\/ FAX (970) 925-2537
_I' .
By Kelly * Chairman
Paul Smith * Treas
Michael Kelly * Secy
October 6, 2000
,
John Keleher
Frank Loushin
B~ceMatherl~~ Mgr
.
Fred Jarman
Community Development
130 S. Galena
Aspen, CO 81611
. Re: St. Mary's PUD
Dear Fred:
. ,
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The St. Mary's church complex isc served by the public~astewater systemTh~ addition
of a two bedroom single family residenc~ and the conversion of an employee unit to an adu will .
have a minor impact upon the pub lib waste~ater. system. We request that all c?nnection fees be
paid prior to.the issual1ce of a.buil~lngpermit for the project. Once detailed plans are available a
tap permit can be completed at our bffice}hetap permit will estimate the tot~l connection
charges for the project and will beI~ter verified by final inspection at the completion ofthe
project. ..j .</\ .....i< .>i .... ..> ..... ... .
As usual, service is' contingent upo /compliance with the District's rules, regulations, and
specifications which are on file at t~e Di~trict offi~e Please if you have any questions.
Sincerely,
'~~'Y\A,t~~
Bruce Matherly
District Manager
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St. M~ry'sPOn "Potential" Timeline*
Planning and:to~ing Commission (Conceptual & Final)
(Site Visit at 4:30th~t day)
1 t i....... ..,
City Council (IS Reading /Conceptual and Final)
(Site Visit Pridl"to.B.~own Bag at 11:40)
~VXI'
( Historical Pre~ervation Commission (Final)
I.'> ... .
~ City Council (2nd ~eading /Conceptual and Final)
':v1/31 :. .'. ... .
* As mentioned to you at the DRC meeting this week, this proposed schedule is in
no manner an official sc~ed~le or set in stone as it may change as a result of any
number ofvariables. Ple~secheck with me about noticing requirements for all
these public hearings. .IL
Let me know if you have an~qriestions.
10/24
11/13
Fred Jarman
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City of Aspen
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Fax
To:
Deanna Olsen
From:
Fred Jarman
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I.....'....,...i....>................i..'........cc:
0 For Review 0 Please Comment 0 Plealie Reply
I
:::~Sm~s::t~ntial SChedUleL ~he St.Ma~'SPUD~
Fax:
920.7652
Pages: 2
Phone:
Date:
10/13/00
Re:
Schedule
o Urgent
o Please Recycle
Fred Jarman
I
10/13/2000 12:53
9709207652
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LAND USE APPLICATION
~
PAGE a2
PROJeCT: ~UI~D: 1"/r~/.t>.,
Name: d'l,lc-dtv H - ~ + APO''-lol-l
Location: Ie-+- 41. ~~AA ~ ,A~eH ~ (1.Jf~ A-:t ~ elI~)
(Indicate street ad' ress, lot & block number, legal description where a pro riate)
ApPUCANT:
Name:
Address:
Phone #:
~p.c::;j.lr;;>I~~ ~\le.
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lease chec all that apply :
Conceptual PUD
Final PUD (& POO Amendment)
Concel'tual SPA
final SPA (& SPA Amendment)
Subdivision
Subdivision Exemption (includes
i eondominiumization)
REPRESENTATIVE:
Name:
Address:
Phone #:
TYPE OF ApPLICATION:
o
o
o
o
o
~..
Conditional Use
Special Review
Design Review Appeal
GMQS Allotment
GMQS Exemption
ESA - 8040 Greenline, Stream
Margin, Hallam Lake Bluff,
Mountain View Plane
U ' wt Split Temporary Use
o Lot Line Adjustment 0 TexllMap A.mendment
EXISTING CONDITlONS: (description ofl xistingbuildings, uses, previous approvals, etc.)
-n ~'l' 1::P~"~A1~H' (lI;o~o.e 2~~;a-liJf.t:'-H etJ V~t'=-I.IlJ\IIIL../~~
It-Itt/-ll!+l, PI"f"IC~ ~ ~ t..~!--. F6C-1"'fZ-'( (~?>71 .7 ill) "to ~l"'leb W~ ~,~~p.~ /
P'all~....-lD Il'Dl"l"1. fOMf\e:"f'~ Wn-: ~~ j.::> 0\ Fl~ ~~AIh.
