Loading...
HomeMy WebLinkAbout*landuse case.HP.320 E Hyman Ave.0016.2009.AHPCSketch-up section kp ? B1�9 \ S a — / Reference Base Line \o 0 Main Street View Plane $1 80 Ave. X! .S. Reference Point JJ1 to / / \\l / Laf /\ P L4ot Existing 3fe Opera 81 K 8 House 8 l Reference Point JJ2 / Exisitng Building Heights IYheeler Opera House Max Height = 7982.64" All Being Relative to City of Aspen Existing Height of Roof Peak = 7978.20" Land Use Code See. 26.435.050. #6 Existing Height of Roof Peck= 7983.60' ARM Max Height = 7971.24" - Existing elevations and max heights shown hereon are disployed in NAND 88 values in order to match the Reference Elevations on the Improvement Survey of the Wheeler Opera House done by SGM dated 19 February, 2009. Reference Base Line Conversion (NAVD 29 to NAND 88) shown hereon. ° Existing Grade rn Existing Grade = 7915.65' 7916.65" o o; h 62920Reference elevation = 791221'(NAVD 88), 7906.90'(NAVD 29) 519.00'100.20' Reference Bose Line North face of the Wheeler Opera House N.T.S. South face of thef Wheeler Opera House Height Restrictions Lots P & Q Max Height = 7981.86' All Being Relative to City of Aspen Max Height = 7970.50" Land Use Code Sec. 26.435.050. #6 - Existing elevations and max heights shown hereon are displayed in NAND 88 values in order to match the Reference Elevations on the Improvement Survey of the Wheeler Opera Existing Grade 7915.30' �D House done by SGM doted 19 February, 2009. Reference Bose Line Exlstin Grade = 7915.30" 9 N of Conversion (NAND 29 to A64VD 88) shown hereon. 62920" Reference elevation = 7912.21'(NAVD 88). 7906.90'(NAVD 29), 512.50' - 99.86' Reference Base Line North end of lot line between Lots P & Q Reference Point //1 N.T.S. South end of lot line between Lots P & O Reference Point fJ2 SCHMUESER GORDON MEYER, INC. I 18 W. 6TH STREET, SUITE 200 Exhibit Map (970)GLENW4 SPRINGS, COLORADO 8 1 - (970) 945- 1004 FAX (970) 945-5948 Main Street I l e II Plan e View SCHMUESER GORDON MEYER ASPEN, COLORADO (970) 925-6727 CRESTED BUTTE, CO (970) 349-5355 Job No. 2008-42106W.4 18mar09 Drawn by: reb File. Wheeler t E N G I N E E R S ( S U R V E Y O R S MEMORANDUM TO: Mayor Ireland and Council FROM: Gram Slaton, Wheeler Opera House DATE: March 1, 2009 RE: Wheeler Expansion – Employee Generation SUMMARY: The impact of the Wheeler expansion and the anticipated additional programming generated from this additional capacity is expected to add at most two full-time-equivalent employee positions. DISCUSSION: The Wheeler Opera House is seeking to increase the capacity of its operations by finally completely plans for the expansion of the historic venue onto the adjacent open parcel. If the plans for this expansion are realized as anticipated, it will create a second full theatre space with enough flexibility to be in regular use in a variety of configurations, as well as expanded second-floor lobby space, a purpose-driven box office, administrative offices, artist housing, and employee housing. It is anticipated that, even though the overall square footage of the Wheeler will be doubled, there will be no need to increase staff beyond two full-time positions, for these reasons:  The Wheeler expansion will allow the Wheeler’s administration to better assign events to a setting that is appropriate. It is often the case that events taking place in the historic 503-seat theatre would be better served in a smaller, flexible environment that can accommodate as few as 100 and as many as 300 patrons. Therefore, some of the activity that is currently scheduled in the historic theatre would transition to the new space.  By moving the current box office and administrative offices into new, purpose-driven spaces, the historic venue will see a significant amount of square footage opened up for rental potential. Specifically, this would include all of the street-level spaces as well as the corresponding square footage directly beneath them, except for some storage rooms at the extreme north end of the 1889 building. Because of this, the net gain of square footage as the Wheeler’s operation transitions from the historic venue to the expansion would be minimal. Wheeler lease holders are expected to perform all regular staffing and maintenance of their leased spaces, thus limiting the involvement of Wheeler staff to annual and emergency maintenance issues only.  The Wheeler does not intend to regularly increase its scope of presented attractions, except during the ten weeks of summer when the historic venue is by contract given over to the Aspen Music Festival’s Opera Theatre program, and at peak times of year such as Christmas-to-New-Years week, where it is highly desirable to have additional stage capacity available to the community. The expansion’s theatre will also allow community groups to have better access to the Wheeler Opera House for purposes such as rehearsals, classrooms, and other purposes that the Wheeler at present cannot sufficiently schedule. These are largely self-driven uses and do not require anything beyond minimal staff check-ins and technical assistance.  The Wheeler does anticipate a higher level of non-theatrical activity, such as rental of the expanded second-floor lobby for receptions and parties, which will make better use of existing house management staff, particularly during the high-traffic summer period.  The Wheeler also anticipates that some or all of the film programming that the Wheeler Film Society (or a successor organization) currently does in the historic theatre would transition to the expansion theatre, and that Aspen Film would possibly schedule both Wheeler theatres concurrently during its festivals.  Simultaneous activity does not necessarily have a negative effect on existing staffing, and in fact it is quite an ordinary occurrence in theatre complexes. Staggered curtain times allow house staff to move smoothly between events taking place concurrently for the purposes of people management, intermission traffic control, and event conclusion. Current Wheeler house management staff (two full-time and multiple part-time) should be sufficient for managing a two-venue complex.  The Wheeler’s box office operation should not be negatively impacted at all from an additional onsite theatre. Known as Aspen Show Tickets, the Wheeler’s box office operation currently services arts groups throughout the Roaring Fork Valley, including offsite management of events. The box office’s infrastructure is already in place for repetitive doubling of onsite activity.  The two areas where the Wheeler does anticipate impact that may require additional full- time staff are in the technical and building departments. The increase usage may require the need for an additional full-time production manager, to coordinate technical activity and backstage quality control, and the increase in foot traffic, rest rooms, etc., is likely to require an additional full-time maintenance technician. While administrative and house staff can circulate between events, technicians need to fill dedicated positions that stay with the event, thus possibly necessitating the need for an additional full-time position. The additional maintenance technician would be required for responsible clean-up of public and backstage spaces. This assessment has been done by a theatre professional with over thirty years of venue experience, with the assistance of other theatre professionals with similar lengths of experience. It is important to note that there are periods of the year where Wheeler professional staff is underutilized, and that one of the current house manager positions was until 2007 maintained as a nine-month position. RECOMMENDATION: Staff recommends planning for the addition of two full-time staff positions, but does not necessarily recommend filling those positions until after the expansion is completed and usage needs clearly indicate a need for such additional staffing. CITY MANAGER COMMENTS: ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ 10 June 2009 HPC/P&Z APPLICATION – CONCEPTUAL REVIEW Wheeler Opera House Expansion 320 East Hyman Avenue Block 81, Lots P, Q, R, and S FMG Project #0901 Certificate of Appropriateness for Major HPC Development Essential Public Facility Proposal Narrative Introduction In pursuit of the City’s 21st Century Master Plan, the City of Aspen and the Wheeler Opera House engaged FMG and R+B as the lead architects of a creative team assembled to study the programmatic requirements for an expansion of the facility, and to create a Concept Design based on these requirements in an addition situated on the Wheeler’s vacant property to the west of the existing building. The 21st Century Master Plan identifies the need for expanded arts and cultural facilities for the City and surrounding areas, based on interviews and meetings with independent arts organizations and focus groups. The proposed addition represents a wonderful opportunity to enhance the role of the Wheeler as an important and vital resource for these organizations and the City’s residents and visitors. HPC and P&Z Work Sessions and Public Outreach The Wheeler Opera House and the Design Team attended and presented conceptual program and building design to the HPC and P&Z at Work Sessions held on April 8, 2009 and May 13, 2009. In these meetings, the Wheeler and the Design Team discussed the process of programming undertaken with project stakeholders, the required program for the proposed addition, existing and proposed operational conditions, operational costs, significant impacts on the existing building, and issues related to the City’s Land Use Code. Valuable information was gathered from commission members through their comments on building use, mass, height, materials, parking, etc. These comments have been weighed and addressed where possible in preparing this formal application. In addition to formal presentations to City review commissions, The Wheeler, FMG, and R+B have engaged the public through Community Information Sessions. Two of these sessions were held on Monday April 6, 2009 at the Wheeler. A second set of sessions are scheduled to be held on Tuesday June 23, 2009. These sessions have fostered a dialogue between the Wheeler, Design Team, and the citizens of Aspen, and a valuable exchange of ideas about the opportunities and challenges of the project has been and will continue to be part of the design process. Program The Design Team, in conjunction with Wheeler Opera House staff, met with and interviewed stakeholders in the project, including the Wheeler Board of Directors, Aspen Film, Theatre Aspen, the Aspen Music Festival, Aspen Art Museum, Wheeler and City administrative and operational staff, and other local promoters and performers, to verify, test, and detail the information contained in the 21st Century Master Plan. The results of these interviews and a subsequent tabulation of required spaces were documented in a Program Summary, which 10 June 2009 Wheeler Opera House HPC/P&Z Conceptual Review Proposal Narrative Page 2 of 5 is serving as a guideline for the development of the Concept Design. The significant features of the program are as follows: 1. New Theater Entry: The existing Wheeler theater entrance, directly into the existing box office, was created in the 1984 renovation that abandoned the original Wheeler entrance at the southwest corner of the building. To relieve overcrowding, provide a code compliant, efficient and comfortable box office and lobby space, and provide security between the lobby and the theater and other existing areas, the existing entry would be moved to the new addition. The existing box office might be returned to commercial retail use (pending City Council direction), and the existing original main entry would be retained as a means of egress, as it exists today. 2. New Box Office and Entry Lobby, to relieve crowded conditions at the ground level entrance and to provide code-compliant gathering space. A new ACRA service desk is planned, and the new ticket lobby will be open to the public during regular business hours. Tickets for all of the area’s arts venues can be purchased at the Opera House. 3. New and expanded Lobby Space for the Opera House. Currently, the existing lobby is not code compliant and can hold only half of the total patrons in the 500-seat Opera House, resulting in overcrowded conditions. Egress from the Opera House and its lobby does not comply with current building codes. New lobbies and stairs will provide safer emergency egress, better accessibility for people with disabilities, and comfortable intermission space, as well as additional meeting space for other functions. 