PROPOSAL: (description of proposed bilildinlZs, uses, modifications, etc.)
~~ fle?TC>l"-f ~IS-Ll~.!::I-1~~IllJI'l12> ~MJ"~W12>.AIJ,J'OU,
~". ~ "'~I'"i".-+lP~.t>f;k-:z. ~.~~ VIJ1-r;?JrJ.pt..~
~'CPf- 6V'f,....~. ft!#I)../t7 1fle.:~IPfZ-..'f . "
Have you attached the following? . ..
~ Pre-Application Conference Summl/ry
131 Attachment # 1, Signed Fee Agreembllt
~ Response to Attachment #2, Dimen~ional Requirements FOI:!R
~ ~::~::: ~ 1:~::~:: ~;~~t:b~~ri~~o~~n~~~ts
.f' ,Q.esponsc:: to Attachment #5, ReVien Standards for Your APpl~cation
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b
loI!NtJ
o
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o
o
o
o
Conceptual Historic Dm,
Final Historic Development
Minor Historic J)evt,
Historic Demolition
Historic Designation
Small Lodge Conversion!
Expansion
o
Other:
o
FEES DUE: $
10/13/2000 12:53
,
9709207652
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PAGE 63
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i....' ATTACHMeNT2
01 ENSIONAL REQUIREMENTs FORM
1 ... ....... .
Project: .zr ~~ t:+IL1~.. ~ ~e>Ola- ... A?t:>111t>tJ
Applicant: H4tt:llt>~~ ~vli'fL, P't!l.I.t'1lel~l'~'; (f'll",~p.)
Location: I~" ~.6IA'~A. 9f./M~ ~
Zone District: u.- ~to1l-1.a~1oA1; ~p.l!5-1
Lot Sizc: -;'1, t? fN, !? ....
Lot Area: ~~ ~ 4>. ~.
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within therigh water mark, easements, and steep slopes. Please refer to the
defi/\ition of Lot Area in the Municipal Code.)
I.
Commercial net leasable: I Existing: (? Proposed: 0
Number of residential units:. 'I. E.,. xisting.'~ Proposed: ~
Number of bedrooms: .. .Existing:~proposed: If?
Proposed % of demolition (Jist~ric properties only): ~
1
DIMENSIONS: .1.. .. tI>
Floor Area: EXi)fing:I"1;'2.?".~ Allowable;"Ioq"'~"'I ' Proposed: l~o4~.3 .p
Principal bldg. height: Exi)ting.::Z9~" r+' Allowable, .f~ I Proposed' 3JE'> I
I.... '.C . \ I
Access. bldg. height: Existing: iJol'Hf!. Allowable: 4-.:> Proposed: ~
On.Site pa.rldng: EXi)ting: '7. Required:!? Proposed:!:"
% Site coverage: Exi)lini:~7~ Required:. 7I(t ~. Proposed; '3a.;;t.%
% Open Space: Exi,Jlini: .,.,% Required: ~~Z Proposed: (P7.e.~
Front Setback: Exi)ting; ~l!!' Required: ~ E- Proposed: Ne>r-JI!'-
Rear Setback: Exi)ting; ..wI!!- Required: rJAJ e.. Proposed: !J.?t.J I!'-
Combined FIR: EXiJtin~:P""',' Required:J-I,6.. Proposed:
(~.;f~~~ ExiJtillg: 1r;;.~1 Required: F-lotJlt- Proposed: 1')lo..~1
(Side Setba~: ExiJting: lei Required:~t-lta- Proposed: t.eo I
Com~~1fes: EXiJling: tJ....... Required: t-J....... Proposed:-
Existing non~confonnities J encroachments:
..:>.vJ. I4J
,Ii... . .. . '" I
Variations requested: A (,' v'~ .~.'fUe!!.-Ie> I-III_hl'o1tJ~
~.;:o ~~r ~~O ~1~Tl-'<L.- ~IIJ~..J6i"
~
9709207652
,-..,
PAGE 01
10/13/2000 12:53
.