4. New 250 – 299 seat multi-use theater, related lobbies, and support spaces which will provide a smaller venue for film and performances requiring less seating than that of the full Opera House, and also provide an additional venue for multi-room presentations, such as for film festivals and conferences. 5. Expanded, code-compliant toilet room facilities, including restrooms for the public, available whenever the box office is open. 6. New expanded administrative offices. Existing facilities are undersized, remote from the necessary daily operations of the theater, and inefficient. In addition, the restaurant located above the current offices creates noise that is disruptive to basic office functions and meetings. 7. Expanded dressing room and backstage facilities to service the new theater as well as relieve crowding in the existing Opera House and to provide accessibility for performers with disabilities to the Opera House and the new facility. Currently, there is no code-compliant accessibility for performers in the building. 8. Improved energy efficiency, lighting, mechanical system acoustics, technology, and patron amenities for the Opera House, including new concession bars in the new lobbies. These improvements will decrease operating costs and thus free up future capital to benefit the overall arts operations of Aspen. 9. Affordable residential units for employee(s) of the Wheeler Opera House and visiting performers. Two new employees are envisioned as a result of the proposed addition. In addition, it is the Wheeler’s intent to provide one of these units for a Wheeler employee that would also serve as a caretaker and first responder in the event of building failures. A visiting performer unit will relieve the Wheeler and other arts organizations of the burden of housing and providing hospitality off-site for visiting performers, particularly during the busiest (and most costly) holiday and performance seasons. The addition of the visitor performance unit will decrease operating costs and thus free up future capital to benefit the overall arts operations of Aspen. 10. Improved service, trash, and loading area for the facility. Design Proposal 10 June 2009 Wheeler Opera House HPC/P&Z Conceptual Review Proposal Narrative Page 3 of 5 The proposed solution for the addition involves a multi-story building set between the Wheeler Opera House and the Mother Lode Building, occupying the entire site between the buildings and from Hyman Avenue to the public alley. The addition proposed in the Work Sessions was situated in line with the other buildings on the block, and to respect the edge of the sidewalk on the south side. New main entry doors in the addition are proposed to provide access to the building and to secure the entire facility. The design team is working with materials sensitive to the existing materials and scale of the adjacent buildings. This Application includes a design proposal that calls for setting the face of the building back from the edge of the sidewalk and the face of the Wheeler, in response to comments received in Work Session #2. Further setbacks would directly affect the available program area within the building, and potentially reduce the effectiveness of the addition on overall operational efficiency and patron comfort. Additional design options will be reviewed and discussed at the Hearing on June 24, 2009. Due to the need to connect to existing floors in the Opera House, the elevator shaft on the south side of the proposed addition would exceed the 42’ maximum height allowed by the Commercial Design Standards; however, the addition would be lower than the current elevator and fire stair additions located on the west side of the Opera House, constructed in 1984. The existing elevator addition is proposed to be removed, as it is undersized, poorly insulated, and occupies one of the only opportunities at the interior for a physical public connection between the buildings. Additionally the maximum height is exceeded by the apartments on the fourth level of the addition, which are set back from the south elevation. The new addition is being designed to high standards of sustainability, and the design team is working with the City of Aspen’s Canary Initiative and the Building Department in defining specific standards for the facility, including energy use, storm water treatment, and material selection. FMG and R+B have been working with the City’s building department, community development, and engineering staff to coordinate utility locations and issues, including electrical, gas, water, storm, and sanitary services. Additional coordination will be scheduled for construction planning and phasing as the design process moves forward. Land Use Code Sections and Issues Pursuant to the City of Aspen’s Revised Pre-Application Conference Summary dated April 4, 2009, the Application will address the following relevant Land Use Code sections:  26.304: Common Development Review Procedures: Will comply.  26.412: Commercial Design Review: Will comply.  26.415.070: HPC Certificate of Appropriateness for Major Development: Will comply.  26.430: Special Review: This Application requests Special Review of Dimensional Requirements (height and FAR), Reduction of Public Amenity, and Off-Street Parking requirements.  26.445: Planned Unit Development: PUD review will be pursued in compliance with this section.  26.470.050: General Growth Management Requirements: We understand the intent of the requirements of this section, and we feel that the proposed project provides for orderly development consistent with the spirit of the general requirements noted therein.  26.470.070.4: Growth Management for Affordable Housing: The Wheeler has previously contributed $307,243 to the City Employee Housing Fund for the future construction of a one-bedroom Affordable Housing Unit (AHU), mitigating 1.75 FTEs. The Wheeler has calculated that the proposed development will produce two additional employees 10 June 2009 Wheeler Opera House HPC/P&Z Conceptual Review Proposal Narrative Page 4 of 5 (see attached Memorandum to Council dated March 1, 2009). This Application proposes a new one-bedroom affordable housing unit complying with guidelines of the Aspen/Pitkin County Housing Authority for mitigation of an additional 1.75 FTEs.  26.470.090.4: Growth Management for Essential Public Facility: The Wheeler Opera House is an Essential Public Facility, and affordable housing requirements shall be reviewed on this basis.  26.470.100: Calculations: See attached Summary of Floor Area Calculations and Employee Generation worksheet dated June 9, 2009 and Floor Area Calculations (Existing, Proposed, and Combined) dated June 9, 2009 for area and FTE calculations. The majority of staffing needs for the new facility will be met with existing staff, and the Wheeler has calculated that the proposed development will produce two additional employees (see attached Memorandum to Council dated March 1, 2009).  26.470.110: Growth Management Review Procedure: Will comply.  26.480: Subdivision: Subdivision review will be pursued in compliance with this section.  26.515: Parking: This Application requests a waiver of the requirements of this section, or cash-in-lieu payment, pursuant to 26.515.040. Due to existing site constraints and building program requirements, no new parking is proposed as part of this development. The Applicant notes that existing parking facilities proximate to the Wheeler are suitable to service the majority of the building’s parking needs, particularly as the Wheeler’s peak demand is during non-business hours when the parking deck has capacity far in excess of the Wheeler’s needs. For tour bus parking, the Wheeler routinely accommodates artist buses onsite or at the hotel where talent is staying. Occasionally the Wheeler needs to request on-street bus parking from the City (approximately four times per year), but is working to resolve this through strenuous pre-planning with tour managers.  26.520: Accessory Dwelling Units (ADUs) and Carriage Houses: Not Applicable. No detached dwelling units are proposed on the subject property.  26.575.020: Calculations and Measurements: Will comply with methods of calculations.  26.575.030: Public Amenity:  Amount required (pursuant to 26.575.030.B): 25% of parcel, or 1,500 SF.  Minimum required (reduction pursuant to 26.575.030.D): 10% of parcel, or 600 SF.  The existing Wheeler Opera House has no Public Amenity space.  This Application proposes an entry court consisting of planted and paved areas of approximately 650 SF (10.8% of the open lot area), and we therefore request a reduction of the basic 25% open space requirement of this section. The provision of the proposed Public Amenity space has significantly reduced available program space within the lobbies. If the 25% requirement of this section is imposed, there would be a greater impact on the building program and our ability to provide code-required minimum areas for interior gathering and egress space. The proposed space and existing public amenity spaces proximate to the site provide reasonable and comfortable exterior accommodations for visitors to the area and the Wheeler.  26.575.060: Utility and Trash Service Areas: Proposed utility and trash services areas are designed to comply with the requirements of this section. In addition, the Design Team has met with City officials to discuss and preliminarily coordinate service locations. Further coordination and DRC review/approval will be forthcoming.  26.710.140: Commercial Core Historic Zone District:  Permitted Use: This Application complies with the allowable uses on the site. 10 June 2009 Wheeler Opera House HPC/P&Z Conceptual Review Proposal Narrative Page 5 of 5  Dimensional Requirements: Maximum Height: The existing Wheeler Opera House is a non-conforming structure at 71.39 feet above grade to the chimney. This Application requests a waiver of the height requirements due to the required building program, which primarily includes expanded public use spaces, uses that support the mission and function of the Wheeler, and required elevator, stair, and lobby access to the existing Wheeler. Section 6.27 of the Commercial, Lodging, and Historic Design Objectives and Guidelines states that additional height is allowable when the primary function of the building is civic, i.e. performance hall, and when benefitting the livability of affordable housing units.  Floor Area Ratio (FAR): Maximum FAR is 2.75:1. The current Wheeler FAR is 3.44:1. The proposed FAR of the new building is approximately 2.45:1. See attached Summary of Floor Area Calculations and Employee Generation worksheet dated June 9, 2009 and Floor Area Calculations (Existing, Proposed, and Combined) dated June 9, 2009 for area and FAR calculations.  26.435.050: View Plane: The proposed addition does not encroach upon the established view plane as recorded by Schmueser Gordon Meyer, Inc.’s Exhibit Map; Main Street View Plane drawing dated March 18, 2009 and Proposed View Plane drawing dated June 10, 2009 (attached). End of Proposal Narrative 10 June 2009 Ms. Sara Adams, Planner Historic Preservation Commission City of Aspen 130 South Galena Street Aspen, CO 81611 Re: HPC/P&Z APPLICATION — CONCEPTUAL REVIEW Wheeler Opera House Expansion 320 East Hyman Avenue Block 81, Lots P, Q, R, and S FMG Project #0901 Certificate of Appropriateness for Major HPC Development Essential Public Facility Dear Ms. Adams: Ch i tectS «C Farewell Mills Gatsch Architects, LLC (FMG) and Rowland + Broughton Architecture and Urban Design (R+B) are pleased to submit the enclosed information on behalf of the City of Aspen and the Wheeler Opera House in preparation for a formal joint HPC/P&Z Hearing to be held on June 24, 2009. This Application Package contains the following information: • Completed City of Aspen Application Form • Applicant Information Letter dated June 1, 2009 • Property Title Information • Vicinity Map • Site Survey • Proposal Narrative, w/ attachments • Adjacent Property Owners List • Application Narrative Compact Disk • Architectural Drawings, including floor plans, building sections, building elevations, and 3-D "Sketch - up" renderings. Application review fees will be provided separately by the Applicant. Thank you for consideration of this Application. information further. Sincerely, Michael R. Schnoenng, AIA Partner We look forward to meeting with HPC and P&Z to review this CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and \N V.4A1a^1- O �- (hereinafter APPLICANT) AGREE AS FOLLOWS: I . APPLICANT has submitted to CITY an application for W (hereinafter, THE se 2. APPLICANT understands and agrees that City of Aspen Ordinance No. 57 (Series of 2000) establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. 3. APPLICANT and CITY agree that because of the size, nature or scope of the proposed project, it is not possible at this time to ascertain the full extent of the costs involved in processing the application. APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees additional costs may accrue following their hearings and/or approvals. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT'S application. 4. CITY and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project consideration, unless current billings are paid in full prior to decision. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposit in the amount of $ '1, l 1 0 which is for _ hours of Community Development staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review at a rate of $220.00 per planner hour over the initial deposit. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all costs associated with case processing have been paid. CITY OF ASPEN L: Chris Bendon Community Development Director APPLICANT By: Date: 0 'ZO Bill To Mailing Address and Telephone Number: CA g:\support\forms\agrpayas.doc 02/01/06 Land Use Application THE CITY of ASPEN -A T.t+r• JL 1LVJL`lil• Name: W v o Location: LO �l l0 1 1� o LYZ AC-�.—o tS (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) i "T T/'. A XTT. �KrJr- .tfl\A Jame: U &-e— address: cb_eA 'hone #• q ? o - 9 Eo G ] g9 Fax# 2 o - 9 �7-b - 5 7 8fl E-mail: GY&vA REPRESENTATIVE: 1 Name: ra_v� S` o_.�y Address: �„_es� &_- ' o J ,(- Phone #: q yo - el 1-0 - SJ 9 O Fax#: :1F'X-2L ^_W Cl . 0--S V�� . � E-mail: (_-=, c'a A S aJ� ( CA . 0-C, � -EAA , CO , U S TYPE OF APPLICATION: lease check all that a 1 ): ❑ Historic Designation ❑ Relocation (temporary, on or off-site) ❑ Certificate of No Negative Effect ❑ Demolition (total demolition) Certificate of Appropriateness ❑ Historic Landmark Lot Split ❑ -Minor Historic Development [� -Major Historic Development ❑i -Conceptual Historic Development ❑ -Final Historic Development ❑ -Substantial Amendment ?,msTING CONDITIONS • (description of existing buildings, uses, previous approvals, etc.) C. d a �'_a- vv�cnnti-c ¢_. o + o.�s C," S 'J cr� S � Q-QS -V,.-- PROPOSAL: (description of proposed buildings, uses, modificatio , etc.) FEESDM $ 7, 11 D General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO (� ❑ Does the work you are planning include exterior work, including additions, demolitions, new construction, remodeling, rehabilitation or restoration? D/ ❑ Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration? ❑ q� Do you plan other future changes or improvements that could be reviewed at this time? ❑ CCS' In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? ❑ ❑ If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner -occupied residential properties are not.) ❑ ❑ If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use: ❑ Rehabilitation Loan Fund ❑ Conservation Easement Program 095imensional Variances ❑ Increased Density ❑ Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees ❑ Conditional Uses ❑ Exemption from Growth Management Quota System 0 Tax Credits Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) G\\f-aAAAt cc_ - t�- n \-'>_of x 100i s (For the purposes of calcining 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: Existing: � 5 Proposed: 1 1 1 S-7 Number of residential units: Existing: O Proposed.• 2 Number of bedrooms: Existing: 0 Proposed: '1 Proposed % of demolition: l DIMENSIONS: (write n/a where no requirement exists in the zon5 00 Floor Area: Existing: �, b`�� Allowable: 3� bob Proposed: '�l ¢o • t°7 t � o C �� Hei t � 71.39 cln pw.v`a'1 5 t • Lo-?" v P � u v1 Principal Bldg.: Existing: (o5. � llowa le: 38 Proposed: e,2,, ca -LU v o- C Accessory Bldg.: Existing: Allowable: NA- Proposed: NA On -Site parking: Existing: 0 Required: c-o—vvk Proposed: 0 Site coverage: Existing: Sq d Required. ",'k Proposed: 9 4 . Co % Open Space: Existing: O Required: I -G ( O Proposed: 10 •'6-o c, -X CrlA-� Front Setback: Existing:__N P� Required: NO, Proposed: N -A, Rear Setback: Existing: N P,- Required: 074%- Proposed: NA Combined Front/Rear: Indicate N, S, E, W Existing. P K Required: 0 A Proposed: N A Side Setback: Existing: hf A Required: 14 p` Proposed: A Side Setback: Existing: 0 k Required: 0 P` Proposed.• PI?k Combined Sides: Existing. ►`� P` Required: P� ` Proposed: IJk, Distance between Existing: f'� 16'� Required: N k, Proposed: 1qA buildings: Existing non -conformities or encroachments and note if encroachment licenses have been issued: Variations 1 June 2009 Ms. Sara Adams City of Aspen 320 South Galena Street Aspen CO 81611 Re: 320 East Hyman Avenue Block 81, Lots P, Q, R, S Dear Sara: On behalf of the board and management of the Wheeler Opera House, please accept this letter as our statement that I shall serve as the authorized representative for all matters having to do with the above-referenced application and all subsequent work related to this application. Should you have any further questions on this matter, I can be reached at the below address and media information. Thank you. Sincerely Gram Slaton Executive Director Wheeler Opera House 320 East Hyman Avenue Aspen CO 81611 970-920-5790 gram.slaton@ci.aspen.co.us WH L R . 2 6 % C O M M . 7 4 % A . H . U . 0 % T O T A L 1 0 0 % LL 1 - B A S E M E N T 91 S F 0 S F 0 S F 9 1 S F 8 6 S F 2 5 1 S F 0 S F 3 3 7 S F 4 2 8 S F 0 S F 1 - F I R S T F L O O R 1, 1 3 3 S F 3 , 5 7 4 S F 0 S F 4 , 7 0 7 S F 4 4 9 S F 1 , 3 1 1 S F 0 S F 1 , 7 6 0 S F 6 , 4 6 7 S F 0 S F 2 - S E C O N D F L O O R 0 S F 0 S F 0 S F 0 S F 1 , 5 0 2 S F 4 , 3 8 4 S F 0 S F 5 , 8 8 6 S F 5 , 8 8 6 S F 0 S F P - P I T L E V E L 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 3 - O R C H E S T R A 0 S F 0 S F 0 S F 0 S F 1 , 5 2 9 S F 4 , 4 6 4 S F 0 S F 5 , 9 9 3 S F 5 , 9 9 3 S F 0 S F 4 - B A L C O N Y 0 S F 0 S F 0 S F 0 S F 4 8 0 S F 1 , 4 0 1 S F 0 S F 1 , 8 8 1 S F 1 , 8 8 1 S F 0 S F TO T A L 1, 2 2 4 S F 3 , 5 7 4 S F 0 S F 4 , 7 9 8 S F 4 , 0 4 5 S F 1 1 , 8 1 2 S F 0 S F 1 5 , 8 5 7 S F 2 0 , 6 5 5 S F 0 S F TO T A L F L O O R A R E A 1, 2 2 4 S F 4 , 0 4 5 S F 5,269 S F 0 . 8 8 : 1 16,500 S F 2 . 7 5 : 1 11,231 S F TO T A L F L O O R A R E A 3, 5 7 4 SF 11 , 8 1 2 S F 1 5 , 3 8 6 S F 0SF 15,386 S F 2 . 5 6 : 1 12,000 S F 2 . 0 : 1 (3,386)SF TO T A L F L O O R A R E A 0S F 0S F 0 S F N/A S F 0SF 4, 7 9 8 SF 1 5 , 8 5 7 S F 2 0 , 6 5 5 S F 3 . 4 4 : 1 16,500 S F 2 . 7 5 : 1 (4,155)SF 1, 0 5 0 SF PR O P E R T Y S I Z E = 6, 0 0 0 S F 3, 4 9 5 S F TO T A L F A R = 2 . 7 5 : 1 0S F 0S F 3 - O r c h e s t r a 0S F 0S F 4, 5 4 5 S F A. H . U . DI F F E R E N C E - U N D E R / (O V E R ) DECK AREA WH E E L E R TO T A L F L O O R A R E A AL L O W A B L E F L O O R A R E A AL L O W A B L E T O T A L F L O O R A R E A TO T A L WH E E L E R F L O O R A R E A AL L O W A B L E F L O O R A R E A DI F F E R E N C E - U N D E R / (O V E R ) EX I S T I N G FL O O R A R E A C A L C U L A T I O N S Wheeler - 2852 June 9, 2009 FL O O R L E V E L FL O O R A R E A N O N - U N I T S P A C E F.A.R TOTALS CO M M E R C I A L CO M M E R C I A L F L O O R A R E A DE C K A R E A C O U N T I N G T O W A R D F L O O R A R E A DI F F E R E N C E - U N D E R / (O V E R ) DI F F E R E N C E - U N D E R / (O V E R ) A. H . U . F L O O R A R E A AL L O W A B L E F L O O R A R E A ( U N L I M I T E D ) LL 1 - B a s e m e n t N / A TO T A L B U I L D I N G F L O O R A R E A TO T A L B U I L D I N G F L O O R A R E A NE T L E A S A B L E @ 8 5 % ( C O M M E R C I A L ) AR E A Pi t - P i t L e v e l AR E A N E T L I V A B L E ( A . H . U . ) TO T A L 4 - B a l c o n y 1 - F i r s t F l o o r 2 - S e c o n d F l o o r WH L R . 8 5 % C O M M . 3 % A . H . U . 1 3 % T O T A L 1 0 1 % LL 3 - L O W E S T B A S E M E N T 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F S F 0 S F 0 S F LL 2 - M I D L E V E L B A S E M E N T 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F S F 0 S F 0 S F LL 1 - U P P E R B A S E M E N T 49 S F 0 S F 0 S F 0 S F 1 7 2 S F 7 S F 2 6 S F 2 0 3 S F 2 0 3 S F 0 S F 1 - F I R S T F L O O R 79 8 S F 1 6 7 S F 0 S F 9 6 5 S F 2 , 4 3 2 S F 1 0 0 S F 3 7 1 S F 2 , 8 7 3 S F 3 , 8 3 8 S F 0 S F 2 - S E C O N D F L O O R 0 S F 0 S F 0 S F 0 S F 3 , 8 7 2 S F 1 5 9 S F 5 9 0 S F 4 , 5 7 5 S F 4 , 5 7 5 S F 1 4 1 S F P - P I T L E V E L 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 3 - O R C H E S T R A 1, 5 5 3 S F 0 S F 6 2 0 S F 2 , 1 7 3 S F 1 , 7 6 1 S F 7 2 S F 2 6 8 S F 2 , 0 8 0 S F 4 , 2 5 3 S F 0 S F 4 - B A L C O N Y 1, 6 6 7 S F 0 S F 0 S F 1 , 6 6 7 S F 1 3 2 S F 5 S F 2 0 S F 1 5 6 S F 1 , 8 2 3 S F 1 , 3 3 2 S F TO T A L 4, 0 6 7 S F 1 6 7 S F 6 2 0 S F 4 , 8 0 5 S F 8 , 3 6 8 S F 3 4 4 S F 1 , 2 7 6 S F 9 , 8 8 7 S F 1 4 , 6 9 2 S F 1 , 4 7 3 S F TO T A L F L O O R A R E A 4, 0 6 7 S F 8 , 3 6 8 S F 1 2 , 4 3 5 S F 2 . 0 7 : 1 12 , 0 0 0 S F 2 . 0 : 1 (4 3 5 ) SF TO T A L F L O O R A R E A 16 7 SF 34 4 S F 5 1 1 S F 0S F 51 1 S F 0 . 0 9 : 1 12 , 0 0 0 S F 2 . 0 : 1 11 , 4 8 9 S F TO T A L F L O O R A R E A 62 0 S F 1 , 2 7 6 S F 1 , 8 9 6 S F N/ A S F N/ A S F 4, 8 0 5 SF 9 , 8 8 7 S F 1 4 , 6 9 2 S F 2 . 4 5 : 1 16 , 5 0 0 S F 2 . 7 5 : 1 1, 8 0 8 S F 0 SF 56 9 S F PR O P E R T Y S I Z E = 6, 0 0 0 S F 0S F TO T A L F A R = 2 . 7 5 : 1 0S F 11 9 S F 0S F 0S F 1, 0 0 8 S F 0S F 1, 1 2 7 S F 5 6 9 S F PR O P O S E D O N L Y FL O O R A R E A C A L C U L A T I O N S Wheeler - 2852 June 9, 2009 FL O O R L E V E L FL O O R A R E A N O N - U N I T S P A C E F. A . R T O T A L S D E C K A R E A WH E E L E R C O M M E R C I A L A. H . U . T O T A L WH E E L E R F L O O R A R E A AL L O W A B L E F L O O R A R E A CO M M E R C I A L F L O O R A R E A DI F F E R E N C E - U N D E R / (O V E R ) DE C K A R E A C O U N T I N G T O W A R D F L O O R A R E A TO T A L F L O O R A R E A AL L O W A B L E F L O O R A R E A A. H U . F L O O R A R E A AL L O W A B L E F L O O R A R E A ( U N L I M I T E D ) TO T A L B U I L D I N G F L O O R A R E A DI F F E R E N C E - U N D E R / (O V E R ) DI F F E R E N C E - U N D E R / (O V E R ) TO T A L B U I L D I N G F L O O R A R E A AL L O W A B L E T O T A L F L O O R A R E A NE T L E A S A B L E @ 8 5 % ( C O M M E R C I A L ) A R E A N E T L I V A B L E ( A . H . U . ) A R E A DI F F E R E N C E - U N D E R / (O V E R ) LL 3 - L O W E S T B A S E M E N T A H U # 1 LL 2 - M I D L E V E L B A S E M E N T LL 1 - U P P E R B A S E M E N T 1 - F I R S T F L O O R 2 - S E C O N D F L O O R P - P I T L E V E L TO T A L T O T A L 3 - O R C H E S T R A 4 - B A L C O N Y WH L R . 4 3 % C O M M . 5 1 % A . H . U . 6 % T O T A L 1 0 0 % LL 3 - L O W E S T B A S E M E N T 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F S F 0 S F 0 S F LL 2 - M I D L E V E L B A S E M E N T 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F S F 0 S F 0 S F LL 1 - U P P E R B A S E M E N T 49 S F 0 S F 0 S F 4 9 S F 1 6 1 S F 1 9 3 S F 2 5 S F 3 7 9 S F 4 2 8 S F 0 S F 1 - F I R S T F L O O R 79 8 S F 4 , 8 7 4 S F 0 S F 5 , 6 7 2 S F 1 , 8 9 7 S F 2 , 2 7 3 S F 2 8 9 S F 4 , 4 5 9 S F 1 0 , 1 3 1 S F 0 S F 2 - S E C O N D F L O O R 0 S F 0 S F 0 S F 0 S F 4 , 2 8 9 S F 5 , 1 4 0 S F 6 5 4 S F 1 0 , 0 8 3 S F 1 0 , 0 8 3 S F 1 4 1 S F P - P I T L E V E L 0S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 0 S F 3 - O R C H E S T R A 1, 5 5 3 S F 0 S F 6 2 0 S F 2 , 1 7 3 S F 3 , 6 1 7 S F 4 , 3 3 5 S F 5 5 1 S F 8 , 5 0 4 S F 1 0 , 6 7 7 S F 0 S F 3 - B A L C O N Y 1, 6 6 7 S F 0 S F 0 S F 1 , 6 6 7 S F 3 0 1 S F 3 6 1 S F 4 6 S F 7 0 8 S F 2 , 4 3 1 S F 0 S F TO T A L 4, 0 6 7 S F 4 , 8 7 4 S F 6 2 0 S F 9 , 5 6 1 S F 1 0 , 2 6 6 S F 1 2 , 3 0 3 S F 1 , 5 6 5 S F 2 4 , 1 3 3 S F 3 3 , 7 5 0 S F 1 4 1 S F TO T A L F L O O R A R E A 4, 0 6 7 S F 1 0 , 2 6 6 S F 1 4 , 3 3 3 S F 1 . 1 9 : 1 24 , 0 0 0 S F 2 . 0 : 1 9, 6 6 7 S F TO T A L F L O O R A R E A 4, 8 7 4 SF 12 , 3 0 3 S F 1 7 , 1 7 7 S F 0S F 17 , 1 7 7 S F 1 . 4 3 : 1 24 , 0 0 0 S F 2 . 0 : 1 6, 8 2 3 S F TO T A L F L O O R A R E A 62 0 S F 1 , 5 6 5 S F 2 , 1 8 5 S F N/ A S F N/ A S F 9, 5 6 1 SF 2 4 , 1 3 3 S F 3 3 , 6 9 4 S F 2 . 8 1 : 1 33 , 0 0 0 S F 2 . 7 5 : 1 (6 9 4 ) SF 0 SF 56 9 S F PR O P E R T Y S I Z E = 12 , 0 0 0 S F 0S F TO T A L F A R = 2 . 