.
OLSEN + KELLEY ARCHIT CTS
ARCHITECTURE& PLANNING
111 MBC, StAle 305
ASPEN, CO~ORAOO 81411
lei 970.920.74:51/1ox 970,920.7452
FAX TRAN MITTAl
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NO. OF PAGES INCLUDlNC covn SHEET: ??
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Message
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~~17rAp.e.. '@?~J-~p
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LAND USE ApPLICATION
PROJECT:
ApPLICANT:
n
I. .
r--~lo+l?Ie:>G:-~~&:f:' ~\Je.-~ 1?; Mlt:#~ G,i-el-JJ-J
[t:>4- ~ ~t-J)l< .~!St..l ~ ~I~II
.q~~ '1~.q
Name:
Address:
Phone #:
REPRESENTATIVE:
Name: ~H + I<=-ef..[.).f. HI,J!K::.f'o:?
Address: 117 ~P-?v/ <?GI~ ~ ~/ t:A::7. &>1"'11
Phone#: "'l:U'. 7"-!? I
I .
EXISTING CONDITIONS: (description of exis~n~buildi~gs, uses, previous approvals, etc.)
?f.t1.Af'r ~,.Ht7[,l?-e:<I-IlJFC-H' (1I/1~.(pIt') z~~;CHLJpc.H 4.1 vf"fI::;p;:. r..;:::\leL../~~
~tj'Z:f-leN/ ?'I"FICr?:> ~ W:W~ t..IS\Il;;:~'~"'J2-'((~.l~."'f;P) 'Z ~rere,=, W_l,~. ~T"F-~ /
~ ~ ,PtJD I Wf!:I'1. e;:Mf'l.o{~lJl.Ilr:. fZ.ESf'/Sre. ro Ci-r-( Flt.ee> fi::::F- ~\JAt..$.
PROPOSAL: (description of proposed bUiIdi1gs, uses, modifications, etc.)
:t.iJ11S-F-I~ r<eqof"', p..e.MoDe.v )~.et-1PlP'(r::.e.- uf.ll'( 12> ~~\lef'i~ 1O.PoIJ,ADU /
~M1otJ .".. ~1' ~~/"i,....o+JP~f1ot-1 e:>f,Jk ~ ec::p.l1. ~I~ viol I, ""'I$-~p.
7-~ 4I'f,t'qE::; ~t-J17 1f!I:;:. ~'Pf2-'f .
Have you attached the following? . ..',
131 Pre-Application Conference Sununary .
~ Attachment #1, Signed Fee Agreement
181 Response to Attachment #2, Dimensional. R~quirements Form
~ Response to Attachment #3, Minimum ,~ubmission Contents
gf Response to Attachment #4, Specific Submission .Contents
~ _'0__""#5, _i~sr fwYow Appli~ti""
TYPE OF ApPLICATION: (please check al t:hat apply):
o Conditional Use f81 fonceptual PUD
o Special Review J2g Fi~al PUD (& PuD Amendment)
o Design Review Appeal 0 C?nceptual SPA
o GMQS Allotment 0 Final SPA (& SPA Amendment)
o GMQS Exemption 0 S~~~i~ision
I)?I ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condoilliniumization)
Mountain View Plane
Lot Split
Lot Line Adjustment
o
o
o
o
Temporary Use
Text/Map Amendment
o Conceptual Historic Devt.
o Final Historic Development
o Minor Historic Devt.
o Historic Demolition
o Historic Designation
.0 Small Lodge Conversion!
Expansion
o . Other:
FEES DUE: $
o
RECEIVED
SEP 1 3 2000
ASPEN I PITKIN
COMMUNITY DEVELOPMENT
<..'. ....'
ATTACHMENT 2
A,:~~~;2F~7~)
zon;~~:~c~~ I~ ~. t:~~~C=)~
Lot Size: ~1, t!? ~17: !".