7 5 : 1 1, 0 5 0 S F 4, 2 0 6 S F 0S F 0S F 1, 0 0 8 S F 0S F 6, 2 6 4 S F 5 6 9 S F DI F F E R E N C E - U N D E R / (O V E R ) DI F F E R E N C E - U N D E R / (O V E R ) DI F F E R E N C E - U N D E R / (O V E R ) 4 - B A L C O N Y TO T A L NE T L I V A B L E ( A . H . U . ) AH U # 1 TO T A L AR E A LL 3 - L O W E S T B A S E M E N T P - P I T L E V E L AR E A CO M B I N E D Wheeler - 2852 June 9, 2009 WH E E L E R F L O O R A R E A FL O O R L E V E L NO N - U N I T S P A C E AL L O W A B L E T O T A L F L O O R A R E A TO T A L B U I L D I N G F L O O R A R E A TO T A L B U I L D I N G F L O O R A R E A AL L O W A B L E F L O O R A R E A A. H U . F L O O R A R E A AL L O W A B L E F L O O R A R E A DE C K A R E A C O U N T I N G T O W A R D F L O O R A R E A TO T A L F L O O R A R E A AL L O W A B L E F L O O R A R E A ( U N L I M I T E D ) DI F F E R E N C E - U N D E R / (O V E R ) FL O O R A R E A C A L C U L A T I O N S CO M M E R C I A L F L O O R A R E A WH E E L E R FL O O R A R E A A. H . U . CO M M E R C I A L DECK AREA TO T A L F. A . R T O T A L S LL 1 - U P P E R B A S E M E N T 1 - F I R S T F L O O R 2 - S E C O N D F L O O R NE T L E A S A B L E @ 8 5 % ( C O M M E R C I A L ) 3 - O R C H E S T R A LL 2 - M I D L E V E L B A S E M E N T 16 , 5 0 0 SF 5, 2 6 9 SF 12 , 0 0 0 SF 12 , 4 3 5 SF 24 , 0 0 0 SF 14 , 3 3 3 SF 2. 7 5 :1 0 . 8 8 : 1 2. 0 :1 2 . 0 7 : 1 2. 0 :1 1 . 1 9 : 1 12 , 0 0 0 SF 15 , 3 8 6 SF 12 , 0 0 0 SF 51 1 SF 24 , 0 0 0 SF 17 , 1 7 7 SF 20 1 25 6 1 20 1 00 9 1 20 1 14 3 1 CO M M E R C I A L F L O O R A R E A EX I S T I N G AN D E M P L O Y E E G E N E R A T I O N WH E E L E R F L O O R A R E A PR O P O S E D O N L Y AL L O W A B L E A C T U A L SU M M A R Y O F F L O O R A R E A C A L C U L A T I O N S Wh e e l e r - 2 8 5 2 Ju n e 9 , 2 0 0 9 AC T U A L CO M B I N E D AL L O W A B L E A C T U A L AL L O W A B L E 2. 0 :1 2 . 5 6 : 1 2. 0 :1 0 . 0 9 : 1 2. 0 :1 1 . 4 3 : 1 N/ A SF 0 SF N/ A SF 1, 8 9 6 SF N/ A SF 2, 1 8 5 SF 16 , 5 0 0 SF 20 , 6 5 5 SF 16 , 5 0 0 SF 14 , 6 9 2 SF 33 , 0 0 0 SF 33 , 6 9 4 SF 2. 7 5 :1 3 . 4 4 : 1 2. 7 5 :1 2 . 4 5 : 1 2. 7 5 :1 2 . 8 1 : 1 NE T L E A S A B L E 4, 5 4 5 SF 1, 1 2 7 SF 6, 2 6 4 SF EM P L O Y E E G E N E R A T I O N 18 . 6 3 F T E 4 . 6 2 F T E 2 5 . 6 8 F T E B. 1 - B e d r o o m = 1 . 7 5 F T E , 2 - B e d r o o m s = 2 . 2 5 F T E C. 1 - B e d r o o m m i n i m u m s i z e = 6 0 0 s f ( c a t e g o r y 1 & 2 ) , 7 0 0 s f ( c a t e g o r y 3 & 4 ) , 8 0 0 s f ( c a t e g o r y 5 & 6 ) a n d 9 0 0 s f ( c a t e g o r y 7 ) 2 - B e d r o o m m i n i m u m s i z e = 8 5 0 s f ( c a t e g o r y 1 & 2 ) , 9 5 0 s f ( c a t e g o r y 3 & 4 ) , 1 , 0 0 0 s f ( c a t e g o r y 5 & 6 ) a n d 1 , 1 0 0 s f ( c a t e g o r y 7 ) A. H . U . F L O O R A R E A TO T A L B U I L D I N G F L O O R A R E A A. E m p l o y e e g e n e r a t i o n f o r t h i s z o n e d i s t r i c t i s 4 . 1 e m p l o y e e s p e r 1 , 0 0 0 s f o f n e t l e a s a b l e s p a c e . D �m mm z nm O -u 00D O= O C: cn m m K G) m O m :ft q! C°o CD co C m D z m J I o� to > mL. m _ 1._' i�F�T L — z Cf) D m — W HEELE�_SE�T�6Fd �6 y m Ali]' Street % -77 c l J j D U) = mm mm Z r nm O� O-0 0 D O= O c U) m it!;�! 00 o o'o G m v r D Z m v O 0 O U) m 0 D � cn = mm m Z mr nm OX O-0 p D O= O c U) m qt!;�! 00 o o'o G m m r D Z m m x U) z O ROM WAGNER PARK, SOUTH SIDE 3 -- D ALT 1 MODEL IMAGE VVI 1L."LcM Urt:mA NUUbE ASPEN, COLORADO 7/29/09 FMG PROJECT # 0901 Farewell Mills Gatsch archi�ects«< rowland + b Oughton architecture and urban design P ZVI F . . . . . . . . . . . . . . . "'i"' • D 0 A41 .. .. ..... A41 uOtsep uegan pue ainjoelp oia uol46no.jq + PUDIMoa „spaji q yap psloo SIIiW jja/V\Gjo� Soso # 103rMJd DwJ 60/6Z/L Od`d2J0�0O N3dS`d 3Sf10H V213d0 b3�33HM 3aIS H1f10S `N2J`dd 213NOdM WMJJ M3In 'Z u6rsep ueqjn pue einjaelplore uo}yfinoaq + puoIMoa X060 # 103f'Obd SWA Od`d?10'100 `N3dS`d 60/6Z/L J 3SilOH `d�13d0 2J3133HM IIpe sll!W IIGMGJDJ 3J`dWl �340W t i v (I c 341S H1f10S `N2]dd bONOb'M WMJ-� M3In 'Z WHEELER OPERA HOUSE 320 EAST HYMAN AVENUE ASPEN, COLORADO 81611 BLOCK 81, LOTS P, Q, R AND S PUD APPLICATION CONCEPTUAL REVIEW Prepared by: FMG ARCHITECTS 200 Forrestal Road Princeton, NJ 08540 T 609-452-1777 F 609-452-7192 ROWLAND+BROUGHTON ARCHITECTURE & URBAN DESIGN 117 S. Monarch Street Aspen, CO 81611 T 970-544-9006 F 970-544-3473 2 July 2009 PUD Conceptual Review Page 2 of 24 I. Introduction A. Overview This application seeks a Planned Unit Development (PUD) conceptual review for the expansion of the Wheeler Opera House located at 320 East Hyman Avenue. The subject property is in Commercial Core (CC) zone district and does not meet the dimensional requirements; therefore a PUD review path is being taken to establish a site specific plan and encourage the most beneficial use of the existing and proposed building. The significance of the Wheeler Opera House to our community as an architectural and institutional icon has led to a thorough public process. Herein in lies the collaboration between the City of Aspen as both client and reviewer, community and Design Team. The work proposed for the Wheeler Opera House - to develop an expansion and to design improvements to the existing building - will address numerous issues, among them infrastructure, staff work space and audience accommodation. The proposed program of the Wheeler Opera House will benefit the needs of the community while providing a much needed improvement to the existing systems and structure. The subject property is legally described as Block 81, Lots P, Q, R and S, City and Townsite of Aspen. The City of Aspen owns the Wheeler Opera House, which is located on the corner of Hyman and Mill Streets. The building is a local designated landmark, National Register property and a contributing resource within the Commercial Core (CC) Historic District. It is considered an art, culture and civic use building as defined in the Aspen Land Use Code (26.104.100). The Wheeler is also considered an Essential Public Facility, which recognizes the building and institution as a facility serving the general public and needs of the community. The Wheeler Opera House was constructed in 1889 by Jerome Wheeler at the height of the silver mining boom in Aspen. The building housed a bank and retail establishments on the lower floor levels and a full theater on the top floors with seating for over 500. A silver bust and a pair of devastating fires in 1912 closed the theater, although the retail spaces remained in operation. The City of Aspen acquired the property in 1918, but it was not until the late 1940’s that a revival of the area based on skiing and the arts led to the reopening of the theater. A series of partial renovations over the years culminated in a full restoration of the building in 1984, returning the theater to its former glory, while providing for much needed support space and bringing the building up to then current code. The Wheeler Opera House today is a presenting house, hosting a wide variety of events including concerts, theater, dance, opera, lectures, films, comedy acts and community events. Its single main stage and lobby cannot meet the needs of the many arts organizations that would like to use it for performances, rehearsals and receptions. The adjacent lot of 60’x100’ was purchased in 1982 specifically to accommodate these kinds of needs. 2 July 2009 PUD Conceptual Review Page 3 of 24 HPC and P&Z Work Sessions and Public Outreach The Wheeler Opera House and the Design Team attended and presented conceptual program and building design to the HPC and P&Z at public Work Sessions and Conceptual Hearings held on April 8, 2009, May 13, 2009 and June 24, 2009. In these meetings, the Wheeler and the Design Team discussed the process of programming undertaken with project stakeholders, the required program for the proposed addition, existing and proposed operational conditions, operational costs, significant impacts on the existing building, and issues related to the City’s Land Use Code. Valuable information was gathered from commission members through their comments on building use, mass, height, materials, parking, etc. These comments have been weighed and addressed where possible in preparing this formal application. Critical to the success of the project is good, interactive communication with a variety of community groups. As we have seen with other projects in Aspen, it is important that the community has input into the process and project goals so that everyone is an advocate and proud of the finished project. The Wheeler, FMG, and R+B have engaged the public through Community Information Sessions. Two of these sessions were held on Monday April 6, 2009 at the Wheeler. More sessions are scheduled to be held through July and August. These sessions have fostered a dialogue between the Wheeler, Design Team, and the citizens of Aspen, and a valuable exchange of ideas about the opportunities and challenges of the project has been and will continue to be part of the design process. To further engage the community in the process and to disseminate information, the following techniques are in the planning stages or have already been realized: • City hosted website with information and updates about the process. During construction, visual updates from a construction cam can be posted. • In addition to the Community Information Sessions, more informal public events with the Design team for Q&A and meet and greet opportunities are planned to keep the community informed and transparency in the process. • Public display of models and visual aids. • Engage with the local media with press releases of milestones and project updates. • For the valley’s young artists, we could set up a model making workshop and teach about making models and then have the artists create their own models. The architects would be present with examples and help to educate about the fusion of art and architecture, the process of design, and considerations of context and history. • Finally, as this building will be sustainable and innovative, we will provide information on these ideas in all the approaches listed above. This will help to raise awareness and will allow the community insight into the improvements to the Wheeler Opera House. 2 July 2009 PUD Conceptual Review Page 4 of 24 The City officials, staff and commissioners are an excellent cross section of the community of Aspen and their ongoing feedback is informing the outreach goals of the project. These groups, public and private, are dedicated to ensuring that Aspen remains vital and historically intact. B. Application Contents As this application involves the expansion of an iconic building in Aspen, joint Work Sessions and Hearings are still happening with the HPC and P&Z in order for this project to best represent the City of Aspen and one of its greatest artistic, cultural and civic buildings and institutions. These Work Sessions and Hearings are dealing with the conceptual design of the mass, scale, height, context and site location (26.415.070), commercial design review (26.412.040 and .060) and a special review for parking (26.515.040). The proposal does not meet some of the Commercial Core (CC) zone district dimensional requirements; therefore, the Planned Unit Development review process has been deemed the most appropriate way to move forward. Accordingly, this PUD application has been prepared pursuant to Aspen Land Use Code Sections 26.304, 26.445.010, 26.445.020, 26.445.030, 26.445.040 and 26.445.050. “The purpose of the Planned Unit Development (PUD) designation is to encourage flexibility and innovation in the land 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 existing and future surrounding land uses than would be possible through the strict application of the underlying zone district provisions. C. Preserves natural and man-made site features of historic, cultural, or scenic value. D. Promotes more efficient use of land, public facilities, and governmental services. E. Incorporates an appropriate level of public input to the planning process to ensure sensitivity to neighborhood and community goals and objectives. In addition, this submittal includes the following: • A copy of the Pre-Application Conference Summary with Sara Adams is included as Exhibit 1. • The Land Use Application and Dimensional Requirements Forms are attached hereto as Exhibit 2. • The applicant information letter dated June 1, 2009 is Exhibit 3. • Proof of the applicant’s ownership is provided hereto as Exhibit 4. • The Site Improvement Survey is Exhibit 5. • A proposal narrative, originally presented to HPC and P&Z in provided hereto as Exhibit 6. • An adjacent property owners list is Exhibit 7. • The most recent architectural drawings with FAR calculations are Exhibit 8. 