Lot Area: ~~ ~ {~. 1"'.
(for the purpo, esof calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes, Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net leasable:kxi~tmg: (/ Proposed:
Number of residential units: Existing: -t- Proposed:
Number of bedrooms: E:xisting:~Proposed:
Proposed % of demolition (HistLc properties only): C?
DIMENSIONS: I Ij. .
Floor Area: ExistinJ:I4;?4"I.:; Allowable: 4>q /P4Z0"'l P Proposed: I ~4-~. Go ~
I .".
Existinl ZiJ"~4J'+' Allowable: -ft71 Proposed: ?f? I
ExistinJ,. ~He:. Allowable: 4z:?\ Proposed: ~ I
ExistinJ,. "1 Required:!P Proposed: 5-
% Site coverage: ExistinJ: ~i':6 Required: ?(/. t16<Y-. Proposed: ?z .4Z0%
ExistinJ: 'l?>% Required: 4Zo!i7% Proposed: (p 1. '2>%
EXistinl~tJ'" Required: ~ e- Proposed: Nor-JG-
Rear Setback: EXistinJ:~~ Required: rJ"'IJ e- Proposed: fJpi-J G-
I
Combined FIR: Existing: f-l,p.. Required: f-lI-..
I; I
Existing: 1'7.~ Required: (-lotJ~
Existin~: .I~ 1 Required: t-lt't-le..
Existin;): t-l..A-. Required: tJ........
I
Existing non-conformities or endro~chments:""Hq2b....-0I-tM~r 1i-lf"&7 ~~
~. F-.t:>. vJ. P/( vH-tJf'c::"1-t ~tr{',.Af-Ip I"'Te:> ~t' 0/ ~..",. t:+\lJfC-H .
~:~~~~~~~~~
Principal bldg. height:
Access. bldg. height:
On-Site parking:
% Open Space:
Front Setback:
~~rtback:
( ~t:>\i.)
Side Setback:
(W~""~)
Combined Sides:
r".
tj
o
:?
!i?
Proposed:
Proposed:
Proposed:
1t::S>.~1
1&>1
Proposed: -
i
,
i
I
CITY OF ASPEN i
PRE_APPLICA liON CONFERENCE SUMMARY
I
Fred Jarman
I .
St. Mary'f Rectory Remodel &, Addition View Plane
Ohlson iellY Architects
Archdiodese of Denver, Fr. Michael Glen
Consolidated Planned Unit Development (pUD)
The ""fi- ""'" to _" -- <in,wfutoily -,'-"
thi-ee-c#: garage adjacent to and slightly behind the eXlstmg St. Mary s rectory
,,,,,,",, ron "'" _a of S"",, Gol- ... Moin S_ 11< l"'l""'" bulldi"" "
on the ~ot directly acroSS from the Pitkin County Courthome. The proposed
bW\didg """ """"" fu' ~ c_- ,\ow,,,",, by 5 ft. The ""~ "
propofjing a final pUD plan establishing the dimensional requirements for the
parcel land allowing the proposed strUcture to breach the ';iew plane as proposed.
,
i
!,.and Use code Section(~ I
26.435.050(A)(4) courth~usei'i~~ PI~ne
26.435.050(C) MountalO PI~ne ReVIeW standards
26.445 Planned Unit Development
I
",,"'" by' c__'""",o,o,,"" ~C z.ro,mg _a, PWty cmmcil
Public Hearing: Yes, Plannibg &, Zoning Conunission and City Council .
Referral Agencies: Engineerin~, Zoning officer, Historic Preservation officer.
planning Fees: planning Deposit ($2,310)
Referral Agency Fees: Engineering Minor ($170)
To'*'- '52..... (.._....n '" -" .t. "". of $195 /h)
I
10 apply, submit the fonowinb information:
~," . ~
PLANNER:
~
\
r'\
D}\TE: August 24,2000
PROJECT:
pARCEL lD:
REPRESENTAnvE:
oWNER:
TYPE of APPLICATION:
DESCRIPTION:
1.