2 July 2009 PUD Conceptual Review Page 5 of 24 • The diagrams exploring view planes and photo documentation of existing conditions is Exhibit 9. • The Program Summary originally given to the HPC, P&Z, and staff as well as an updated Program Breakdown outlining the progression of the programming process is Exhibit 10. • The responses to the Commercial Core Historic District Guidelines are Exhibit 11. • A memorandum draft to that was presented to the HPC and P&Z is Exhibit 12. • Minutes from meetings with Outside Community Groups are Exhibit 13. 2 July 2009 PUD Conceptual Review Page 6 of 24 II. Project Site & Surrounding Area The subject property address is 320 East Hyman Avenue and it is legally described as Block 81, Lots P, Q, R and S, City and Townsite of Aspen. Its’ Parcel Identification Number is 2737- 073-38-851. The existing structure is one of the most easily recognizable landmarks in the City of Aspen. The site is situated on the northwest corner of Hyman Avenue and Mill Street, directly across from the intersection of the Mill Street pedestrian mall and the Hyman Avenue pedestrian mall. It is adjacent to the Mother Lode Building. Wagner Park is half a block from the entrance of the building, and one block to the west is Francis Whitaker Park. The subject property is a local designated landmark, National Register property and a contributing resource within the Commercial Core (CC) Historic District. Consistent with the zoning and location, the surrounding buildings house a mix of uses including retail establishments, restaurants, lodging, and offices, as well as free market and affordable residences. The Vicinity Map below shows the property’s general location relative to the surrounding area. 2 July 2009 PUD Conceptual Review Page 7 of 24 III. Review Requirements A. General Requirements A.1 Consistency with Aspen Area Community Plan The proposed development shall be consistent with the Aspen Area Community Plan. Outlined below are appropriate sections of the Aspen Area Community Plan (AACP) in italicized print, followed by a description of the proposal’s compliance and/or consistency therewith, as applicable. With regard to the “Managing Growth” section of the AACP, the stated community goals include: • “We should endeavor to bring the middle class back into our community. We should discourage sprawl and recognize its cost to the character of our community, our open spaces and our rural resources as well as the fiscal expenses associated with the physical infrastructure of sprawl.” Development of one residential unit for an employee of the Wheeler is a step towards “endeavoring to bring the middle class back into our community.” This also has the added benefit for a live/work relationship to occur, decreasing the dependence on personal transportation. • “Contain development with the creation of an Aspen Community Growth Boundary …” The proposed development site is not only within the Urban Growth Boundary, but also within the heart of the Infill Area. The City of Aspen acquired the property, located in our Commercial Core (CC) in 1918. A series of partial renovations, and a full restoration in 1984, brought the theatre to its present state. The City had the foresight to purchase the adjacent two lots to allow for the expansion of the Wheeler to provide for additional amenities not possible in the original building. The fact that the expansion of the Wheeler Opera House is an infill project and not a relocation is essential to the containment of growth within the Aspen Community Growth Boundary. • “Foster a well-balanced community through integrated design that promotes economic diversity, transit and pedestrian friendly lifestyles and the mixing of people from different backgrounds.” The proposed expansion includes a mix of artistic, cultural, civic, artist housing and employee housing while freeing space in the existing building for office, retail and restaurant space. The project site, in and of itself, promotes a pedestrian friendly lifestyle; it is located in the center of the commercial core, at the intersection of two pedestrian malls, half a block from Wagner Park and 2 blocks from the Rubey Park bus station and the Francis Whitaker Park. Grocery and other shopping, restaurants, banking and other public amenities are all located within a short walk or bike ride from the site. With regard to the “Transportation” section of the AACP, the stated community goals include: • “The community seeks to provide a balanced, integrated transportation system for residents, visitors, and commuters that reduces congestion and air pollution. Walking, bicycling and 2 July 2009 PUD Conceptual Review Page 8 of 24 transit use is promoted to help us reach that goal.” As explained above, the project site and current stature within our community promotes the use of transit and pedestrian friendly lifestyle. The expansion of the Wheeler will also attract more visitors to the Commercial Core while not inundating the area with more parked vehicles. The proximity to lodging and the transit hub of Aspen, Rubey Park, supports a pedestrian friendly and transit oriented access to the building. With regard to the “Housing” section of the AACP, the stated community goals include: • “A healthy social balance includes all income ranges and types of people. Each project should endeavor to further that mix and to avoid segregation of economic and social classes by project.” The proposal for the expansion of the Wheeler Opera House not only reinforces the social balance sought by this goal statement but enhances it as well. With the addition of one staff apartment and one artist apartment that would house visiting performers. This diversity of inhabitation is a unique example of how the Wheeler can serve two of its greatest assets under the same roof, the performer and the staff. The new smaller performance venue will also allow for a greater range of programming opportunities, which will expand the audience base beyond what is currently possible. A broader events calendar allows for more options and greater experimentation in scheduling, which in turn will attract more diverse visitors to the facility. • “Criteria 1: Community Growth Boundary location” The subject property is located in within the Community Growth Boundary. • “Criteria 2: Proximity to available mass transit” The subject property is one block from Rubey Park bus station, Aspen’s mass transit main hub. • “Criteria 3: ‘Containable Development’ compatible w/ neighborhood & does not promote sprawl” The Wheeler expansion is an infill project utilizing a previously purchased site intended for this use with design sensitivity in mass and scale for its neighbors. “Criteria A: Contiguous to existing public facilities and infrastructure” The proposed project is an expansion of an existing building. The existing public utilities are adequate within the right of way including water, sewer and electric and do not require upgrading. We will, however, be reconfiguring some of the secondary lines to better service our building including relocating the transformer. We may also be abandoning some older lines that are no longer needed. • “Criteria B: Amenable to transit, bike and pedestrian oriented design (non-automotive)” The project site, in and of itself, promotes a pedestrian friendly lifestyle; it is located in the center of the Commercial Core, at the intersection of two pedestrian malls, half a block from Wagner Park and a block from the Rubey Park bus station and the Francis Whitaker Park. Grocery and other shopping, restaurants, banking and other public amenities are all located within a short walk or bike ride from the site. 2 July 2009 PUD Conceptual Review Page 9 of 24 • “Criteria F: Quality of life: range of income groups, mixed uses, access to open space” The combination of guest artist housing and staff housing, above retail and restaurant spaces, half a block from Wagner Park and one block from Francis Whitaker Park, promotes a range in terms of uses and access. With regard to the “Economic Sustainability” section of the AACP, the stated community goals include: “Maintain a healthy, vibrant and diversified year-round economy that supports the Aspen area community; to maintain and enhance existing business and cultural entities….” The Wheeler Opera House is Aspen’s premiere performing arts venue; the 500 seat auditorium hosts over 300 events each year including theater productions, concerts, dance performances, comedy festivals, films and lectures. The Wheeler Opera House is embarking on a major expansion of its current facility first planned in the late 1970s to better serve the community. Listed on both the State and National Historic Registers, the Wheeler Opera House is a four story block located in the center of town at the intersection of Hyman and Mills Streets. The building accommodates administrative offices and support spaces on the lowest level, a box office and tenant space for a restaurant/bar and an art gallery on the ground floor, the main theater lobby, including a bar and restrooms, and performer dressing rooms on the second floor and the theater itself on the third and floors. A partial floor between the second and third floors accommodates additional dressing rooms and a green room. Vertical circulation in the building currently consists of: an open stair serving the theater levels, a fire stair at the northeast corner and a fire stair addition serving all levels of the building. A passenger elevator and a service elevator were also added at the time of the renovation. Proposed new spaces include: 299 seat performance space with associated support spaces, lobby for new theater and expanded lobby for existing theater, relocated box office and administrative offices, and housing for employees and visiting artists. The difficult task of relating the existing Wheeler Opera House and the proposed expansion has created certain dimensional needs in order to align the new with the old. In order “to maintain and enhance existing business and cultural entities” there must a direct relationship between the existing building and the expansion for spatial reasons and programmatic reasons. • “Enhance the wealth-generating capacity of the local economy while minimizing the rate at which cash flows through the local economy (‘throughput’) and limiting the expansion of the physical size of the community” The Wheeler Opera House has done a study on how to increase the wealth-generating capacity of the institution while only having to add two full-time staff members. The expansion nearly doubles the existing space and will allow for more programming to occur. Below is a description of how the workings of the theater can be maximized while limiting the need for more employee generation.  The Wheeler does not intend to regularly increase its scope of presented attractions, except during the ten weeks of summer when the historic venue is by contract given over to the Aspen Music Festival’s Opera Theatre program, and 2 July 2009 PUD Conceptual Review Page 10 of 24 at peak times of year such as Christmas-to-New-Years week, where it is highly desirable to have additional stage capacity available to the community. The expansion’s theatre will also allow community groups to have better access to the Wheeler Opera House for purposes such as rehearsals, classrooms, and other purposes that the Wheeler at present cannot sufficiently schedule. These are largely self-driven uses and do not require anything beyond minimal staff check- ins and technical assistance.  The Wheeler does anticipate a higher level of non-theatrical activity, such as rental of the expanded second-floor lobby for receptions and parties, which will make better use of existing house management staff, particularly during the high-traffic summer period.  The Wheeler also anticipates that some or all of the film programming that the Wheeler Film Society (or a successor organization) currently does in the historic theatre would transition to the expansion theatre, and that Aspen Film would possibly schedule both Wheeler theatres concurrently during its festivals.  Simultaneous activity does not necessarily have a negative effect on existing staffing, and in fact it is quite an ordinary occurrence in theatre complexes. Staggered curtain times allow house staff to move smoothly between events taking place concurrently for the purposes of people management, intermission traffic control, and event conclusion. Current Wheeler house management staff (two full-time and multiple part-time) should be sufficient for managing a two- venue complex.  