2.
3.
4.
Proof of ownership.
Signed fee agreement. i .
APP''-' """~ ~ ;ma \oj""''''' ."".:.Fini ""'" ,ignoi by "ill""" wlrioh ,_fu
.-"_ ""d _....._ of"",__'J~' "" """" of'" '
applicant. I'... .' "
Street address and legal description 6f the parcel on which developm'pro~osed to occur
~ of" ,,,",,,, ~ from" tid. ;n'o""''' ",,_Y, to "Y h_d to"";'"" '
"'" S,,", of Co'o- ~ "'" """d of ill 0"""" of"'" """""'" -"" j~
hens, easements, contracl:s and agreements affectmg the parcel, ancnstratmg the owner's right
to apply for the Developlnen.t Application.
Total deposit for review 'of the application
20 Copies of the colnplete application packet and maps. -
planning &, Zoning CoriuDission = 10; Planning Staff = 2; City (- 8
An 8 1/2" by 11" vicinity map locating the parcel within the Cirn.
I
,
I
5.
6.
7.
,
I
Draft Plat including topography and vegetation showing the current status, including all easements
and vacated rights of way, of the p~cel c.. ertified by a registered land surveyor, licensed in the state of
Colorado. Contact E!lgineering D~artment if more specifics are needed. 920.5080.
A written description of the proposal and an explanation in written, graphic, or model form of how
the proposed development compliewith the review standards relevant to the development
application. Please include existin 'conditions as well as ro sed. Please refer to the review
standards in the application. I
Process: I>, ..
Planner reviews case for completeness and ~ends toreferral agencies for referral comments. Case planner
contacts applicant and sets up a site visit. ~taif~evie:ws application to determine if it meets standards of
review [Section 26.445] Case planner mak~ arecommendation of approval, approval with conditions, or
denial to the Community Development DirJctor. The Director makes a recommendation toPlamring and
Zoning Commission and City Council. Thd applicant shall notice by publication, mailing, and posting (see
section 26.304.060(E)(3)(a)(b) and (c), attadh a picture of the posting notice to an Affidavit to be brought to
the public hearings. . ..t. .'
~':;;:'g --;, """- m J~'9 U;" not ";<fing 00 "'" Chy TIre __;, """" 00
current zoning, which is subject to change iIi the future, and upon factual representations that mayor may not
be accurate. The summary does not create a:legal or vested right. . ..... .
Land Use Code Information I.. ..
Chapter 26.445-PLANNED UNlTbE~LOPMENT (PUD)
I . .
~:r~:~:~~r Revil.
General Provisions. 1
Review Standards. I
Application MaterialS.
Recording a Final Pui> l)evelopment Plan.
Notice ofPUD Desig1'1~ti~n. .
Placement of PUD DJigDatlon on Official Zone District Map.
Amendment ofPUD Development Order.
Enforcement ofPUD Jlevelopment Order.
I.>'
26.445.010 Purpose. Ii
The purpose of Planned. Unit Development (PUD) designation is to encourage flexibility and
innovation in the development of land ~hich:
A. Promotes the purposes, gOalt arid objectives of the Aspen Area Community Plan. .
B. Achieves a more desirable development pattern, a higher quality design and site plamring,
a greater variety in the typelmd character of development, and a greater compatibility with
4,,,. "1fI'
8,
9.
126.445.010
26.445.020
26.445.030
26.445.040
26.445.050
26.445.060
26.445.070
26.445.080
26.445.090
26.445.100
26.445.110
;!"'"'\
r"\
. ~
,'" '.", ",',' ,'"", '"". ,."'., ":" K'~
~fl ~a~;3 E~~:a!~~:~ @4urr4
! Aspen, CO 81611
(970) 925-7339 Fax (970) 925-1889
September 5, 2000
Fred Jarman
Planner I
Aspen/Pitkin Community Developrn6ntDepartmelli
130 S. Galena Street
Aspen, CO 81611
I
~:~ :::ocese ofDenver auJriz~s Olsen + Kelley Architects to act as our
representative for all presentatiorls tq the Aspen Community Development Department,
~~:: ~~~~~~ & Z and City 1o~cilfor the Remodel&Addition t~ St. Mary's
The address and phone number o~ olsen + Kelley Archit~cts is as follows: 117 AABC,
Suite 305, Aspen, CO 81611; te~ephone 920-7651.