The Wheeler’s box office operation should not be negatively impacted at all from an additional onsite theatre. Known as Aspen Show Tickets, the Wheeler’s box office operation currently services arts groups throughout the Roaring Fork Valley, including offsite management of events. The box office’s infrastructure is already in place for repetitive doubling of onsite activity. “…we share our community with a large number of guests.” The Wheeler Opera House is an iconic building in the City of Aspen as well as an attraction that many guest to our City take advantage of during their stay. An expanded Wheeler Opera House means an expansion in the types and styles of offerings. A new 299-seat performance space would complement the existing large hall, providing a smaller venue for events (films, plays, classical concerts, jazz and pop-rock concerts, dance and lectures) not needing the main stage. The seating should be flexible to allow for various configurations including proscenium, thrust and theater in the round. This diversity of program offerings will increase the options for entertainment and increase the range of programming the Wheeler can offer. A broader events calendar allows for more options and greater experimentation in scheduling, which in turn will attract more diverse visitors to the facility. “A vibrant economy requires positive working relationships between people and institutions, especially between private and public sectors.” Critical to the success of the project is good, interactive communication with a variety of community groups. As we have seen with other 2 July 2009 PUD Conceptual Review Page 11 of 24 projects in Aspen, it is important that the community has input into the process and project goals so that everyone is an advocate and proud of the finished project. The community groups interviewed so far include, but are not limited to: Aspen Film, Theater Aspen, Mountain Grove Productions, The Aspen Music Festival and School, Aspen Art Museum, Comedy Performances and Theater Masters. The Wheeler, FMG and R+B have engaged the public through Community Information Sessions. Two of these sessions were held on Monday April 6, 2009 at the Wheeler. More sessions are scheduled to be held through July and August. These sessions have fostered a dialogue between the Wheeler, Design Team, and the citizens of Aspen, and are valuable for the exchange of ideas about the opportunities and challenges of the project. This has been and will continue to be part of the design process. • “A sustainable community’s economy can get better without getting bigger. The economy and local businesses strengthen their positions, not by continually increasing throughput, but by maximizing benefit and profit with existing throughput.” The Wheeler Opera House has done a study on how to increase the wealth-generating capacity of the institution while only having to add two full-time staff members. The expansion nearly doubles the existing space and will allow for more programming to occur. Above is a description of how the workings of the theater can be maximized while limiting the need for more employee generation. The Wheeler is supported by a Real Estate Transfer Tax (RETT), which enables it to be used by local non-profit organizations at a subsidized rate. The Wheeler Opera House and Second Floor Lobby are available for rental throughout the year. With the addition of a Multi-Purpose room there becomes an added source of income generation from rentals. The addition of more leasable space will also assist in the costs attributed to the operation of the theater. With regard to the “Historic Preservation” section of the AACP, the stated community goals include: “Preserve Aspen’s irreplaceable historic resources.” The Wheeler Opera House building is a local designated landmark, National Register property and a contributing resource within the Commercial Core (CC) Historic District. It is considered an art, culture and civic use building as defined in the Aspen Land Use Code (26.104.100). The Wheeler is also considered an Essential Public Facility, which recognizes the building and institution as a facility serving the general public and needs of the community. For 120 years, the story of the Wheeler Opera House has been the story of the town. Through boom and bust and boom again, both building and town have proven a resiliency and tenacity that have defied the odds. In Aspen, the heart of that culture has always centered on the corner of Hyman Avenue and Mill Street. “We must continue to build on what we have by authentically preserving historic structures and creating thoughtful new buildings that encourage and shape that feeling of historical continuity.” The proposed addition is designed to be compatible with and enhance the visual character of the City and more specifically that of its immediate neighbors. While its materials, massing, fenestration, heights have been detailed to relate first and foremost to the historic Wheeler Opera House to the east, it is also compatible and respectful of the adjacent neighbor, the Mother Lode, and the other commercial buildings in the downtown. The addition is not 2 July 2009 PUD Conceptual Review Page 12 of 24 intended to copy what is there, but rather to provide an innovative and contemporary look to the new construction. “We recognize that the travel and tourism industry is a powerhouse for economic growth and that the development and marketing of tourism is necessary to sustain our local economy and way of life.” The Wheeler Opera House is Aspen’s premiere performing arts venue; the 500 seat auditorium hosts over 300 events each year including theater productions, concerts, dance performances, comedy festivals, films and lectures. The Wheeler Opera House is embarking on a major expansion of its current facility first planned in the late 1970s to better serve the community. If the plans for this expansion are realized as anticipated, it will create a second full theater space with enough flexibility to be in regular use in a variety of configurations, as well as expanded second-floor lobby space, a purpose-driven box office, administrative offices, artist housing, and employee housing. The new smaller performance venue will allow for a greater range of programming opportunities, which will expand the audience base beyond what is currently possible. A broader events calendar allows for more options and greater experimentation in scheduling, which in turn will attract more diverse visitors to the facility. “Retain and support an eclectic mix of historical structures in our community.” The Wheeler Opera House is at a crossroads in its operations, a long time in the making. The Wheeler is a presenting house, hosting a wide variety of events including concerts, theater, dance, opera, lectures, films, comedy acts and community events. Its single main stage and lobby cannot meet the needs of the many arts organizations that would like to use it for performances, rehearsals and receptions. The adjacent lot of 60’x100’ was purchased in 1982 specifically to accommodate these kinds of needs. The opportunity to build adjacent to such a historic and iconic structure is a complex undertaking that must be studied in depth to avoid adverse stresses and damage to existing building fabric. In addition, contextual relationships and design quality must be maintained. With regard to the “Design Quality” section of the AACP, the stated community goals include: “Decisions regarding scale, massing, form, materials, texture and color must first be measured by context. Contextual appropriates transcends “style” alone.” The proposed addition is designed to be compatible with and enhance the visual character of the City and more specifically that of its immediate neighbors. While its materials, massing, fenestration and heights have been detailed to relate first and foremost to the historic Wheeler Opera House to the east, it is also compatible and respectful of the adjacent neighbor, the Mother Lode, and the other commercial buildings in the downtown. The addition is not intended to copy what is there, but rather to provide an innovative and contemporary look to the new construction. Materials include local rusticated and smooth peachblow sandstone, similar to that in the existing Wheeler, and glass curtain wall to allow for expansive views out toward Aspen 2 July 2009 PUD Conceptual Review Page 13 of 24 Mountain from the public lobbies on each floor at the south side and to allow daylight in to those same spaces. While floor heights of the new construction have been set to meet the floors of the adjacent Wheeler for accessibility to each of the four floors, the massing of the new building has considered the height of the adjacent buildings, stepping down from the Wheeler cornice line at the front façade and matching the height of the Mother Lode on the opposite side. The apartment on the fourth floor of the addition is set back from the south façade so that it is not visible from Hyman Avenue. The addition has been set back four feet from the sidewalk to respect the corner of the historic Wheeler Opera House. The building’s character is suitable for and indicative of its public/civic use, with large scale elements in the main south façade consisting of curtain wall at the center with flanking masonry piers, a recess and projecting balcony above the entry and punched openings at either side in the connector and the monumental stair. The glass allows for visibility into the building as well as out toward the views. “Make every public project a model of good development, on all levels, from quality design to positive contributions to the community fabric.” As stated above the proposed addition is designed to be compatible with and enhance the visual character of the City and the community fabric. The new addition is being designed to high standards of sustainability, and the Design Team is working with the City of Aspen’s Canary Initiative and the Building Department in defining specific standards for the facility, including energy use, storm water treatment, and material selection. This informs the level of commitment of the City of Aspen and the Design Team to what “good development” represents. A.2 Consistency with Character The proposed development shall be consistent with the character of existing land uses in the surrounding area. The proposed development is an Essential Public Facility. It consists of a public theater with support spaces, commercial on the ground floor (in the existing building), and two housing units. The existing land uses in the surrounding area are commercial and some mixed use. This area of Aspen acts as one of the “hubs” in our downtown core. There are restaurants, the fountain, existing Wheeler Opera House, a park, pedestrian malls, hotels and retail spaces. The mix of uses are used throughout the day and evening. The proposed development will further enliven this area and further define this “hub” by providing more public facilities and a venue that is used day and evening. A.3 Future Development Patterns The proposed development shall not adversely affect the future development of the surrounding area. 2 July 2009 PUD Conceptual Review Page 14 of 24 The proposed development will not adversely affect future development of the surrounding area because it is filling in the last missing “tooth” in the block of historic buildings and will encourage pedestrian and commercial activity to move further west towards the historic Crystal Palace and beyond. The proposed development is an infill project and its location is within the urban growth boundary. This development is further encouraged in the AACP Managing Growth section which encourages development to be contained within the Aspen Community Growth Boundary to ensure development is contained and sprawl is minimized. The Wheeler Expansion will encourage future development by providing more public facilities and vitality to our downtown core. A.4 GMQS Exemption 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. The proposed development will require GMQS review. This review will be part of the final PUD development plan review after conceptual PUD review. We understand that there are GMQS allotments available. As per Land Use Code 26.470.070.1. Enlargement of a Historic Landmark for Commercial, Lodge or Mixed-Use Development criteria a) states that up to four (4) employees generated by the additional commercial development shall not require the provision of affordable housing. The proposed development does however include one (1) affordable housing unit and it will conform to the guidelines as per Land Use Code 26.470.070.4 Affordable Housing. B. Dimensional Requirements B.1 Appropriateness of Proposed Massing 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 expected future 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. 