Sincerely,! .... J
Jlev.
FROI) :c.S"t. Mar~
Aspen Colororod~970
, '
FAX ~IO.
970 925 1889
~ Jun. 22 2000 02:27PM Pi
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ASPEN TITLE CORPORATION
1'HiiAlJP!NPR()F/:!;nleIW.lMI.CllNG.SU!,jaa& .
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Fax O&E Report
& Invoice
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. LlNI)A SA.IlMO
AItCHDIOCIlS! OF Dl!l'lVElt. MANACil!MllNl' COIU'ORATlON
1300 80lJnt S'l'llI!LIl ST
OllNV!l1 co 80210.:599
PIHnle: 303.715.3211
Fax: .
!lIte: 3_ 22. 2000
Ordtri ~...()3!3
lor. AACHDIOCESE
.. F..: ~ Note:' PI..... ntura CII'I.I CDIW ftfthuDt... wllh''VO'I' r.IJIIlttmt2 ta tha Ilbf\v. .ddt'......
IIV "'PLEASE NOTE. THIll WIU BE nu: ONLY INVOlc:ll YOU WILL BEClI1V1:I".
. lAPlllenl'lptllll1'
I'lcUII $CC C.ed .eccrdSd 9-1M7,ll R<<e;lIlo. No, 128510, in Book 229. at Pap 2~, Olllnl)' ofPilldll, !ltat<l II!
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. Title Abslrllet
CmltD. CuotH Ildrlillllftl D.1ed AIIIl~RI ae-.Ied BoolCII'aa.
Um.. t. VoIih.. formerly Tho Al't!!!dIo.'H of D_ Wotmll'j 1l-13.G' 1,"1.00 9.1$-67 :129/283
AlcItblsl\Op of ])eeyll', rnecl
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Not..: Thi. "'I>on CIl'/el'S Pitkin Cou.". P.eolllaw!l Ilftcrd. tlll'Ou;h Mal' 30. 2000.
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D/IQ!.II7UIr: f'Iti.r "'P'" ~1C1I1IIIl ru.1II tI " mwh of Pitl<ttl CounQ1 """"... !"IflMI. ,,,,- ""'WI d....IHJ rom 'I&Ialo o/IJJI, and ""'" mn
_..arl/JII'f//""I_I,mtaty lI,m fir OIlwr _, lII1rJ.h might ho dl,.I.1/IId by a m/l'.h ... Ilta llId/y/dulJi "-" }.w liI"'r """'" '''''1m
. 'hlNi""IHwo, A'p<<~ TIll. C.wpmlll... lIIalrt, no w<lrl'<lll!v ~Ing I/u! ac~ af lite in/ormtnI"" Itmm """,Id,d, And MJitfr kJ'fn Till"
c..p,Mlr.n $""'1 n<<" IlabblJcr all)' I""'.."."..d b1 "..an -J/hIIln/mIlotl.n ,..,,_d In lhi/J Ow",,,iiIIJp /lnd .ll:noumil_ 1'1"",1.
'tilE DOcuMEN'fS INCLUDED WITH THIS REPORT AIlE r.tm VERY BEST CMl1I$ A ft".ulABLEI
.. '1~'~::;f.,b""
Post-it' FaxNole 7671
T.
Date.
....
From
Co.lOept.
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Phon.' 9' ~ .
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FROM" St. Mary
Aspen Colororod~:"70
FRX NO.
970 925 1889
^
i
Jun. 22 2000 02:27PM
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St. Mary Catholic Church
RECTORY REMODEL & ADDITION
Consolidated PUD Application
.
,
Property Address: 104 South Galena Street. Aspen, Colorado
Legal Description: Lots A -1, Block 93, City of Aspen, Colorado
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