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 proposed dimensional requirements for the proposed development are appropriate and compatible as outlined below: a) The surrounding area is comprised of buildings at a variety of heights and scale. The adjacent existing historic Wheeler Opera House is 55’-7” to the cornice and 71’-0” to its highest point. The adjacent historic Mother Lode redevelopment is 40’-11” tall. The proposed development is 42’-0” tall at the street and 51’-2” at the top of the fourth floor multi-use apartment. The multi-use apartment is set back 64’-2” from the front façade of the existing Wheeler Opera House. 2 July 2009 PUD Conceptual Review Page 15 of 24 The proposed development compliments the character of the existing land uses in the surrounding area by being similar in mass and scale. All of the surrounding lots have been developed and any future development will be infill of existing developments. b) There are no natural or man-made hazards in the surrounding area. c) The existing lot is an expansion lot. The expansion lot is flat with no significant land features. There are existing trees. Gram Slaton and his Wheeler staff have had several on-site meetings with the Parks Department and the City Forester about the trees. As per the City Forester, many of the trees are sick and a permit for their removal will be issued. Other trees will require a construction removal permit and this permit is already in process. d) The proposed development is compatible with the existing and proposed man-made characteristics of the property. There is currently noise, traffic, transit and pedestrian circulation that all contribute to this vital part of the downtown core. The proposed development is a benefactor to these characteristics and further encourages the City’s vitality. Parking is on the street and at the nearby Rio Grande parking lot. The proposed development is located in the downtown historic district and is in between two historic buildings, the Wheeler Opera House and the Mother Lode. As outlined above, the expansion is similar in scale and mass to the historic adjacent properties and is respectful of this prominent position in the City’s context. B.2 Open Space 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. The proposed development covers the majority of the lot and there is no open space. This is characteristic of the other historic development along the block (Wheeler Opera House, Mother Lode, Crystal Palace). The proposed development includes an appropriate set back from Hyman Avenue. The set back allows for a physical relief from the historic Wheeler Opera House to the expansion. The set back also allows for a public gathering area before and after shows while not bottle necking the existing sidewalk. B.3 Parking 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 nonresidential land uses. b) The varying time periods of use, whenever joint use of common parking is proposed. 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. 2 July 2009 PUD Conceptual Review Page 16 of 24 The proposed development does not include any off-street parking spaces. An on-site parking solution is practically difficult. In order to keep the proposed development down in height, the additional theater is being proposed for below grade. This precludes any below grade parking on the small lot. Any above grade parking is also practically difficult, as the proposed development has a required loading dock, which spans the majority of the alley facing portion of the development. This does not allow for any access to at grade or above grade parking from the alley. Access from the front of the lot (Hyman Avenue) is also impractical as it would take up the majority of the front façade and is not allowed by the City. The project is located in the downtown core and it’s adjacency to existing public parking and alternative transportation provides support for no onsite parking. The following are responses to the above considerations: a) Wheeler staff will shift all personal-vehicle parking to the Rio Grande parking garage or travel by public transport/bike/foot. The Wheeler benefits from being 4 blocks from the Rio Grande parking lot and 2 blocks from Rubey Park Bus Terminal. The majority of the activity at the Wheeler is after business hours. This is beneficial to both the City and the Wheeler, since the parking garage is primarily busy during the day without nighttime usage, while theaters see a majority of their activity after business hours. Wheeler staff will work with the City Parking department on signage, noticing, and other proven methods in order to direct car traffic to the Mill Street parking deck upon completion of the expansion project. The proposed expansion will include a loading dock of approximately the same depth as it currently enjoys, with sufficient space to park 90% of the trucks and busses needed by touring artist and frequently required to stay onsite. As is the case now, there will occasionally (3 – 4 times per year maximum) be a need for accommodating a tour bus in the public parking area alongside the Mill Street face of the historic venue. Wheeler staff works very cooperatively with City Parking staff to facilitate this very occasional need. b) The existing Rio Grande parking lot is 4 blocks away and adequately serves the need of the proposed development. The majority of the activity at the Wheeler is after business hours. This allows for the joint use of the near Rio Grande parking lot, which is primarily used during the day. c) The Wheeler Opera House and Expansion is on the bus line and 2 blocks from the Rubey Park Bus Terminal, making it easy for patrons and visitors to take public transportation to and from the venue. Automobile use is discouraged and the Wheeler will work with The City to provide more bike racks on the block so that biking is encouraged along with bus use and walking. d) The proposed development is in the downtown core and adjacent to commercial and activity centers. The central location makes it easy for patrons and visitors to access the subject property. The housing of the Aspen Chamber Resort Association (ACRA) information desk further centralizes the program of the Wheeler Opera House in relation to the City of Aspen. 2 July 2009 PUD Conceptual Review Page 17 of 24 B.6 Density 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: a) The increase in density serves one or more goals of the community as expressed in the 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 B4 and B5, 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. The proposed development slightly increases the allowable density as outlined in the underlying CC zone district. The allowable FAR is 2.75:1 and the proposed development is 2.87:1. This increase is compatible with the surrounding development patterns and helps to maximize the Essential Public Facility aspect of the proposed addition. The existing Wheeler Opera House has an existing FAR ratio of 3.44:1. a) The increase in density is supported by the goals in the AACP as outlined at the beginning of this document. b) The site physically can accommodate the additional density and there exists no negative physical characteristics of the site. Specifically, there will be no negative impact to: water pressure, road impacts as it pertains to fire protection, snow removal, road maintenance and air quality. The site does not have any impacts from ground instability, mudflow, rock falls or avalanche dangers. The design team has been coordinating with City Engineering on many aspects of the proposed development and specific storm water practices are being coordinated so that the development is in compliance with City guidelines. c) The proposed development’s slight increase in maximum density results in a development pattern that is compatible and complimentary with the surrounding existing and expected development pattern, land uses and characteristics. The surrounding context is in the highest density zone in the City and the proposed development is respectful and contextual with its surrounding. 2 July 2009 PUD Conceptual Review Page 18 of 24 C. Site Design C.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. The subject property is an existing building and on a previously developed site. The existing building is one of the most recognizable buildings in Aspen, listed on both the State and National Historic Registers. It contributes to the identity of Aspen as a structure and institution. The proposed expansion of the Wheeler Opera House will further enhance this role. The Wheeler is a presenting house, hosting a wide variety of events including concerts, theater, dance, opera, lectures, films, comedy acts and community events. Its single main stage and lobby cannot meet the needs of the many arts organizations that would like to use it for performances, rehearsals and receptions. The adjacent lot of 60’x100’ was purchased in 1982 specifically to accommodate these kinds of needs. C.2 Structures have been clustered to appropriately preserve significant open spaces and vistas. As part of the restoration project, the City had acquired the adjacent two lots to allow for the expansion of the Wheeler to provide for additional amenities not possible in the original building. For a number of reasons the addition was never realized and the lot still sits vacant. By using this vital resource for the expansion, the utilities and program, as well as the sensitivity to the architecture will allow an appropriate connection while not compromising the view planes in Aspen. Please refer to our View Plane Diagrams and images in Exhibit 9. C.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. The Wheeler Opera House is a four story block located in the center of town at the intersection of Hyman and Mills Streets. The Wheeler Opera House is one of the most recognizable buildings in Aspen and indicative of our cities history. The building is orientated north – south with the public access from the south. The building’s character is suitable for and indicative of its public/civic use, with large scale elements in the main south façade consisting of curtain wall at the center with flanking masonry piers. Its contribution to the streetscape is most clear in the proposed expansion which at the ground level houses the lobby and box office as well as the ACRA desk, an essential amenity to the City of Aspen. 2 July 2009 PUD Conceptual Review Page 19 of 24 C.4 Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. Buildings and access ways are appropriately arranged to allow emergency and service vehicle access. The Wheeler Opera House is located on a corner lot with vehicular access from Hyman Avenue, Mill Street and the alley. The proposed addition can be accessed at both the front and back from Hyman Avenue and the alley. The streets are large enough for all emergency vehicles. Access into the building is at grade at both the back and front. A loading area at the back is available for parking smaller emergency vehicles and getting them out of the alley. C.5 Adequate pedestrian and handicapped access is provided. Adequate pedestrian and handicapped access is provided. The building provides pedestrian access on Hyman Avenue through multiple doors at grade. Pedestrian access is also available for staff and performers from an alley entrance at the loading area. The building is barrier free for all with the entrances at the front and back at grade and multiple elevators serving all floors, two for public access and one for performer and apartment access. All of the restrooms are barrier free including those for the performers as well as the public. Accessible routes are provided throughout the building and clearances meet the requirements for barrier free access. The addition also increases the accessibility and convenience of the existing Wheeler, since there are multiple elevators, instead of the existing single elevator. Additionally the new performers’ elevator can be used for access to the performer dressing rooms. With the exception of the fourth floor which is not connected to the existing Wheeler, the floor levels of the Wheeler Opera House and the expansion align allowing for easy access into the Wheeler at each level. The main auditorium balcony, however, is not currently barrier free and will remain inaccessible to those in wheelchairs. However, amenities such as a bar and restrooms are being provided on the orchestra level, so that patrons do not have to go down to a lower floor for these services. Additional accessible restrooms are provided as a public amenity in the ground floor box office area for the use of walk-in traffic. C.6 Site drainage is accommodated for the proposed development in a practical and reasonable manner and shall not negatively impact surrounding properties. The new construction is designed to accommodate the storage and shedding of snow, ice and water in a safe and appropriate manner that does not require significant maintenance. The building fills most of the lot, although the loading area is open but protected by the uppers floors. Most snow and rain water accumulation is, therefore, primarily on the roof. The two- level roof is flat with a parapet on the lower level; shedding of ice and water should not be an issue. The Design Team is working with the City Engineering Department exploring ways to address the treatment of rainwater that falls on the roof including green roofs and mechanical treatment. 2 July 2009 PUD Conceptual Review Page 20 of 24 C.7 For nonresidential land uses, spaces between buildings are appropriately designed to accommodate any programmatic functions associated with the use. In keeping with the historic character of the property the expansion has a minor setback and extends to the lot line shared by the Mother Lode Building. 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 or other landscape features is appropriate. The proposed expansion of the Wheeler Opera House fills most of the lot, with a hardscaped setback at the entrance which contextually follows the fabric of the streetscape. At this time there is no landscape plan and please refer to the Site Plan in Exhibit 8. A green roof is being considered, although at this time no final decision has been made. 2 July 2009 PUD Conceptual Review Page 21 of 24 E. Architectural Character E.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. The proposed addition is designed to be compatible with and enhance the visual character of the City and more specifically that of its immediate neighbors. While its materials, massing, fenestration, heights have been detailed to relate first and foremost to the historic Wheeler Opera House to the east, it is also compatible and respectful of the adjacent neighbor, the Mother Lode, and the other commercial buildings in the downtown. The addition is not intended to copy what is there, but rather to provide an innovative and contemporary look to the new construction as mandated in the Aspen Area Community Plan. Materials include local rusticated and smooth peachblow sandstone, similar to that in the existing Wheeler, and glass curtain wall to allow for expansive views out toward Aspen Mountain from the public lobbies on each floor at the south side and to allow daylight in to those same spaces. While floor heights of the new construction have been set to meet the floors of the adjacent Wheeler for accessibility to each of the four floors, the massing of the new building has considered the height of the adjacent buildings, stepping down from the Wheeler cornice line at the front façade and matching the height of the Mother Lode on the opposite side. The apartment on the fourth floor of the addition is set back from the south façade so that it is not visible from Hyman Avenue. The addition has been set back four feet from the sidewalk to respect the corner of the Wheeler. The building’s character is suitable for and indicative of its public/civic use, with large scale elements in the main south façade consisting of curtain wall at the center with flanking masonry piers, a recess and projecting balcony above the entry and punched openings at either side in the connector and the monumental stair. The glass allows for visibility into the building as well as out toward the views. E.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. The new addition is being designed to high standards of sustainability, and the design team is working with the City of Aspen’s Canary Initiative and the Building Department in defining specific standards for the facility, including energy use, storm water treatment, and material selection. The building is oriented north-south with the main façade facing south. Glazing is maximized on this elevation, while the north elevation is more solid with punch openings. The glazing will be high-performance insulated glazing. Some shading is possible with street trees continuing 2 July 2009 PUD Conceptual Review Page 22 of 24 the existing line of trees in front of the Wheeler Opera House, but because of the downtown location, there is not a lot of vegetation on site. The west elevation is entirely up against the Wheeler, while the west façade is partially open at the Mother Lode lower roof level. Because it is a party wall on the lot line, there are no openings in this elevation. E.3 Accommodate the storage and shedding of snow, ice and water in a safe and appropriate manner that does not require significant maintenance. The new construction is designed to accommodate the storage and shedding of snow, ice and water in a safe and appropriate manner that does not require significant maintenance. The building fills most of the lot, although the loading area is open but protected by the uppers floors. Most snow and rain accumulation is, therefore, primarily on the roof. The two-level roof is flat with a parapet on the lower level; shedding of ice and water should not be an issue. The design team is working with the City Engineering Department exploring ways to address the treatment of rainwater that falls on the roof including green roofs and mechanical treatment. F. Lighting F.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. The exterior lighting will provide for public safety and general aesthetic concerns. All lighting will prevent direct glare or hazardous interference of any kind to adjoining streets or land. The front elevation on the south side will have down lighting both in the underside of the slightly projecting balcony at the street entry and in the balcony recess on the second floor. The stair egress will take advantage of the recessed vestibule, so no additional lighting is required at this egress point. Unlike the other elevations, the front façade is heavily glazed to allow visibility from the public lobby areas to the mountains beyond. The light on the inside at the public lobbies will permit views from the street into the building enlivening the streetscape as the audience is showcased before and during performances. There are no lights or windows on the east and west elevations since these are party walls. The north (rear) façade will have lighting within the loading area which is recessed into the building at street level, as well as light at the emergency exit into the alley. F.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 prohibited for residential development. 2 July 2009 PUD Conceptual Review Page 23 of 24 All exterior lighting will be in compliance with the outdoor lighting standards detailed in section 26.575.150. All lights will be shielded so that spill does not encroach on the street or adjacent properties and the source is not visible. A lighting plan will be submitted with the final application showing all lighting types, locations, site illumination levels. Up-lighting will not be used for site, landscape or building features. There will be no lighting on the roof except as necessary for the proposed roof terrace. Such lighting will not be visible from the street. None of the prohibited exterior lighting sources, fixtures or installation will be used. 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…” The proposed expansion of the Wheeler Opera House does not include a common park, open space or recreation area. 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. The existing public utilities are adequate within the right of way including water, sewer and electric and do not require upgrading. We will, however, be reconfiguring some of the secondary lines to better service our building including relocating the transformer. We may also be abandoning some older lines that are no longer needed. The Design Team has been collaborating with the City Engineering Department regarding all utilities for the project. A DRC meeting is schedule for July 22, 2009 to review the plans and utilities further. I. Access and Circulation I.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. The Wheeler Opera House is a four story block located in the center of town at the intersection of Hyman Avenue and Mills Street. The Wheeler Opera House is one of the most recognizable buildings in Aspen and indicative of our cities history. The building is orientated north – south with the public access from the south on Hyman Avenue, providing direct access to one of the most used pedestrian areas of Aspen. 2 July 2009 PUD Conceptual Review Page 24 of 24 I.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. The proposed development does not create traffic congestion. The venues will have staggered show times and the central location encourages mass transit and pedestrian access. I.3 Areas of historic pedestrian or recreational trail use, improvements of or connections to, the bicycle and pedestrian trail systems 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. The subject property does not have a relationship to historic or recreational trail uses. It does however sit across from the intersection of the Hyman Avenue pedestrian mall and the Mill Street pedestrian mall. I.4 The recommendations of the AACP and adopted specific plans regarding recreating trails, pedestrian and bicycle paths and transportation are proposed to be implemented in an appropriate manner. The subject property does not have a relationship to historic or recreational trail uses. It does however sit across from the intersection of the Hyman Avenue pedestrian mall and the Mill Street pedestrian mall. I.5 Streets in the PUD which are proposed or recommended to be retained under private ownership provide appropriate dedication to public uses to ensure appropriate public and emergency access. There are no new streets in the proposed development I.6 Security gates, guard posts or other entryway expressions for the PUD or for lots within the PUD, are minimized to the extent practical. There are no security gates, guard posts or other entryway expressions in the proposed development. The Team Ownership/Operator: City of Aspen – Voters, City Council, P&Z, HPC, Staff Staff Team - Randy Ready, Chris Bendon, Sara Adams, Amy Guthrie, Scott Miller, Steve Bossart Wheeler Opera House Executive Director – Gram Slaton Wheeler Opera House Board – Ron Erickson, Brian O’Neil, Cathy Markle, Jane Battaglia, Pam Cunningham, Matthew Loden Financial Advisory Board – Jenny Elliot, Pete Louras, Howie Mallory Program Manager - Pfocus Architectural Team: Farewell Mills Gatsch – Architect/Team Leader Rowland + Broughton – Associate Architect Fisher Dachs – Theatre Design Jaffe Holden – Acoustic Design Resource Engineering Group – Mechanical, Electrical, Plumbing Engineering KL&A – Structural Engineering Blue Green – Landscape Architecture Schmueser Gordon Meyer – Civil Engineering Yeh Associates – Geotechnical Engineering Clanton & Associates – Lighting Designer Esse Design – Signage Faithful & Gould – Construction Cost Estimating Westport Country Playhouse Essex County Courthouse Pingry Arts Center Young Concert Hall Miami Dade Performing Arts Center Red Cat Theater at Disney Hall Zankel Hall at Carnegie Hall First Meridian Molly Gibson Lodge Ajax Tavern Private Residence Spertus Institute Chicago HPC/P&Z Approved Scheme 7/27/09 HPC/P&Z Approved Scheme 7/27/09 Street Elevation 3/6/09 Street Elevation 3/6/09 Option 1 Façade Study Plans 10/26/09 Option 1 Façade Study Renderings Option 2 Façade Study Plans 10/26/09 Option 2 Façade Study Renderings Option 3 Façade Study Plans 10/26/09 Option 3 Façade Study Rendering & Diagrams • Option 3 Façade Study Rendering